2016 Duncan Ave · Anniston, AL 36201

$69,500

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 59 Days on market

Built 1967 8,276 sqft lot $58/sqft · 16% below area Est $82k · 16% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +14.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice full brick home. The home has original hardwood floors throughout the house. Great investment property or a good starter home. The home does need some cosmetic love inside. 3 bedrooms and 1 full bathroom.

Key facts

• Full brick home
• 8,276 sq ft lot
• Built 1967

Tags

• FULL BRICK HOME
• ORIGINAL HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 5.1% in Anniston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 58/100 on livability (#348 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, crime F, amenities F.
• Anniston City (urban): math 2% / reading 12% proficiency, ranked #128 of 129 in AL (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 73 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 135 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $481 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Calhoun County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,415 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.51% ✓
• Cap rate: 13.27%
• Cash-on-cash: 24.93%
• DSCR: 2.11
• GRM: 5.5

CMA / ARV

• ARV (median comp): $82,331
• List price: $69,500
• Delta: -15.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2519 Paul St	0.45mi	3/1.0	1,067 (-11%)	13mo	$96,000	$90	50
2404 Paul St	0.33mi	3/1.0	1,040 (-13%)	19mo	$90,100	$87	46
1316 Einstein Ave	0.69mi	2/1.0 (-1)	1,176 (-2%)	16mo	$16,000	$14	46
1632 Stephens Ave	0.72mi	4/1.5 (+1)	1,288 (+7%)	2mo	$112,000	$87	45
930 22nd St	0.74mi	2/1.0 (-1)	1,088 (-9%)	21mo	$14,250	$13	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.53×
• Total profit: $10,271
• Equity at exit: $10,363

10-year hold

• IRR: 22.1%
• Equity multiple: 2.89×
• Total profit: $36,731
• Equity at exit: $6,009

Cash invested: $19,460 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 36201

• Active inventory: 73
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,047 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$29 /mo · $349/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $338

Break-even live

Break-even rent $619

Max offer price $69,500

Occupancy floor 63%

Sensitivity live

Price	-10% $377	-5% $357	+0% $338	+5% $318	+10% $298
Rent	-10% $255	-5% $296	+0% $338	+5% $379	+10% $420
Rate	-1.0pp $373	-0.5pp $355	base $338	+0.5pp $320	+1.0pp $301

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 W 21st St Anniston, AL	3.0	1.0	970	$950	$0.98	44d	1	0.20mi
323 W 22nd St Anniston, AL	2.0	1.0	1194	$950	$0.80	44d	1	1.21mi
2117 Moore Ave Unit NA Anniston, AL	2.0	1.0	1102	$1,385	$1.26	44d	1	1.26mi
1831 Moore Ave Anniston, AL	3.0	2.0	1494	$1,395	$0.93	44d	1	1.29mi

Listing history 18 events

1. 2026-06-19
   days on market $69,500 Active 59 DOM
2. 2026-06-18
   days on market $69,500 Active 58 DOM
3. 2026-06-17
   days on market $69,500 Active 57 DOM
4. 2026-06-17
   price $69,500 Active 56 DOM
5. 2026-06-16
   days on market $79,500 Active 56 DOM
6. 2026-06-15
   days on market $79,500 Active 55 DOM
7. 2026-06-14
   days on market $79,500 Active 53 DOM
8. 2026-06-13
   days on market $79,500 Active 52 DOM
9. 2026-06-10
   days on market $79,500 Active 50 DOM
10. 2026-06-09
    days on market $79,500 Active 49 DOM
11. 2026-06-08
    days on market $79,500 Active 48 DOM
12. 2026-06-07
    days on market $79,500 Active 47 DOM
13. 2026-06-05
    days on market $79,500 Active 44 DOM
14. 2026-06-02
    days on market $79,500 Active 42 DOM
15. 2026-06-01
    days on market $79,500 Active 41 DOM
16. 2026-05-31
    days on market $79,500 Active 40 DOM
17. 2026-05-30
    days on market $79,500 Active 39 DOM
18. 2026-04-20
    listed $79,500 Active 209-char remark

    Show marketing remark (209 chars)

    Nice full brick home. The home has original hardwood floors throughout the house. Great investment property or a good starter home. The home does need some cosmetic love inside. 3 bedrooms and 1 full bathroom.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $349 · $29/mo
• Projected year-2 tax: $349 · $29/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,558
• − Mortgage interest: −$3,893
• − Property taxes: −$349
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$2,022
• Taxable income: $3,140
• Est. tax owed @ 24.0%: −$754
• After-tax cash flow: $3,300/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Anniston City
• NCES district ID: 0100090
• Math proficiency: 2% ▼ -20.00%
• Reading proficiency: 12% ▼ -15.00%
• Median HH income: $31,824
• Composite: 5.36/100
• National rank: #10030
• State rank: #128 of 129 in AL

Livability — Anniston

• Score: 58/100
• State rank: #348
• US rank: #20680

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anniston, AL
• City population: 19,220
• Population (ZIP): 17,406

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 109,765 people
• By 2030: 105,708 · -3.7%
• By 2040: 96,192 · -12.4%
• By 2050: 86,413 · -21.3%
• By 2075: 63,467 · -42.2%
• By 2100: 44,704 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 47% Black 46% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Slovak 1% Scandinavian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+44.8) · D 27.2% · R 71.9%
• 2008→2024 swing: -12.2pp toward R · 2008: -32.5pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+39.0 2016: R+41.4 2012: R+31.9 2008: R+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.92%
• Current HPI: 59.1512
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

1 event — show timeline

• 2026-04-20 Listed $79,500 Greater Alabama MLS

Property tax history

+3.9%/yr

Latest (2025): $349 · +0.0% YoY. Source: county tax records.