80 Barnett St · Sylacauga, AL 35149

$125,000

3 bd · 2.0 ba · 1,523 sqft · SingleFamily · 33 Days on market

Built 1950 5.50 ac lot Est $108k · 16% over

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Why this score? — see what drove the D- 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 +14.6/30.0
• Appreciation +5.0/10.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.5/15.0

Listing remarks MLS

Beautiful house with 3 BEDS and 2 BATh. Storage building. Carport. Appliances included. Property sits on about 5.5 acres. with Fire place, covered porch and fenced yard.

Key facts

• Beautiful kitchen
• Great yard
• Perfect porch

Tags

• GREAT YARD
• PERFECT PORCH
• LIVING ROOM
• DEN
• FRENCH DOORS
• BEAUTIFUL KITCHEN

Property features AI

Finance

• Other: Property includes approximately 5.5 acres

Exterior

• Parking: Driveway and off-street parking; One carport space
• Security: No security features listed
• Utilities: Public water; Septic sewer; Electric water heater; Internet service availability unknown
• Home design: Existing structure; Concrete/block construction; Crawl space foundation
• Construction: Concrete/Block construction; Crawl space foundation
• Exterior features: Storage building on property; No deck, patio, garden/patio, or pool; Not waterfront

Interior

• Kitchen: Solid surface countertops; Kitchen on main level
• Bedrooms: Three bedrooms, all on the main level
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: Two full bathrooms, both on the main level; Tub/shower combos
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceilings noted as 'Other (see remarks)'; No additional interior amenities listed
• Laundry & utility: Main-level laundry in a closet; Washer hookup and electric dryer hookup; Has laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-36 ($-435/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (9.5% below list).
• Recommended offer: $113k (9.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#157 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A-; Watch: crime F, amenities F, commute F.
• Talladega County (rural): math 15% / reading 44% proficiency, ranked #75 of 129 in AL (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Winterboro High School (math 4% / reading 29%, grade F, #209 of 305 statewide, top 69%, 361 students, 86% FRL) — zoned schools average 86% FRL vs 64% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 30% district-wide (-13 pts) — the specific schools serving this property underperform the Talladega County average; the district grade overstates school quality for this exact location.
• Market conditions: 2 active listings in the ZIP; 189 units permitted in Talladega County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• Talladega County population projected at -14% 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $102k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,176 (9.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.91% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $108,133
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 Logan St	0.11mi	2/2.0 (-1)	1,434 (-6%)	1mo	$51,900	$36	79
855 Main St	0.54mi	3/1.5	1,651 (+8%)	0mo	$117,500	$71	59
219 Village St	0.59mi	3/2.0	1,670 (+10%)	20mo	$85,000	$51	40
53 Estelle Ln	0.50mi	2/2.0 (-1)	1,324 (-13%)	23mo	$110,000	$83	31

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: 6.4%
• Equity multiple: 1.37×
• Total profit: $12,809
• Equity at exit: $56,205

10-year hold

• IRR: 9.3%
• Equity multiple: 2.40×
• Total profit: $48,932
• Equity at exit: $86,619

Cash invested: $35,000 (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 35149

• Active inventory: 2
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-36

Break-even live

Break-even rent $1,178

Max offer price $119,760

Occupancy floor 98%

Sensitivity live

Price	-10% $50	-5% $7	+0% $-36	+5% $-79	+10% $-123
Rent	-10% $-126	-5% $-81	+0% $-36	+5% $8	+10% $53
Rate	-1.0pp $27	-0.5pp $-4	base $-36	+0.5pp $-69	+1.0pp $-102

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $125,000 Active 33 DOM
2. 2026-06-19
   days on market $125,000 Active 31 DOM
3. 2026-06-18
   days on market $125,000 Active 30 DOM
4. 2026-06-17
   days on market $125,000 Active 29 DOM
5. 2026-06-16
   days on market $125,000 Active 28 DOM
6. 2026-06-15
   days on market $125,000 Active 27 DOM
7. 2026-06-14
   days on market $125,000 Active 25 DOM
8. 2026-06-13
   days on market $125,000 Active 24 DOM
9. 2026-06-10
   days on market $125,000 Active 22 DOM
10. 2026-06-09
    days on market $125,000 Active 21 DOM
11. 2026-06-08
    days on market $125,000 Active 20 DOM
12. 2026-06-07
    days on market $125,000 Active 19 DOM
13. 2026-06-05
    days on market $125,000 Active 16 DOM
14. 2026-06-03
    days on market $125,000 Active 15 DOM
15. 2026-06-02
    days on market $125,000 Active 14 DOM
16. 2026-06-01
    days on market $125,000 Active 13 DOM
17. 2026-05-31
    days on market $125,000 Active 12 DOM
18. 2026-05-30
    days on market $125,000 Active 11 DOM
19. 2026-05-14
    listed $125,000 Active
20. 2019-09-27
    soldstatus $102,500 169-char remark

    Show marketing remark (169 chars)

    Beautiful house with 3 BEDS and 2 BATh. Storage building. Carport. Appliances included. Property sits on about 5.5 acres. with Fire place, covered porch and fenced yard.

21. 2019-07-01
    listed $102,500 169-char remark

    Show marketing remark (169 chars)

    Beautiful house with 3 BEDS and 2 BATh. Storage building. Carport. Appliances included. Property sits on about 5.5 acres. with Fire place, covered porch and fenced yard.

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,581
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$3,636
• Taxable loss: −$2,528
• Est. tax savings @ 24.0%: +$607
• After-tax cash flow: $172/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: Talladega County
• NCES district ID: 0103180
• Math proficiency: 15% ▼ -24.00%
• Reading proficiency: 44% ▲ 3.00%
• Median HH income: $37,715
• Composite: 24.5/100
• National rank: #7650
• State rank: #75 of 129 in AL

Livability — Sylacauga

• Score: 64/100
• State rank: #157
• US rank: #14297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+22.0% since first listed

3 events — show timeline

• 2026-05-14 Listed $125,000 Greater Alabama MLS
• 2019-09-27 Sold (MLS) $102,500 Greater Alabama MLS
• 2019-07-01 Listed $102,500 Greater Alabama MLS