700 Timber Way · Weaver, AL 36277

$188,000

4 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 86 Days on market

Built 1999 0.36 ac lot Est $153k · 23% over

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Why this score? — see what drove the F 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 +11.9/30.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

MOVE-IN READY and full of updates! This 4BR/2BA brick ranch sits on a prime corner lot in Weaver and features fresh interior paint that gives the whole home a crisp, modern feel. The functional layout offers great flow, while the updated kitchen—with refreshed cabinets and a gas stove—makes cooking a breeze. Step out onto the deck and enjoy a fenced backyard perfect for pets, play, or entertaining. With a NEW septic system, solid brick construction, and low-maintenance design, this home delivers value and convenience. A solid opportunity for buyers seeking affordability, comfort, and convenience in a welcoming neighborhood. Moments from the Ladiga trail, retail, and 431 access.

Key facts

• 0.36 acre lot
• Garage
• Built 1999

Property features AI

Finance

• Other: Parcel ID available for records; Located in the Timber Ridge subdivision
• Financial info: Down payment assistance available
• HOA & community: No association fee

Exterior

• Parking: Driveway parking; Front garage entry; One garage space; One carport space
• Security: No security features listed
• Utilities: Public water; Septic system; Gas water heater; Electric service for dryer and cooling
• Home design: Single-family home (existing construction); One-story layout (rooms listed at level 1)
• Construction: One-side brick and vinyl siding exterior; Crawl space foundation
• Exterior features: Fenced yard; Storage building; Garden/Patio area; Open deck

Interior

• Kitchen: Laminate countertops; Gas cooktop, gas oven, gas stove; Refrigerator included; Some stainless appliances
• Bedrooms: Multiple bedrooms including a master bedroom (all on main level)
• Flooring: Carpet; Hardwood laminate
• Bathrooms: Two full bathrooms; Master bath and a full bath; Tub/shower combo and linen closet
• Heating & cooling: Gas heating; Central electric cooling
• Interior features: Ceilings: see remarks; Window treatments: some to remain; No additional interior built-ins or special features listed
• Laundry & utility: Main-level laundry in a closet; Washer hookup provided; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $-49 ($-584/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (26.3% below list).
• Recommended offer: $139k (26.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#195 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Calhoun County (rural): math 19% / reading 49% proficiency, ranked #46 of 129 in AL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Weaver Elementary School (math 15% / reading 52%, grade F, #318 of 627 statewide, top 51%, 553 students, 73% FRL); Weaver High School (math 11% / reading 40%, grade F, #111 of 305 statewide, top 37%, 517 students, 67% FRL) — zoned schools average 70% FRL vs 49% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 30 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $138,648 (26.3% 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 86 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.74% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $153,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 Cedar Springs Rd	0.33mi	3/1.0 (-1)	1,187 (+2%)	6mo	$150,000	$126	70
717 Timber Way	0.15mi	3/2.0 (-1)	1,142 (-2%)	13mo	$180,000	$158	70
500 Maumee Blvd	0.50mi	3/1.5 (-1)	1,161 (+0%)	4mo	$174,800	$151	66
715 Cedar Springs Rd	0.35mi	3/1.0 (-1)	1,066 (-8%)	2mo	$133,500	$125	63
504 Maumee Blvd	0.49mi	3/1.0 (-1)	1,125 (-3%)	6mo	$129,900	$115	63
1027 Hillcrest Dr	0.63mi	3/2.0 (-1)	1,140 (-2%)	4mo	$173,400	$152	55
807 Astor Ave	0.46mi	3/1.0 (-1)	1,006 (-13%)	2mo	$120,000	$119	49
1018 Hillcrest Dr	0.62mi	3/1.5 (-1)	1,288 (+11%)	3mo	$85,000	$66	43
214 Parker Blvd	0.69mi	3/2.0 (-1)	1,244 (+7%)	5mo	$34,000	$27	43
704 Bonnie Dr	0.66mi	3/1.0 (-1)	1,040 (-10%)	7mo	$146,000	$140	41
1104 Edgewood Dr	0.70mi	3/2.5 (-1)	1,249 (+8%)	6mo	$165,000	$132	39
913 Alexandria Rd	0.45mi	3/2.0 (-1)	1,327 (+14%)	10mo	$184,000	$139	37

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-33,636
• Equity at exit: $28,031

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-33,581
• Equity at exit: $16,255

Cash invested: $52,640 (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 36277

• Home prices YoY: -17.7%
• Active inventory: 30
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,386 medium
• Mortgage (P&I): −$986
• Tax from tax record: −$80 /mo · $957/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-49

Break-even live

Break-even rent $1,448

Max offer price $179,409

Occupancy floor 99%

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-01
   status Pending
2. 2026-04-19
   historical Active-Break Clause
3. 2026-04-09
   price $188,000
4. 2026-02-26
   status Active
5. 2026-02-16
   historical Contingent
6. 2026-02-04
   listed $190,000 Active
7. 2026-01-30
   historical $190,000
8. 2015-11-18
   price $82,000

ⓘ 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: $957 · $80/mo
• Projected year-2 tax: $957 · $80/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,638
• − Mortgage interest: −$10,531
• − Property taxes: −$957
• − Insurance: −$940
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$5,469
• Taxable loss: −$3,921
• Est. tax savings @ 24.0%: +$941
• After-tax cash flow: $357/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: Calhoun County
• NCES district ID: 0100540
• Math proficiency: 19% ▼ -26.00%
• Reading proficiency: 49% ▬ 0.00%
• Median HH income: $44,891
• Composite: 28.91/100
• National rank: #6635
• State rank: #46 of 129 in AL

Livability — Weaver

• Score: 63/100
• State rank: #195
• US rank: #15696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weaver, AL
• City population: 5,153
• Population (ZIP): 5,153

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 16% Hispanic / Latino 5% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Portuguese 2% Slovak 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% 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: ▼ -41.96%
• Current HPI: 195.0725
• 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

+129.3% since first listed

8 events — show timeline

• 2026-05-01 Pending — Greater Alabama MLS
• 2026-04-19 Contingent — Greater Alabama MLS
• 2026-04-09 Price Changed $188,000 Greater Alabama MLS
• 2026-02-26 Relisted — Greater Alabama MLS
• 2026-02-16 Contingent — Greater Alabama MLS
• 2026-02-04 Listed $190,000 Greater Alabama MLS
• 2026-01-30 Coming Soon $190,000 Greater Alabama MLS
• 2015-11-18 Price Changed $82,000 Greater Alabama MLS

Property tax history

+1.7%/yr

Latest (2025): $957 · +0.0% YoY. Source: county tax records.