1066 Kahatchee Loop · Fayetteville, AL 35044

$36,000

2 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 10 Days on market

Built 1973 1.70 ac lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this home before it's gone. Welcome home!

Key facts

• Attached garage
• Wooded over acre lot
• Front porch

Tags

• ATTACHED GARAGE
• WOODED OVER ACRE LOT
• FRONT PORCH
• DEN WITH FIREPLACE
• HARDWOOD FLOORS
• WHITE KITCHEN CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Cap rate 28.7% vs local median 1.1% in Fayetteville — 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 65/100 on livability (#140 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: Childersburg Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 240 students, 80% FRL); Childersburg High School (math 8% / reading 27%, grade F, #190 of 305 statewide, top 63%, 355 students, 82% FRL) — zoned schools average 81% FRL vs 64% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 99 active listings in the ZIP; 189 units permitted in Talladega County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $249 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 48% chance of damaging wind over 30y; major 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 $36,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 3.16% ✓
• Cap rate: 28.75%
• Cash-on-cash: 80.19%
• DSCR: 4.57
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 80.4%
• Equity multiple: 4.68×
• Total profit: $37,073
• Equity at exit: $5,368

10-year hold

• IRR: 83.8%
• Equity multiple: 9.68×
• Total profit: $87,541
• Equity at exit: $3,113

Cash invested: $10,080 (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 35044

• Home prices YoY: -17.8%
• Active inventory: 99
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$189
• Tax from tax record: −$23 /mo · $272/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $674

Break-even live

Break-even rent $287

Max offer price $36,000

Occupancy floor 36%

Sensitivity live

Price	-10% $694	-5% $684	+0% $674	+5% $663	+10% $653
Rent	-10% $584	-5% $629	+0% $674	+5% $719	+10% $764
Rate	-1.0pp $692	-0.5pp $683	base $674	+0.5pp $664	+1.0pp $655

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-03-25
   status Pending
2. 2026-03-15
   listed $36,000 Active
3. 2018-09-21
   soldstatus $78,000
4. 2018-09-14
   soldstatus $78,000 Sold 56-char remark

   Show marketing remark (56 chars)

   Come check out this home before it's gone. Welcome home!

5. 2018-08-10
   historical Contingent 56-char remark

   Show marketing remark (56 chars)

   Come check out this home before it's gone. Welcome home!

6. 2018-05-16
   listed $95,000 Active 56-char remark

   Show marketing remark (56 chars)

   Come check out this home before it's gone. Welcome home!

ⓘ 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: $272 · $23/mo
• Projected year-2 tax: $272 · $23/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,672
• − Mortgage interest: −$2,017
• − Property taxes: −$272
• − Insurance: −$180
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$1,047
• Taxable income: $7,969
• Est. tax owed @ 24.0%: −$1,912
• After-tax cash flow: $6,171/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 — Fayetteville

• Score: 65/100
• State rank: #140
• US rank: #13423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,225

Population outlook (Talladega County) Hauer SSP2

• Today (2025): 78,905 people
• By 2030: 77,160 · -2.2%
• By 2040: 72,937 · -7.6%
• By 2050: 68,279 · -13.5%
• By 2075: 57,884 · -26.6%
• By 2100: 47,220 · -40.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 35% Asian 2% Two or more races 1%
• Common ancestry: Italian 2% Slovak 2% Greek 2%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Korean 1%

Political lean MEDSL · Talladega

• 2024 margin: Solid R (+33.8) · D 32.9% · R 66.6%
• 2008→2024 swing: -15.3pp toward R · 2008: -18.5pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+25.5 2016: R+25.6 2012: R+16.0 2008: R+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.76%
• Current HPI: 160.56
• 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

-62.1% since first listed

6 events — show timeline

• 2026-03-25 Pending — Greater Alabama MLS
• 2026-03-15 Listed $36,000 Greater Alabama MLS
• 2018-09-21 Sold (Public Records) $78,000 Public Records
• 2018-09-14 Sold (MLS) $78,000 Greater Alabama MLS
• 2018-08-10 Contingent — Greater Alabama MLS
• 2018-05-16 Listed $95,000 Greater Alabama MLS

Property tax history

+5.6%/yr

Latest (2025): $272 · +0.0% YoY. Source: county tax records.