106 Forest Ave · Weaver, AL 36277

$85,500

2 bd · 2.0 ba · 650 sqft · Other · 101 Days on market

Built 1955 Fair condition 0.81 ac lot

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Why this score? — see what drove the C 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTMENT OPPORTUNITY! Great Rental History! Start your PORTFOLIO now your future is now!

Key facts

• 0.81 acre lot
• Built 1955
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $86k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($981 rent vs $86k).
• Recommended offer: $78k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 6.6% in Weaver — 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 63/100 on livability (#195 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D-, amenities 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.
• 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 $591 of loan paydown is wiped out by about $3k 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 101 days — a 9% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,805 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.15% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.22%
• DSCR: 1.41
• GRM: 7.3

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,120
• Equity at exit: $12,748

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $13,306
• Equity at exit: $7,392

Cash invested: $23,940 (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: 7.3×

Monthly cashflow live

• Estimated rent: $981 medium
• Mortgage (P&I): −$448
• Tax est. 1.5%: −$107 /mo · $1,282/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $184

Break-even live

Break-even rent $748

Max offer price $85,500

Occupancy floor 76%

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: $21,375
• Closing costs: $2,565
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $85,500 Active 101 DOM
2. 2026-06-18
   days on market $85,500 Active 100 DOM
3. 2026-06-17
   days on market $85,500 Active 99 DOM
4. 2026-06-16
   days on market $85,500 Active 98 DOM
5. 2026-06-15
   days on market $85,500 Active 97 DOM
6. 2026-06-14
   days on market $85,500 Active 95 DOM
7. 2026-06-13
   days on market $85,500 Active 94 DOM
8. 2026-06-10
   days on market $85,500 Active 92 DOM
9. 2026-06-09
   days on market $85,500 Active 91 DOM
10. 2026-06-08
    days on market $85,500 Active 90 DOM
11. 2026-06-07
    days on market $85,500 Active 89 DOM
12. 2026-06-05
    days on market $85,500 Active 86 DOM
13. 2026-06-03
    days on market $85,500 Active 85 DOM
14. 2026-06-02
    days on market $85,500 Active 84 DOM
15. 2026-06-01
    days on market $85,500 Active 83 DOM
16. 2026-05-31
    days on market $85,500 Active 82 DOM
17. 2026-05-30
    days on market $85,500 Active 81 DOM
18. 2026-03-10
    listed $85,500 Active 90-char remark

    Show marketing remark (90 chars)

    INVESTMENT OPPORTUNITY! Great Rental History! Start your PORTFOLIO now your future is now!

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $11,770
• − Mortgage interest: −$4,789
• − Property taxes: −$1,282
• − Insurance: −$428
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$2,487
• Taxable income: $901
• Est. tax owed @ 24.0%: −$216
• After-tax cash flow: $1,992/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The home is in fair condition with some moderate repairs needed in the kitchen and bathroom. It has potential for significant value increase with updates to the interior walls, flooring, and HVAC systems.

Repairs flagged

• Minor kitchen countertops — Some wear is visible on the countertops.
• Minor bathroom shower/tub — The shower/tub combo appears to be in fair condition.

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and appeal to potential buyers.
• Resale replace linoleum or vinyl flooring — New flooring can improve the home's overall appearance and make it more appealing to potential buyers.
• Both upgrade HVAC and mechanical systems — Upgrading these systems can improve the home's comfort and energy efficiency, which can increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · Some wear is visible on the countertops.	Minor	$500–3,000
bathroom shower/tub · The shower/tub combo appears to be in fair condition.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and appeal to potential buyers. ↑
• Resale replace linoleum or vinyl flooring — New flooring can improve the home's overall appearance and make it more appealing to potential buyers. ↑
• Both upgrade HVAC and mechanical systems — Upgrading these systems can improve the home's comfort and energy efficiency, which can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-03-10 Listed $85,500 Greater Alabama MLS