1512 Forney St · Oxford, AL 36203

$179,900

4 bd · 2.0 ba · 1,595 sqft · SingleFamily public records · 105 Days on market

Built 1958 0.49 ac lot $113/sqft · at area comps Est $177k · at est.

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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 +15.7/30.0
• ARV discount +6.7/15.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• 1% rule +3.0/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained, full brick, one-level home in Oxford offering comfort, space, and timeless character. Situated on a large, flat lot, the property features two pear trees and three fig bushes, a fully fenced backyard along with a separate fenced area ideal for pets. Inside, you’ll find real hardwood floors and beautiful real wood cabinetry with built-ins that add warmth and functionality throughout. The spacious layout includes 4 bedrooms, 2 full baths, and a large laundry room with plenty of additional storage space. Out back, a 12x30 powered storage building/workshop provides excellent flexibility for hobbies, projects, or extra storage. Solid construction, thoughtful details, and easy one-level living — this home is ready for its next owner. ( flood maps show back corner of the lot in a flood plain but not house, see map in photos)

Key facts

• 0.49 acre lot
• Garage
• Built 1958

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $78 ($938/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (20.0% below list).
• Recommended offer: $144k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.8% in Oxford — 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 76/100 on livability (#13 in AL, #3,446 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Oxford City (urban): math 27% / reading 55% proficiency, ranked #22 of 129 in AL (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 114 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 $5k 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 105 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,897 (20.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 10.4

CMA / ARV

• ARV (median comp): $176,833
• List price: $179,900
• Delta: 1.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1512 Forney St	0.00mi	4/2.0	1,595 (0%)	0mo	$135,000	$85	100
1508 Forney St	0.02mi	3/2.0 (-1)	1,483 (-7%)	3mo	$219,900	$148	80
59 Piedmont Ave	0.18mi	3/2.0 (-1)	1,690 (+6%)	8mo	$182,000	$108	70
108 Dorris Dr	0.36mi	3/2.0 (-1)	1,612 (+1%)	14mo	$133,000	$83	65
1229 Tanglewood Dr	0.47mi	4/2.0	1,612 (+1%)	22mo	$194,000	$120	58
24 Creek Cir	0.20mi	3/2.5 (-1)	1,690 (+6%)	21mo	$256,520	$152	56
1301 Woodland Dr	0.74mi	3/2.0 (-1)	1,542 (-3%)	4mo	$139,900	$91	52
5 Latara Ln	0.33mi	3/2.0 (-1)	1,450 (-9%)	20mo	$195,000	$134	48
1612 Woodland Dr	0.59mi	3/2.0 (-1)	1,570 (-2%)	22mo	$182,500	$116	46
904 Catalpa Ln	0.65mi	3/3.0 (-1)	1,721 (+8%)	12mo	$170,000	$99	38
1404 Dogwood Dr	0.58mi	3/2.0 (-1)	1,370 (-14%)	10mo	$220,000	$161	36
929 Boswell Dr	0.63mi	3/1.5 (-1)	1,368 (-14%)	13mo	$155,000	$113	29

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 · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.45×
• Total profit: $-27,946
• Equity at exit: $26,824

10-year hold

• IRR: -12.2%
• Equity multiple: 0.35×
• Total profit: $-32,638
• Equity at exit: $15,554

Cash invested: $50,372 (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 36203

• Home prices YoY: -20.4%
• Rents YoY: 0.4%
• Active inventory: 114
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$40 /mo · $483/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $78

Break-even live

Break-even rent $1,340

Max offer price $179,900

Occupancy floor 90%

Sensitivity live

Price	-10% $180	-5% $129	+0% $78	+5% $27	+10% $-24
Rent	-10% $-35	-5% $21	+0% $78	+5% $135	+10% $192
Rate	-1.0pp $169	-0.5pp $124	base $78	+0.5pp $32	+1.0pp $-16

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-09
   status $179,900 Pending 105 DOM
2. 2026-06-08
   days on market $179,900 Active 105 DOM
3. 2026-06-07
   statusdays on market $179,900 Active 104 DOM
4. 2026-06-05
   days on market $179,900 Contingent 101 DOM
5. 2026-06-03
   days on market $179,900 Contingent 100 DOM
6. 2026-06-02
   days on market $179,900 Contingent 99 DOM
7. 2026-06-01
   days on market $179,900 Contingent 98 DOM
8. 2026-05-31
   days on market $179,900 Contingent 97 DOM
9. 2026-05-30
   days on market $179,900 Contingent 96 DOM
10. 2026-05-01
    status Active 874-char remark

    Show marketing remark (874 chars)

    Welcome to this well-maintained, full brick, one-level home in Oxford offering comfort, space, and timeless character. Situated on a large, flat lot, the property features two pear trees and three fig bushes, a fully fenced backyard along with a separate fenced area ideal for pets. Inside, you’ll find real hardwood floors and beautiful real wood cabinetry with built-ins that add warmth and functionality throughout. The spacious layout includes 4 bedrooms, 2 full baths, and a large laundry room with plenty of additional storage space. Out back, a 12x30 powered storage building/workshop provides excellent flexibility for hobbies, projects, or extra storage. Solid construction, thoughtful details, and easy one-level living — this home is ready for its next owner. ( flood maps show back corner of the lot in a flood plain but not house, see map in photos)

11. 2026-03-17
    historical Contingent 874-char remark

    Show marketing remark (874 chars)

    Welcome to this well-maintained, full brick, one-level home in Oxford offering comfort, space, and timeless character. Situated on a large, flat lot, the property features two pear trees and three fig bushes, a fully fenced backyard along with a separate fenced area ideal for pets. Inside, you’ll find real hardwood floors and beautiful real wood cabinetry with built-ins that add warmth and functionality throughout. The spacious layout includes 4 bedrooms, 2 full baths, and a large laundry room with plenty of additional storage space. Out back, a 12x30 powered storage building/workshop provides excellent flexibility for hobbies, projects, or extra storage. Solid construction, thoughtful details, and easy one-level living — this home is ready for its next owner. ( flood maps show back corner of the lot in a flood plain but not house, see map in photos)

12. 2026-03-12
    status Active 874-char remark

    Show marketing remark (874 chars)

    Welcome to this well-maintained, full brick, one-level home in Oxford offering comfort, space, and timeless character. Situated on a large, flat lot, the property features two pear trees and three fig bushes, a fully fenced backyard along with a separate fenced area ideal for pets. Inside, you’ll find real hardwood floors and beautiful real wood cabinetry with built-ins that add warmth and functionality throughout. The spacious layout includes 4 bedrooms, 2 full baths, and a large laundry room with plenty of additional storage space. Out back, a 12x30 powered storage building/workshop provides excellent flexibility for hobbies, projects, or extra storage. Solid construction, thoughtful details, and easy one-level living — this home is ready for its next owner. ( flood maps show back corner of the lot in a flood plain but not house, see map in photos)

13. 2026-03-03
    historical Contingent 874-char remark

    Show marketing remark (874 chars)

    Welcome to this well-maintained, full brick, one-level home in Oxford offering comfort, space, and timeless character. Situated on a large, flat lot, the property features two pear trees and three fig bushes, a fully fenced backyard along with a separate fenced area ideal for pets. Inside, you’ll find real hardwood floors and beautiful real wood cabinetry with built-ins that add warmth and functionality throughout. The spacious layout includes 4 bedrooms, 2 full baths, and a large laundry room with plenty of additional storage space. Out back, a 12x30 powered storage building/workshop provides excellent flexibility for hobbies, projects, or extra storage. Solid construction, thoughtful details, and easy one-level living — this home is ready for its next owner. ( flood maps show back corner of the lot in a flood plain but not house, see map in photos)

14. 2026-02-23
    listed $179,900 Active 874-char remark

    Show marketing remark (874 chars)

    Welcome to this well-maintained, full brick, one-level home in Oxford offering comfort, space, and timeless character. Situated on a large, flat lot, the property features two pear trees and three fig bushes, a fully fenced backyard along with a separate fenced area ideal for pets. Inside, you’ll find real hardwood floors and beautiful real wood cabinetry with built-ins that add warmth and functionality throughout. The spacious layout includes 4 bedrooms, 2 full baths, and a large laundry room with plenty of additional storage space. Out back, a 12x30 powered storage building/workshop provides excellent flexibility for hobbies, projects, or extra storage. Solid construction, thoughtful details, and easy one-level living — this home is ready for its next owner. ( flood maps show back corner of the lot in a flood plain but not house, see map in photos)

15. 2026-02-19
    historical $179,900 874-char remark

    Show marketing remark (874 chars)

    Welcome to this well-maintained, full brick, one-level home in Oxford offering comfort, space, and timeless character. Situated on a large, flat lot, the property features two pear trees and three fig bushes, a fully fenced backyard along with a separate fenced area ideal for pets. Inside, you’ll find real hardwood floors and beautiful real wood cabinetry with built-ins that add warmth and functionality throughout. The spacious layout includes 4 bedrooms, 2 full baths, and a large laundry room with plenty of additional storage space. Out back, a 12x30 powered storage building/workshop provides excellent flexibility for hobbies, projects, or extra storage. Solid construction, thoughtful details, and easy one-level living — this home is ready for its next owner. ( flood maps show back corner of the lot in a flood plain but not house, see map in photos)

ⓘ 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: $483 · $40/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: +$255/yr (+$21/mo · 52.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 22 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: $17,268
• − Mortgage interest: −$10,077
• − Property taxes: −$483
• − Insurance: −$900
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$5,233
• Taxable loss: −$2,188
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $1,463/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: Oxford City
• NCES district ID: 0102635
• Math proficiency: 27% ▼ -25.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $48,971
• Composite: 35.11/100
• National rank: #5017
• State rank: #22 of 129 in AL

Livability — Oxford

• Score: 76/100
• State rank: #13
• US rank: #3446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oxford, AL
• County: Calhoun County · 71,763 people
• City population: 18,919
• Metro: Anniston-Oxford, AL
• Population (ZIP): 18,919
• Household income: $69,485
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 404.0

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 (72%)
• Race & ethnicity: White 72% Black 17% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6% Korean 1%

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: ▼ -54.24%
• Current HPI: 211.005
• Rent YoY: ▲ 0.39%
• Metro: Anniston-Oxford, AL
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-01 Relisted — Greater Alabama MLS
• 2026-03-17 Contingent — Greater Alabama MLS
• 2026-03-12 Relisted — Greater Alabama MLS
• 2026-03-03 Contingent — Greater Alabama MLS
• 2026-02-23 Listed $179,900 Greater Alabama MLS
• 2026-02-19 Coming Soon $179,900 Greater Alabama MLS