44 Skyline Loop · Oxford, AL 36260

$188,055

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 146 Days on market

Built 2026 $151/sqft · 13% below area Est $217k · 13% under ↓ 11% since listing

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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).

• ARV discount +13.4/15.0
• Cash flow +7.6/30.0
• Appreciation +4.2/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Discover the perfect blend of modern elegance and serene country living with this stunning Cooper Plan home in the desirable Carterton Heights community of Oxford/Eastaboga. You will LOVE the brand-new stainless Stove, Dishwasher, Microwave, and Refrigerator, LVP flooring, front Gutters, Washer/Dryer, Blinds and more! This home is close to top-rated Oxford schools , shopping centers, dining options, and just a 10-15 min drive to Super Walmart, Sam's Club, TJ Max, Hobby Lobby, Longhorn's, Texas Roadhouse, Olive Garden, and many more attractions! Nestled in a tranquil setting, this home offers the best of both worlds—quiet country vibes just minutes from the city and easy interstate access. Don’t miss your chance to own one of the last 12 homes in Carterton Heights!

Key facts

• Generous island
• Gourmet kitchen
• Tranquil setting

Tags

• CARTERTON HEIGHTS COMMUNITY
• OPEN-CONCEPT LAYOUT
• GOURMET KITCHEN
• STAINLESS STEEL APPLIANCES
• GENEROUS ISLAND
• TRANQUIL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $-292 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (27.7% below list).
• Recommended offer: $136k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.8% in Oxford — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 59 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 (-1.5%/yr); year-one equity from $1k 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 146 days — a 12% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; moderate 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 $135,919 (27.7% 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 146 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.72% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.15%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $216,631
• List price: $188,055
• Delta: -13.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Skyline Loop	0.00mi	3/2.0	1,248 (0%)	1mo	$188,000	$151	99
209 Skyline Loop	0.00mi	3/2.0	1,234 (-1%)	1mo	$172,000	$139	97
69 Horizon St	0.19mi	3/2.0	1,248 (0%)	1mo	$184,000	$147	90
39 Horizon St	0.20mi	3/2.0	1,234 (-1%)	0mo	$180,732	$146	89
201 Skyline Loop	0.19mi	3/2.0	1,249 (+0%)	7mo	$213,105	$171	85
216 Carterton Hts	0.11mi	3/2.0	1,248 (0%)	13mo	$214,690	$172	84
36 Skyline Loop	0.00mi	3/2.0	1,068 (-14%)	0mo	$178,000	$167	75
224 Carterton Hts	0.11mi	3/2.0	1,068 (-14%)	10mo	$199,200	$187	63
70 Horizon St	0.18mi	3/2.0	1,420 (+14%)	8mo	$213,720	$151	62
140 Skyline Loop	0.25mi	3/2.0	1,068 (-14%)	8mo	$190,000	$178	57
88 Horizon St	0.29mi	3/2.0	1,402 (+12%)	14mo	$213,900	$153	54
28 Janie Trce	0.59mi	3/2.0	1,354 (+8%)	10mo	$239,000	$177	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.30×
• Total profit: $-37,020
• Equity at exit: $40,815

10-year hold

• IRR: -10.5%
• Equity multiple: 0.15×
• Total profit: $-44,977
• Equity at exit: $39,068

Cash invested: $52,655 (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 36260

• Home prices YoY: -0.6%
• Active inventory: 59
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$986
• Tax est. 1.5%: −$235 /mo · $2,821/yr
• Insurance: −$78
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-292

Break-even live

Break-even rent $1,729

Max offer price $145,758

Occupancy floor —

Sensitivity live

Price	-10% $-162	-5% $-227	+0% $-292	+5% $-357	+10% $-422
Rent	-10% $-400	-5% $-346	+0% $-292	+5% $-239	+10% $-185
Rate	-1.0pp $-198	-0.5pp $-244	base $-292	+0.5pp $-341	+1.0pp $-391

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: $47,014
• Closing costs: $5,642
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-15
   status Pending 786-char remark

   Show marketing remark (786 chars)

   Discover the perfect blend of modern elegance and serene country living with this stunning Cooper Plan home in the desirable Carterton Heights community of Oxford/Eastaboga. You will LOVE the brand-new stainless Stove, Dishwasher, Microwave, and Refrigerator, LVP flooring, front Gutters, Washer/Dryer, Blinds and more! This home is close to top-rated Oxford schools , shopping centers, dining options, and just a 10-15 min drive to Super Walmart, Sam's Club, TJ Max, Hobby Lobby, Longhorn's, Texas Roadhouse, Olive Garden, and many more attractions! Nestled in a tranquil setting, this home offers the best of both worlds—quiet country vibes just minutes from the city and easy interstate access. Don’t miss your chance to own one of the last 12 homes in Carterton Heights!

2. 2026-05-02
   price $188,055 786-char remark

   Show marketing remark (786 chars)

   Discover the perfect blend of modern elegance and serene country living with this stunning Cooper Plan home in the desirable Carterton Heights community of Oxford/Eastaboga. You will LOVE the brand-new stainless Stove, Dishwasher, Microwave, and Refrigerator, LVP flooring, front Gutters, Washer/Dryer, Blinds and more! This home is close to top-rated Oxford schools , shopping centers, dining options, and just a 10-15 min drive to Super Walmart, Sam's Club, TJ Max, Hobby Lobby, Longhorn's, Texas Roadhouse, Olive Garden, and many more attractions! Nestled in a tranquil setting, this home offers the best of both worlds—quiet country vibes just minutes from the city and easy interstate access. Don’t miss your chance to own one of the last 12 homes in Carterton Heights!

3. 2026-04-19
   price $189,372 786-char remark

   Show marketing remark (786 chars)

   Discover the perfect blend of modern elegance and serene country living with this stunning Cooper Plan home in the desirable Carterton Heights community of Oxford/Eastaboga. You will LOVE the brand-new stainless Stove, Dishwasher, Microwave, and Refrigerator, LVP flooring, front Gutters, Washer/Dryer, Blinds and more! This home is close to top-rated Oxford schools , shopping centers, dining options, and just a 10-15 min drive to Super Walmart, Sam's Club, TJ Max, Hobby Lobby, Longhorn's, Texas Roadhouse, Olive Garden, and many more attractions! Nestled in a tranquil setting, this home offers the best of both worlds—quiet country vibes just minutes from the city and easy interstate access. Don’t miss your chance to own one of the last 12 homes in Carterton Heights!

4. 2026-04-04
   price $204,835 786-char remark

   Show marketing remark (786 chars)

   Discover the perfect blend of modern elegance and serene country living with this stunning Cooper Plan home in the desirable Carterton Heights community of Oxford/Eastaboga. You will LOVE the brand-new stainless Stove, Dishwasher, Microwave, and Refrigerator, LVP flooring, front Gutters, Washer/Dryer, Blinds and more! This home is close to top-rated Oxford schools , shopping centers, dining options, and just a 10-15 min drive to Super Walmart, Sam's Club, TJ Max, Hobby Lobby, Longhorn's, Texas Roadhouse, Olive Garden, and many more attractions! Nestled in a tranquil setting, this home offers the best of both worlds—quiet country vibes just minutes from the city and easy interstate access. Don’t miss your chance to own one of the last 12 homes in Carterton Heights!

5. 2026-03-06
   price $203,585 786-char remark

   Show marketing remark (786 chars)

   Discover the perfect blend of modern elegance and serene country living with this stunning Cooper Plan home in the desirable Carterton Heights community of Oxford/Eastaboga. You will LOVE the brand-new stainless Stove, Dishwasher, Microwave, and Refrigerator, LVP flooring, front Gutters, Washer/Dryer, Blinds and more! This home is close to top-rated Oxford schools , shopping centers, dining options, and just a 10-15 min drive to Super Walmart, Sam's Club, TJ Max, Hobby Lobby, Longhorn's, Texas Roadhouse, Olive Garden, and many more attractions! Nestled in a tranquil setting, this home offers the best of both worlds—quiet country vibes just minutes from the city and easy interstate access. Don’t miss your chance to own one of the last 12 homes in Carterton Heights!

6. 2026-01-23
   price $213,635 786-char remark

   Show marketing remark (786 chars)

   Discover the perfect blend of modern elegance and serene country living with this stunning Cooper Plan home in the desirable Carterton Heights community of Oxford/Eastaboga. You will LOVE the brand-new stainless Stove, Dishwasher, Microwave, and Refrigerator, LVP flooring, front Gutters, Washer/Dryer, Blinds and more! This home is close to top-rated Oxford schools , shopping centers, dining options, and just a 10-15 min drive to Super Walmart, Sam's Club, TJ Max, Hobby Lobby, Longhorn's, Texas Roadhouse, Olive Garden, and many more attractions! Nestled in a tranquil setting, this home offers the best of both worlds—quiet country vibes just minutes from the city and easy interstate access. Don’t miss your chance to own one of the last 12 homes in Carterton Heights!

7. 2025-12-20
   listed $211,635 Active 786-char remark

   Show marketing remark (786 chars)

   Discover the perfect blend of modern elegance and serene country living with this stunning Cooper Plan home in the desirable Carterton Heights community of Oxford/Eastaboga. You will LOVE the brand-new stainless Stove, Dishwasher, Microwave, and Refrigerator, LVP flooring, front Gutters, Washer/Dryer, Blinds and more! This home is close to top-rated Oxford schools , shopping centers, dining options, and just a 10-15 min drive to Super Walmart, Sam's Club, TJ Max, Hobby Lobby, Longhorn's, Texas Roadhouse, Olive Garden, and many more attractions! Nestled in a tranquil setting, this home offers the best of both worlds—quiet country vibes just minutes from the city and easy interstate access. Don’t miss your chance to own one of the last 12 homes in Carterton Heights!

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 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: $16,310
• − Mortgage interest: −$10,534
• − Property taxes: −$2,821
• − Insurance: −$1,738
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$5,471
• Taxable loss: −$6,863
• Est. tax savings @ 24.0%: +$1,647
• After-tax cash flow: $-1,861/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
• City population: 18,919
• Population (ZIP): 4,729

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: Majority White (65%)
• Race & ethnicity: White 65% Black 20% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 8% Lithuanian 4% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 6% Arabic 1% Russian/Polish/Slavic 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: ▼ -1.51%
• Current HPI: 272.672
• 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

-11.1% since first listed

7 events — show timeline

• 2026-05-15 Pending — Greater Alabama MLS
• 2026-05-02 Price Changed $188,055 Greater Alabama MLS
• 2026-04-19 Price Changed $189,372 Greater Alabama MLS
• 2026-04-04 Price Changed $204,835 Greater Alabama MLS
• 2026-03-06 Price Changed $203,585 Greater Alabama MLS
• 2026-01-23 Price Changed $213,635 Greater Alabama MLS
• 2025-12-20 Listed $211,635 Greater Alabama MLS