310 Old Gadsden Hwy · Anniston, AL 36201

$45,000

3 bd · 1.0 ba · 1,378 sqft · SingleFamily public records · 34 Days on market

Built 1955

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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 +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

This is an inherited property with a lot of potential for the right buyer. Sitting on approximately 0.25 acres, the home offers about 1,300 square feet of space with three bedrooms and one bathroom. The property is being sold as-is and will need significant work, including updates to flooring and possibly the foundation. It hasn & acirc; & euro; & trade; t been updated in many years and will require clean-out and full renovation, making it a great fit for investors or anyone looking for a fixer-upper project. That said, it has a solid layout, a fenced yard, and a detached shed, giving you a good starting point to bring it back to life. With the right vision, this property could

Key facts

• Fenced yard
• Solid layout
• Detached shed

Tags

• FENCED YARD
• DETACHED SHED
• SOLID LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.7% vs local median 5.1% in Anniston — 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 58/100 on livability (#348 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, crime F, amenities F.
• Anniston City (urban): math 2% / reading 12% proficiency, ranked #128 of 129 in AL (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 73 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($44k) 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: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.44% ✓
• Cap rate: 20.66%
• Cash-on-cash: 51.32%
• DSCR: 3.28
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $139,178
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 W 41st St	0.09mi	3/1.0	1,387 (+1%)	8mo	$125,000	$90	88
314 W 41st St	0.09mi	3/1.0	1,489 (+8%)	2mo	$150,000	$101	81
4110 Skyline Dr	0.23mi	3/2.0	1,285 (-7%)	2mo	$160,000	$125	73
411 Rosewood Ave	0.19mi	3/2.0	1,314 (-5%)	11mo	$150,000	$114	71
4108 Saks Rd	0.17mi	3/1.0	1,172 (-15%)	2mo	$139,500	$119	66
935 W 42nd St	0.61mi	3/2.0	1,390 (+1%)	11mo	$166,000	$119	57
3904 Calhoun Ave	0.48mi	3/1.0	1,204 (-13%)	5mo	$161,700	$134	52
1033 W 33rd St	0.67mi	3/1.0	1,242 (-10%)	1mo	$99,000	$80	51
4516 Asbury Ave	0.71mi	4/2.0 (+1)	1,415 (+3%)	4mo	$139,900	$99	50
118 W 35th St	0.43mi	2/1.0 (-1)	1,216 (-12%)	8mo	$88,000	$72	49
47 Mcclellan Dr	0.61mi	3/2.0	1,448 (+5%)	18mo	$99,900	$69	44
428 Pine Ln	0.75mi	3/2.0	1,200 (-13%)	4mo	$114,900	$96	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: 49.2%
• Equity multiple: 3.15×
• Total profit: $27,054
• Equity at exit: $6,710

10-year hold

• IRR: 54.7%
• Equity multiple: 6.39×
• Total profit: $67,863
• Equity at exit: $3,891

Cash invested: $12,600 (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 36201

• Active inventory: 73
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $539

Break-even live

Break-even rent $418

Max offer price $45,000

Occupancy floor 46%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Dogwood Ave Anniston, AL	3.0	2.0	1015	$1,100	$1.08	44d	1	0.23mi

Listing history 15 events

1. 2026-06-16
   status $45,000 Under Contract 34 DOM
2. 2026-06-15
   days on market $45,000 Active 34 DOM
3. 2026-06-14
   days on market $45,000 Active 32 DOM
4. 2026-06-13
   days on market $45,000 Active 31 DOM
5. 2026-06-10
   days on market $45,000 Active 29 DOM
6. 2026-06-09
   days on market $45,000 Active 28 DOM
7. 2026-06-08
   days on market $45,000 Active 27 DOM
8. 2026-06-07
   days on market $45,000 Active 26 DOM
9. 2026-06-05
   days on market $45,000 Active 23 DOM
10. 2026-06-03
    days on market $45,000 Active 22 DOM
11. 2026-06-02
    days on market $45,000 Active 21 DOM
12. 2026-06-01
    days on market $45,000 Active 20 DOM
13. 2026-05-31
    days on market $45,000 Active 19 DOM
14. 2026-05-30
    days on market $45,000 Active 18 DOM
15. 2026-05-12
    listed $45,000 Active 751-char remark

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $905 · $75/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 ≥105°F today · 19 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$2,521
• − Property taxes: −$905
• − Insurance: −$225
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,309
• Taxable income: $6,128
• Est. tax owed @ 24.0%: −$1,471
• After-tax cash flow: $4,995/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: Anniston City
• NCES district ID: 0100090
• Math proficiency: 2% ▼ -20.00%
• Reading proficiency: 12% ▼ -15.00%
• Median HH income: $31,824
• Composite: 5.36/100
• National rank: #10030
• State rank: #128 of 129 in AL

Livability — Anniston

• Score: 58/100
• State rank: #348
• US rank: #20680

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anniston, AL
• City population: 19,220
• Population (ZIP): 17,406

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 47% Black 46% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Slovak 1% Scandinavian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% 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: ▼ -78.92%
• Current HPI: 59.1512
• 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

2 events — show timeline

• 2026-06-16 Pending — FSBO.com
• 2026-05-12 Listed $45,000 FSBO.com

Property tax history

+10.7%/yr

Latest (2025): $905 · +123.4% YoY. Source: county tax records.