830 Fairway Dr · Anniston, AL 36207

$135,000

2 bd · 1.0 ba · 1,658 sqft · SingleFamily public records · 62 Days on market

Built 1948 0.30 ac lot $81/sqft · at area comps Est $178k · 24% under

---

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 +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• 1% rule +3.0/10.0
• 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 MLS

Anniston- Near all that downtown Anniston has to offer. Unique home features 2 bedrooms and two baths on the main level along with a nice kitchen, dining room, living room and circular office space. Basement has a den, possible third bedroom and full bath. Outside there is a beautiful patio area with lots of shade trees.

Key facts

• Nice kitchen
• Shade trees
• Living room

Tags

• NICE KITCHEN
• DINING ROOM
• LIVING ROOM
• CIRCULAR OFFICE SPACE
• BEAUTIFUL PATIO AREA
• SHADE TREES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $34 ($409/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 $107k (20.5% below list).
• Recommended offer: $107k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.1% in Anniston — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 124 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $933 of loan paydown is wiped out by about $4k 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 62 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $44k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $107,386 (20.5% below list)

Questions for the listing agent

1. It's been on market 62 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 1948 — 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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.60%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 10.5

CMA / ARV

• ARV (median comp): $177,661
• List price: $135,000
• Delta: -24.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1030 Homarda Dr	0.21mi	3/2.0 (+1)	1,772 (+7%)	15mo	$167,000	$94	58
1500 E 11th St	0.31mi	3/2.0 (+1)	1,536 (-7%)	15mo	$91,500	$60	52
1317 Johnston Dr	0.56mi	3/2.5 (+1)	1,768 (+7%)	4mo	$177,000	$100	48
1130 Altamont Rd	0.55mi	3/2.0 (+1)	1,830 (+10%)	5mo	$115,000	$63	44
1125 Altamont Rd	0.52mi	3/1.5 (+1)	1,415 (-15%)	9mo	$140,000	$99	37
1200 Champaign Ave	0.64mi	3/3.0 (+1)	1,690 (+2%)	22mo	$135,000	$80	36
1701 Elizabeth St	0.75mi	3/2.0 (+1)	1,724 (+4%)	19mo	$204,900	$119	34
1220 Glendale Rd	0.66mi	3/2.0 (+1)	1,830 (+10%)	14mo	$158,500	$87	31
905 Jefferson Ave	0.48mi	3/2.0 (+1)	1,409 (-15%)	16mo	$149,900	$106	30
1216 Rainbow Pass	0.69mi	3/3.0 (+1)	1,593 (-4%)	22mo	$113,000	$71	30

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-19,763
• Equity at exit: $20,129

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-14,645
• Equity at exit: $11,672

Cash invested: $37,800 (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 36207

• Home prices YoY: -23.7%
• Active inventory: 124
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,074 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $34

Break-even live

Break-even rent $1,031

Max offer price $135,000

Occupancy floor 92%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 Kirkwood Ave Anniston, AL	3.0	2.0	1216	$1,025	$0.84	43d	1	0.39mi
1317 Kilby Ter Anniston, AL	3.0	2.0	1203	$1,400	$1.16	43d	1	0.52mi
1003 Christine Ave Unit 101 Anniston, AL	3.0	2.0	1800	$1,025	$0.57	43d	1	0.94mi
1003 Christine Ave Unit 205 Anniston, AL	2.0	2.0	1600	$995	$0.62	43d	1	0.94mi

Listing history 23 events

1. 2026-06-19
   days on market $135,000 Active 62 DOM
2. 2026-06-18
   days on market $135,000 Active 61 DOM
3. 2026-06-17
   days on market $135,000 Active 60 DOM
4. 2026-06-16
   days on market $135,000 Active 59 DOM
5. 2026-06-15
   days on market $135,000 Active 58 DOM
6. 2026-06-14
   days on market $135,000 Active 56 DOM
7. 2026-06-13
   days on market $135,000 Active 55 DOM
8. 2026-06-10
   days on market $135,000 Active 53 DOM
9. 2026-06-09
   days on market $135,000 Active 52 DOM
10. 2026-06-08
    days on market $135,000 Active 51 DOM
11. 2026-06-07
    days on market $135,000 Active 50 DOM
12. 2026-06-05
    pricedays on market $135,000 Active 47 DOM
13. 2026-06-02
    days on market $179,000 Active 45 DOM
14. 2026-06-01
    days on market $179,000 Active 44 DOM
15. 2026-05-31
    days on market $179,000 Active 43 DOM
16. 2026-05-30
    days on market $179,000 Active 42 DOM
17. 2026-04-18
    listed $179,000 Active 328-char remark

    Show marketing remark (328 chars)

    Anniston- Near all that downtown Anniston has to offer. Unique home features 2 bedrooms and two baths on the main level along with a nice kitchen, dining room, living room and circular office space. Basement has a den, possible third bedroom and full bath. Outside there is a beautiful patio area with lots of shade trees.

18. 2021-06-25
    soldstatus $119,900
19. 2021-06-14
    soldstatus $119,900 Sold 714-char remark

    Show marketing remark (714 chars)

    4 Sided Brick Ranch with basement. Looking for space and storage this one has it. On the main level you will find a wonderful kitchen with hardwood floors, a breakfast bar, and tons of cabinets. The large dining room and living room both have hardwood, great natural lighting, a fireplace brick with gas logs and built in shelves. There is a library or game room, 2 nice size bedrooms (all hardwood) 2 baths with laundry. The washer and dryer stack unit stays. There is a new wood staircase to the basement. The basement has a den with brick fireplace and it is wood burning, a 3rd bedroom plus a large storage room, a full bath plus a single garage. The brick patio and privacy is a plus. Come check this one out!

20. 2021-04-13
    historical 714-char remark

    Show marketing remark (714 chars)

    4 Sided Brick Ranch with basement. Looking for space and storage this one has it. On the main level you will find a wonderful kitchen with hardwood floors, a breakfast bar, and tons of cabinets. The large dining room and living room both have hardwood, great natural lighting, a fireplace brick with gas logs and built in shelves. There is a library or game room, 2 nice size bedrooms (all hardwood) 2 baths with laundry. The washer and dryer stack unit stays. There is a new wood staircase to the basement. The basement has a den with brick fireplace and it is wood burning, a 3rd bedroom plus a large storage room, a full bath plus a single garage. The brick patio and privacy is a plus. Come check this one out!

21. 2021-04-07
    status Active 714-char remark

    Show marketing remark (714 chars)

    4 Sided Brick Ranch with basement. Looking for space and storage this one has it. On the main level you will find a wonderful kitchen with hardwood floors, a breakfast bar, and tons of cabinets. The large dining room and living room both have hardwood, great natural lighting, a fireplace brick with gas logs and built in shelves. There is a library or game room, 2 nice size bedrooms (all hardwood) 2 baths with laundry. The washer and dryer stack unit stays. There is a new wood staircase to the basement. The basement has a den with brick fireplace and it is wood burning, a 3rd bedroom plus a large storage room, a full bath plus a single garage. The brick patio and privacy is a plus. Come check this one out!

22. 2021-03-30
    historical 714-char remark

    Show marketing remark (714 chars)

    4 Sided Brick Ranch with basement. Looking for space and storage this one has it. On the main level you will find a wonderful kitchen with hardwood floors, a breakfast bar, and tons of cabinets. The large dining room and living room both have hardwood, great natural lighting, a fireplace brick with gas logs and built in shelves. There is a library or game room, 2 nice size bedrooms (all hardwood) 2 baths with laundry. The washer and dryer stack unit stays. There is a new wood staircase to the basement. The basement has a den with brick fireplace and it is wood burning, a 3rd bedroom plus a large storage room, a full bath plus a single garage. The brick patio and privacy is a plus. Come check this one out!

23. 2021-03-24
    listed $119,900 Active 714-char remark

    Show marketing remark (714 chars)

    4 Sided Brick Ranch with basement. Looking for space and storage this one has it. On the main level you will find a wonderful kitchen with hardwood floors, a breakfast bar, and tons of cabinets. The large dining room and living room both have hardwood, great natural lighting, a fireplace brick with gas logs and built in shelves. There is a library or game room, 2 nice size bedrooms (all hardwood) 2 baths with laundry. The washer and dryer stack unit stays. There is a new wood staircase to the basement. The basement has a den with brick fireplace and it is wood burning, a 3rd bedroom plus a large storage room, a full bath plus a single garage. The brick patio and privacy is a plus. Come check this one out!

ⓘ 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: $601 · $50/mo
• Projected year-2 tax: $601 · $50/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,886
• − Mortgage interest: −$7,562
• − Property taxes: −$601
• − Insurance: −$675
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$3,927
• Taxable loss: −$1,941
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $875/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
• County: Calhoun County · 71,763 people
• City population: 19,220
• Metro: Anniston-Oxford, AL
• Population (ZIP): 19,220
• Household income: $67,969
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 486.0

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 (71%)
• Race & ethnicity: White 71% Black 22% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 4% Italian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -51.85%
• Current HPI: 166.6999
• Rent YoY: —
• 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

+49.3% since first listed

7 events — show timeline

• 2026-04-18 Listed $179,000 VMLS
• 2021-06-25 Sold (Public Records) $119,900 Public Records
• 2021-06-14 Sold (MLS) $119,900 Greater Alabama MLS
• 2021-04-13 Delisted — Greater Alabama MLS
• 2021-04-07 Relisted — Greater Alabama MLS
• 2021-03-30 Delisted — Greater Alabama MLS
• 2021-03-24 Listed $119,900 Greater Alabama MLS

Property tax history

+45.1%/yr

Latest (2025): $601 · +0.0% YoY. Source: county tax records.