115 Deer Run Dr · Sylacauga, AL 35150

$79,000

1 bd · 1.0 ba · 700 sqft · Manufactured public records · 15 Days on market

Built 1998 0.88 ac lot $113/sqft · 30% above area Est $61k · 30% over

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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 +22.7/30.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

1bed 1 bath home 700sq ft. Large 1 acre lot on Lake Joy (great for fishing) Central heating and window unit air conditioner Quiet, peaceful neighborhood Call 256-487-5728 or 404-918-8667 for more information

Key facts

• Peaceful living
• Storage workshops
• Unrestricted land

Tags

• UNRESTRICTED LAND
• LAKE JOY COMMUNITY
• STORAGE WORKSHOPS
• PEACEFUL LIVING

Property features AI

Finance

• Other: Lot area approximately 0.88 acre
• Financial info: Down payment assistance available
• HOA & community: No subdivision (NONE)

Exterior

• Parking: Driveway parking
• Security: No security features listed
• Utilities: Public water; Septic system; Electric water heater; Internet availability unknown
• Home design: Existing structure; Siding (other)
• Construction: Foundation supported on pillars; Siding (other) construction
• Exterior features: Covered porch; Storage building; No pool; No patio; No deck; Not waterfront; Flood plain: no

Interior

• Kitchen: Laminate countertops; Refrigerator; Electric stove
• Bedrooms: One bedroom on main level
• Flooring: Vinyl floors
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: No central heating; Window air conditioning units; Electric water heater
• Interior features: Ceilings: other (see remarks); No special interior features listed
• Laundry & utility: Laundry on main level; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($863 rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.3% in Sylacauga — 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 64/100 on livability (#157 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A-; Watch: schools D+, crime F, amenities F.
• Talladega County (rural): math 15% / reading 44% proficiency, ranked #75 of 129 in AL (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 135 active listings in the ZIP; 189 units permitted in Talladega County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Talladega County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: major wind risk, 43% 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 $77,815 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $60,566
• List price: $79,000
• Delta: 6.49%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-4,147
• Equity at exit: $11,779

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $7,570
• Equity at exit: $6,830

Cash invested: $22,120 (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 35150

• Home prices YoY: -7.9%
• Active inventory: 135
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $863 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $136

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 79%

Sensitivity live

Price	-10% $190	-5% $163	+0% $136	+5% $108	+10% $81
Rent	-10% $68	-5% $102	+0% $136	+5% $170	+10% $204
Rate	-1.0pp $175	-0.5pp $156	base $136	+0.5pp $115	+1.0pp $94

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $79,000 Active 15 DOM
2. 2026-06-19
   days on market $79,000 Active 13 DOM
3. 2026-06-18
   days on market $79,000 Active 12 DOM
4. 2026-06-17
   days on market $79,000 Active 11 DOM
5. 2026-06-16
   days on market $79,000 Active 10 DOM
6. 2026-06-15
   days on market $79,000 Active 9 DOM
7. 2026-06-14
   days on market $79,000 Active 7 DOM
8. 2026-06-13
   days on market $79,000 Active 6 DOM
9. 2026-06-10
   days on market $79,000 Active 4 DOM
10. 2026-06-09
    days on market $79,000 Active 3 DOM
11. 2026-06-09
    remarks 318-char remark
12. 2026-06-08
    days on market $79,000 Active 2 DOM
13. 2026-06-07
    remarks 286-char remark
14. 2026-06-07
    pricedays on marketlisting id $79,000 Active 1 DOM
15. 2026-06-05
    days on market $64,500 Active 23 DOM
16. 2026-06-03
    days on market $64,500 Active 22 DOM
17. 2026-06-02
    days on market $64,500 Active 21 DOM
18. 2026-06-01
    days on market $64,500 Active 20 DOM
19. 2026-05-31
    days on market $64,500 Active 19 DOM
20. 2026-05-30
    days on market $64,500 Active 18 DOM
21. 2026-05-12
    listed $64,500 Active 208-char remark

    Show marketing remark (208 chars)

    1bed 1 bath home 700sq ft. Large 1 acre lot on Lake Joy (great for fishing) Central heating and window unit air conditioner Quiet, peaceful neighborhood Call 256-487-5728 or 404-918-8667 for more information

ⓘ 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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 43% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,354
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$828
• − Management: −$828
• − Depreciation: −$2,298
• Taxable income: $394
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $1,534/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: Talladega County
• NCES district ID: 0103180
• Math proficiency: 15% ▼ -24.00%
• Reading proficiency: 44% ▲ 3.00%
• Median HH income: $37,715
• Composite: 24.5/100
• National rank: #7650
• State rank: #75 of 129 in AL

Livability — Sylacauga

• Score: 64/100
• State rank: #157
• US rank: #14297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 17,118
• Population (ZIP): 17,118

Population outlook (Talladega County) Hauer SSP2

• Today (2025): 78,905 people
• By 2030: 77,160 · -2.2%
• By 2040: 72,937 · -7.6%
• By 2050: 68,279 · -13.5%
• By 2075: 57,884 · -26.6%
• By 2100: 47,220 · -40.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 32% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Hispanic 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Talladega

• 2024 margin: Solid R (+33.8) · D 32.9% · R 66.6%
• 2008→2024 swing: -15.3pp toward R · 2008: -18.5pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+25.5 2016: R+25.6 2012: R+16.0 2008: R+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.65%
• Current HPI: 240.527
• 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

+22.5% since first listed

2 events — show timeline

• 2026-06-06 Listed $79,000 Greater Alabama MLS
• 2026-05-12 Listed $64,500 FSBO.com

Property tax history

+7.9%/yr

Latest (2025): $52 · -71.7% YoY. Source: county tax records.