523 Brentwood St · Sylacauga, AL 35150

$85,000

3 bd · 1.0 ba · 884 sqft · SingleFamily public records · 257 Days on market

Built 1963 6,969 sqft lot $96/sqft · 28% below area Est $118k · 28% under ↓ 6% since listing

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Why this score? — see what drove the C+ 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.7/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market through no fault of the seller. This gorgeously renovated property located in Sylacauga has 3 bedrooms, 1 bathroom, granite countertop, LVT flooring, a flat lot and a carport! Rood and H-vac were replaced in 2020.

Key facts

• Luxury flooring
• Flat lot
• Carport

Tags

• GRANITE COUNTERTOP
• LUXURY FLOORING
• FLAT LOT
• CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($911 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: crime F, amenities F, commute F.
• Sylacauga City (town): math 20% / reading 45% proficiency, ranked #63 of 129 in AL (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Indian Valley Elementary School (553 students, 66% FRL); Nicholslawson Middle School (math 17% / reading 48%, grade F, #105 of 257 statewide, top 42%, 481 students, 68% FRL); Sylacauga High School (math 22% / reading 32%, grade F, #90 of 305 statewide, top 35%, 677 students, 63% FRL) — zoned schools average 66% FRL vs 50% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 135 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 of loan paydown is wiped out by about $3k 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 257 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $28k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 35% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. 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: 1.07% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.41%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (median comp): $117,875
• List price: $85,000
• Delta: -27.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 N Louisville Ave	0.35mi	3/2.0	936 (+6%)	4mo	$142,500	$152	66
1004 N Main Ave	0.47mi	2/1.0 (-1)	933 (+6%)	3mo	$20,000	$21	62
196 Hill Ave	0.41mi	2/1.0 (-1)	940 (+6%)	12mo	$114,900	$122	55
176 Lewis Ave	0.74mi	3/1.0	938 (+6%)	12mo	$135,000	$144	45

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-1,907
• Equity at exit: $12,674

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $13,565
• Equity at exit: $7,349

Cash invested: $23,800 (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 35150

• Home prices YoY: -7.9%
• Active inventory: 135
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $911 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $187

Break-even live

Break-even rent $675

Max offer price $85,000

Occupancy floor 75%

Sensitivity live

Price	-10% $235	-5% $211	+0% $187	+5% $163	+10% $139
Rent	-10% $115	-5% $151	+0% $187	+5% $223	+10% $259
Rate	-1.0pp $229	-0.5pp $208	base $187	+0.5pp $165	+1.0pp $142

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 E Clay St Sylacauga, AL	3.0	1.0	1000	$895	$0.90	45d	1	1.16mi
12 E Clay St Sylacauga, AL	3.0	1.0	1000	$895	$0.90	45d	1	1.16mi
2301 Motes Rd Sylacauga, AL	3.0	2.5	678	$1,199	$1.77	45d	1	1.45mi
600 S Broadway Ave Sylacauga, AL	1.0–2.0	1.0	785	$700	$0.89	45d	1	1.47mi

Listing history 27 events

1. 2026-06-21
   days on market $85,000 Active 257 DOM
2. 2026-06-19
   days on market $85,000 Active 255 DOM
3. 2026-06-18
   days on market $85,000 Active 254 DOM
4. 2026-06-17
   days on market $85,000 Active 253 DOM
5. 2026-06-16
   days on market $85,000 Active 252 DOM
6. 2026-06-15
   days on market $85,000 Active 251 DOM
7. 2026-06-14
   days on market $85,000 Active 249 DOM
8. 2026-06-12
   days on market $85,000 Active 248 DOM
9. 2026-06-09
   days on market $85,000 Active 245 DOM
10. 2026-06-08
    days on market $85,000 Active 244 DOM
11. 2026-06-07
    days on market $85,000 Active 243 DOM
12. 2026-06-07
    days on market $85,000 Active 242 DOM
13. 2026-06-04
    days on market $85,000 Active 239 DOM
14. 2026-06-02
    days on market $85,000 Active 238 DOM
15. 2026-06-01
    days on market $85,000 Active 237 DOM
16. 2026-05-31
    days on market $85,000 Active 236 DOM
17. 2026-05-31
    days on market $85,000 Active 235 DOM
18. 2026-05-18
    price $85,000 232-char remark

    Show marketing remark (232 chars)

    Back on the market through no fault of the seller. This gorgeously renovated property located in Sylacauga has 3 bedrooms, 1 bathroom, granite countertop, LVT flooring, a flat lot and a carport! Rood and H-vac were replaced in 2020.

19. 2026-04-03
    price $90,000 232-char remark

    Show marketing remark (232 chars)

    Back on the market through no fault of the seller. This gorgeously renovated property located in Sylacauga has 3 bedrooms, 1 bathroom, granite countertop, LVT flooring, a flat lot and a carport! Rood and H-vac were replaced in 2020.

20. 2026-02-18
    price $99,900 232-char remark

    Show marketing remark (232 chars)

    Back on the market through no fault of the seller. This gorgeously renovated property located in Sylacauga has 3 bedrooms, 1 bathroom, granite countertop, LVT flooring, a flat lot and a carport! Rood and H-vac were replaced in 2020.

21. 2026-01-11
    status Active 232-char remark

    Show marketing remark (232 chars)

    Back on the market through no fault of the seller. This gorgeously renovated property located in Sylacauga has 3 bedrooms, 1 bathroom, granite countertop, LVT flooring, a flat lot and a carport! Rood and H-vac were replaced in 2020.

22. 2025-12-19
    historical Contingent 232-char remark

    Show marketing remark (232 chars)

    Back on the market through no fault of the seller. This gorgeously renovated property located in Sylacauga has 3 bedrooms, 1 bathroom, granite countertop, LVT flooring, a flat lot and a carport! Rood and H-vac were replaced in 2020.

23. 2025-10-25
    price $104,900 232-char remark

    Show marketing remark (232 chars)

    Back on the market through no fault of the seller. This gorgeously renovated property located in Sylacauga has 3 bedrooms, 1 bathroom, granite countertop, LVT flooring, a flat lot and a carport! Rood and H-vac were replaced in 2020.

24. 2025-10-07
    listed $112,500 Active 232-char remark

    Show marketing remark (232 chars)

    Back on the market through no fault of the seller. This gorgeously renovated property located in Sylacauga has 3 bedrooms, 1 bathroom, granite countertop, LVT flooring, a flat lot and a carport! Rood and H-vac were replaced in 2020.

25. 2020-06-18
    soldstatus $90,000
26. 2020-06-16
    soldstatus $90,000 111-char remark

    Show marketing remark (111 chars)

    Stunning house in Sylacauga with 3 bedrooms and 1 bathroom. Complete vanished every single details of the area.

27. 2020-04-21
    listed $90,000 111-char remark

    Show marketing remark (111 chars)

    Stunning house in Sylacauga with 3 bedrooms and 1 bathroom. Complete vanished every single details of the area.

ⓘ 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: $625 · $52/mo
• Projected year-2 tax: $625 · $52/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 35% 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: $10,935
• − Mortgage interest: −$4,761
• − Property taxes: −$625
• − Insurance: −$425
• − Repairs & maintenance: −$875
• − Management: −$875
• − Depreciation: −$2,473
• Taxable income: $901
• Est. tax owed @ 24.0%: −$216
• After-tax cash flow: $2,023/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: Sylacauga City
• NCES district ID: 0103120
• Math proficiency: 20% ▼ -25.00%
• Reading proficiency: 45% ▲ 4.00%
• Median HH income: $33,900
• Composite: 26.64/100
• National rank: #7170
• State rank: #63 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

• Census place: Sylacauga, AL
• 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

-5.6% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $85,000 Greater Alabama MLS
• 2026-04-03 Price Changed $90,000 Greater Alabama MLS
• 2026-02-18 Price Changed $99,900 Greater Alabama MLS
• 2026-01-11 Relisted — Greater Alabama MLS
• 2025-12-19 Contingent — Greater Alabama MLS
• 2025-10-25 Price Changed $104,900 Greater Alabama MLS
• 2025-10-07 Listed $112,500 Greater Alabama MLS
• 2020-06-18 Sold (Public Records) $90,000 Public Records
• 2020-06-16 Sold (MLS) $90,000 Greater Alabama MLS
• 2020-04-21 Listed $90,000 Greater Alabama MLS

Property tax history

+3.5%/yr

Latest (2025): $625 · -5.1% YoY. Source: county tax records.