1013 Patterson St · West End-Cobb Town, AL 36201

$99,900

2 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 11 Days on market

Built 1937 8,712 sqft lot Est $135k · 26% under

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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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential of this unique property featuring a charming 2-bedroom, 2-bath home and a detached 1-bedroom, 1-bath guest house. The main home offers a spacious front porch, metal roof, newer HVAC system, and plenty of character. The detached suite provides flexibility for extended family, guests, a home office, or additional rental income. While some cosmetic updates could enhance the property's value, the major improvements are already in place. Conveniently located near shopping, schools, and downtown Anniston, this property presents an excellent opportunity for investors.

Key facts

• 8,712 sq ft lot
• Built 1937
• Listed 11 days

Property features AI

Finance

• Financial info: Monthly garbage fee ($20)

Exterior

• Parking: Driveway parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet service availability unknown
• Home design: Existing construction; Basement foundation
• Construction: Shingle exterior; Basement foundation noted
• Exterior features: Fenced yard; Covered deck

Interior

• Kitchen: Laminate countertops; Electric cooktop
• Bedrooms: Master bedroom on main level; Additional bedroom on main level
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: Two full bathrooms; Tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Handyman special; Ceilings: other (see remarks); Pull-down attic; Partial basement (all unfinished, concrete block); Has laundry
• Laundry & utility: Main-level laundry room; Laundry room has floor drain; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/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 $95k (4.9% below list).
• Recommended offer: $95k (4.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Calhoun County (rural): math 19% / reading 49% proficiency, ranked #46 of 129 in AL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wellborn Elementary School (math 20% / reading 39%, grade F, #367 of 627 statewide, top 60%, 582 students, 83% FRL); Wellborn High School (math 8% / reading 36%, grade F, #142 of 305 statewide, top 51%, 491 students, 81% FRL) — zoned schools average 82% FRL vs 49% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $691 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000 (4.9% below list)

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $134,784
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1316 Einstein Ave	0.45mi	2/1.0	1,176 (-6%)	16mo	$16,000	$14	52
1412 Patterson St	0.38mi	3/1.5 (+1)	1,375 (+10%)	14mo	$148,000	$108	47

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-6,752
• Equity at exit: $14,895

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $6,160
• Equity at exit: $8,638

Cash invested: $27,972 (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: 8.8×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $149

Break-even live

Break-even rent $762

Max offer price $99,900

Occupancy floor 79%

Sensitivity live

Price	-10% $205	-5% $177	+0% $149	+5% $121	+10% $92
Rent	-10% $74	-5% $111	+0% $149	+5% $186	+10% $224
Rate	-1.0pp $199	-0.5pp $174	base $149	+0.5pp $123	+1.0pp $97

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 W 21st St Anniston, AL	3.0	1.0	970	$950	$0.98	44d	1	1.19mi

Listing history 9 events

1. 2026-06-21
   days on market $99,900 Active 11 DOM
2. 2026-06-19
   days on market $99,900 Active 9 DOM
3. 2026-06-18
   days on market $99,900 Active 8 DOM
4. 2026-06-17
   days on market $99,900 Active 7 DOM
5. 2026-06-16
   days on market $99,900 Active 6 DOM
6. 2026-06-15
   days on market $99,900 Active 5 DOM
7. 2026-06-14
   days on market $99,900 Active 3 DOM
8. 2026-06-13
   remarks 590-char remark
9. 2026-06-13
   listed $99,900 Active 2 DOM

ⓘ 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: $434 · $36/mo
• Projected year-2 tax: $434 · $36/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 · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,400
• − Mortgage interest: −$5,596
• − Property taxes: −$434
• − Insurance: −$500
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,906
• Taxable income: $140
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $1,752/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: Calhoun County
• NCES district ID: 0100540
• Math proficiency: 19% ▼ -26.00%
• Reading proficiency: 49% ▬ 0.00%
• Median HH income: $44,891
• Composite: 28.91/100
• National rank: #6635
• State rank: #46 of 129 in AL

Livability — West End-Cobb Town

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: West End-Cobb Town, AL
• City population: 17,406
• 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

1 event — show timeline

• 2026-06-10 Listed $99,900 Greater Alabama MLS

Property tax history

+10.0%/yr

Latest (2025): $434 · +0.0% YoY. Source: county tax records.