403 Brignoli St · Talladega, AL 35160

$65,000

2 bd · 1.0 ba · 2,109 sqft · SingleFamily public records · 12 Days on market

Built 1925 0.48 ac lot Est $105k · 38% under ↓ 2% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow, what a great opportunity for an investor. Over 2,000 sq. ft. with huge kitchen, large dining room with French Doors, enormous living room (that you could easily have a wall added to make a large bedroom and large living room) , large bathroom plus a large shower room (that you could make a second bathroom with the addition of a sink and toilet). This Large home on a large lot with a two car detached garage has so much potential.

Key facts

• Spacious kitchen
• Gas fireplace
• Bonus area

Tags

• GAS FIREPLACE
• DOUBLE DETACHED GARAGE
• SPACIOUS KITCHEN
• BONUS AREA

Property features AI

Finance

• HOA & community: Monthly garbage fee ($25)

Exterior

• Parking: Detached garage; Driveway parking
• Security: Security system
• Utilities: Public water; Connected sewer; Internet service available; Gas water heater
• Home design: Single-family property (existing); Crawl-space foundation; Vinyl siding
• Construction: Vinyl siding construction; Crawl space foundation
• Exterior features: Front porch

Interior

• Kitchen: Dishwasher (built-in); Refrigerator; Gas stove
• Bedrooms: Master bedroom on main level; Additional bedroom on main level
• Flooring: Carpet; Hardwood under carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (gas); Central cooling; Ceiling fans
• Interior features: Crown molding and smooth ceilings; Some window treatments included; Security system; Three gas fireplaces with brick detail (in living room and bedroom); Laminate kitchen countertops
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 18.1% vs local median 4.8% in Talladega — 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 59/100 on livability (#327 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety A-; Watch: crime F, amenities F, commute F.
• Talladega City (rural): math 7% / reading 25% proficiency, ranked #114 of 129 in AL (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Talladega High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 446 students, 84% FRL).
• Zoned-school proficiency averages 2% at this address vs 16% district-wide (-14 pts) — the specific schools serving this property underperform the Talladega City average; the district grade overstates school quality for this exact location.
• Market conditions: 171 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $449 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago 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.
• Current owner paid $46k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $65,000

Questions for the listing agent

1. Built in 1925 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 1.99% ✓
• Cap rate: 18.12%
• Cash-on-cash: 42.23%
• DSCR: 2.88
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $105,450
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 E Coffee St	0.54mi	3/1.0 (+1)	2,176 (+3%)	6mo	$50,000	$23	59
416 Court St N	0.39mi	3/2.0 (+1)	2,020 (-4%)	10mo	$100,000	$50	57
402 Elm St	0.63mi	3/2.5 (+1)	2,128 (+1%)	7mo	$192,000	$90	52
601 South St E	0.65mi	3/2.0 (+1)	2,102 (-0%)	17mo	$290,000	$138	46
110 South St	0.60mi	2/2.0	1,873 (-11%)	13mo	$83,000	$44	39

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: 38.9%
• Equity multiple: 2.66×
• Total profit: $30,243
• Equity at exit: $9,692

10-year hold

• IRR: 45.3%
• Equity multiple: 5.33×
• Total profit: $78,782
• Equity at exit: $5,620

Cash invested: $18,200 (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 35160

• Home prices YoY: -26.9%
• Active inventory: 171
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$15 /mo · $174/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $641

Break-even live

Break-even rent $484

Max offer price $65,000

Occupancy floor 46%

Sensitivity live

Price	-10% $677	-5% $659	+0% $641	+5% $622	+10% $604
Rent	-10% $538	-5% $589	+0% $641	+5% $692	+10% $743
Rate	-1.0pp $673	-0.5pp $657	base $641	+0.5pp $624	+1.0pp $607

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Jemison St Talladega, AL	3.0	2.0	1490	$1,295	$0.87	44d	1	0.22mi

Listing history 10 events

1. 2026-06-21
   days on market $65,000 Active 12 DOM
2. 2026-06-19
   days on market $65,000 Active 10 DOM
3. 2026-06-18
   days on market $65,000 Active 9 DOM
4. 2026-06-17
   days on market $65,000 Active 8 DOM
5. 2026-06-16
   days on market $65,000 Active 7 DOM
6. 2026-06-15
   days on market $65,000 Active 6 DOM
7. 2026-06-14
   days on market $65,000 Active 4 DOM
8. 2026-06-12
   days on market $65,000 Active 3 DOM
9. 2026-06-09
   remarks 635-char remark
10. 2026-06-09
    listed $65,000 Active 1 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: $174 · $15/mo
• Projected year-2 tax: $266 · $22/mo
• Expected delta: +$92/yr (+$8/mo · 52.8%)

ⓘ 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 ≥109°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: $15,540
• − Mortgage interest: −$3,641
• − Property taxes: −$174
• − Insurance: −$325
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$1,891
• Taxable income: $7,022
• Est. tax owed @ 24.0%: −$1,685
• After-tax cash flow: $6,001/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 City
• NCES district ID: 0103150
• Math proficiency: 7% ▼ -19.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $30,107
• Composite: 12.63/100
• National rank: #9610
• State rank: #114 of 129 in AL

Livability — Talladega

• Score: 59/100
• State rank: #327
• US rank: #19965

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: Talladega, AL
• Population (ZIP): 26,177

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 49% Black 43% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -70.24%
• Current HPI: 190.5904
• 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

-2.3% since first listed

6 events — show timeline

• 2026-06-09 Listed $65,000 Greater Alabama MLS
• 2022-07-26 Sold (Public Records) $46,000 Public Records
• 2022-07-26 Sold (MLS) $46,000 Greater Alabama MLS
• 2022-07-10 Contingent — Greater Alabama MLS
• 2022-03-06 Listed $51,000 Greater Alabama MLS
• 2014-11-20 Sold (Public Records) $66,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $174 · +0.0% YoY. Source: county tax records.