135 Johnson Acres · Childersburg, AL 35044

$105,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 316 Days on market

Built 1973 10,018 sqft lot $81/sqft · 52% below area

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just off Old Sylacauga Hwy in Childersburg you will find this 3-4 bedroom and 1 bath home which is also a rock's throw from US Hwy 280 East. This home is being sold "in as is where is condition" but could be lived in while you renovate it to your taste. The kitchen is spacious with enough room for sit down meals. There is a covered deck on the back and the back yard is fenced in with work shops which could double as storage space. At the end of the driveway there is a detached one car garage which could be used to store lawn care equipment. This home is on a corner lot and has a good sized front yard. Call for an appointment to see if this home will meet your needs.

Key facts

• Covered deck
• Fenced in back yard
• Work shops

Tags

• COVERED DECK
• FENCED IN BACK YARD
• WORK SHOPS
• CORNER LOT
• GOOD SIZED FRONT YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $165 ($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 $105k (0.1% below list).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.2% in Childersburg — 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 54/100 on livability (#457 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools F, 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: 100 active listings in the ZIP; 2 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 $726 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 316 days — a 12% lower offer ($92k) 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.
• Current owner paid $22k; list at $105k implies a 367% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 36% chance of damaging wind over 30y; major 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 316 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 1973 — 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 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?
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: 1.00% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (median comp): $219,559
• List price: $105,000
• Delta: -52.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7545 Old Sylacauga Hwy	0.19mi	3/2.0	1,261 (-3%)	7mo	$89,900	$71	77
7561 Old Sylacauga Hwy	0.18mi	3/2.0	1,192 (-8%)	3mo	$138,300	$116	72
89 Dogwood St	0.37mi	3/2.0	1,340 (+3%)	6mo	$209,900	$157	68
88 College Park Dr	0.26mi	3/2.5	1,331 (+3%)	11mo	$209,900	$158	68
249 College Park Dr	0.25mi	3/2.0	1,402 (+8%)	5mo	$218,370	$156	66
39 Dogwood St	0.42mi	3/2.0	1,249 (-4%)	5mo	$202,000	$162	66
1504 15th St SW	0.47mi	3/2.0	1,323 (+2%)	8mo	$167,900	$127	64
11 Dogwood St	0.25mi	3/2.0	1,402 (+8%)	12mo	$241,240	$172	61
56 Taylor Ln	0.45mi	3/2.0	1,402 (+8%)	1mo	$196,165	$140	61
31 Dogwood St	0.43mi	3/2.0	1,402 (+8%)	7mo	$209,990	$150	56
177 Dogwood St	0.29mi	3/2.0	1,459 (+13%)	9mo	$218,370	$150	54
176 Dogwood St	0.30mi	4/2.0 (+1)	1,459 (+13%)	7mo	$228,000	$156	50

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-6,498
• Equity at exit: $15,656

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $7,819
• Equity at exit: $9,078

Cash invested: $29,400 (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 35044

• Home prices YoY: -17.8%
• Active inventory: 100
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$69 /mo · $822/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $165

Break-even live

Break-even rent $839

Max offer price $105,000

Occupancy floor 79%

Sensitivity live

Price	-10% $225	-5% $195	+0% $165	+5% $136	+10% $106
Rent	-10% $83	-5% $124	+0% $165	+5% $207	+10% $248
Rate	-1.0pp $218	-0.5pp $192	base $165	+0.5pp $138	+1.0pp $111

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7933 Old Sylacauga Hwy Childersburg, AL	1.0–3.0	1.0–2.0	825	$999	$1.21	3d	1	0.36mi
788 6th Ave SW Childersburg, AL	3.0	2.0	1100	$1,150	$1.05	5d	1	0.99mi

Listing history 22 events

1. 2026-06-21
   days on market $105,000 Active 316 DOM
2. 2026-06-19
   days on market $105,000 Active 314 DOM
3. 2026-06-18
   days on market $105,000 Active 313 DOM
4. 2026-06-17
   days on market $105,000 Active 312 DOM
5. 2026-06-16
   days on market $105,000 Active 311 DOM
6. 2026-06-15
   days on market $105,000 Active 310 DOM
7. 2026-06-14
   days on market $105,000 Active 308 DOM
8. 2026-06-13
   days on market $105,000 Active 307 DOM
9. 2026-06-10
   days on market $105,000 Active 305 DOM
10. 2026-06-09
    days on market $105,000 Active 304 DOM
11. 2026-06-08
    days on market $105,000 Active 303 DOM
12. 2026-06-07
    days on market $105,000 Active 302 DOM
13. 2026-06-05
    days on market $105,000 Active 299 DOM
14. 2026-06-03
    days on market $105,000 Active 298 DOM
15. 2026-06-02
    days on market $105,000 Active 297 DOM
16. 2026-06-01
    days on market $105,000 Active 296 DOM
17. 2026-05-31
    days on market $105,000 Active 295 DOM
18. 2026-05-30
    days on market $105,000 Active 294 DOM
19. 2026-02-10
    status Active 684-char remark

    Show marketing remark (684 chars)

    Just off Old Sylacauga Hwy in Childersburg you will find this 3-4 bedroom and 1 bath home which is also a rock's throw from US Hwy 280 East. This home is being sold "in as is where is condition" but could be lived in while you renovate it to your taste. The kitchen is spacious with enough room for sit down meals. There is a covered deck on the back and the back yard is fenced in with work shops which could double as storage space. At the end of the driveway there is a detached one car garage which could be used to store lawn care equipment. This home is on a corner lot and has a good sized front yard. Call for an appointment to see if this home will meet your needs.

20. 2026-02-10
    historical 684-char remark

    Show marketing remark (684 chars)

    Just off Old Sylacauga Hwy in Childersburg you will find this 3-4 bedroom and 1 bath home which is also a rock's throw from US Hwy 280 East. This home is being sold "in as is where is condition" but could be lived in while you renovate it to your taste. The kitchen is spacious with enough room for sit down meals. There is a covered deck on the back and the back yard is fenced in with work shops which could double as storage space. At the end of the driveway there is a detached one car garage which could be used to store lawn care equipment. This home is on a corner lot and has a good sized front yard. Call for an appointment to see if this home will meet your needs.

21. 2025-08-08
    listed $105,000 Active 684-char remark

    Show marketing remark (684 chars)

    Just off Old Sylacauga Hwy in Childersburg you will find this 3-4 bedroom and 1 bath home which is also a rock's throw from US Hwy 280 East. This home is being sold "in as is where is condition" but could be lived in while you renovate it to your taste. The kitchen is spacious with enough room for sit down meals. There is a covered deck on the back and the back yard is fenced in with work shops which could double as storage space. At the end of the driveway there is a detached one car garage which could be used to store lawn care equipment. This home is on a corner lot and has a good sized front yard. Call for an appointment to see if this home will meet your needs.

22. 2004-01-28
    soldstatus $22,500

ⓘ 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: $822 · $69/mo
• Projected year-2 tax: $822 · $69/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 36% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,583
• − Mortgage interest: −$5,882
• − Property taxes: −$822
• − Insurance: −$525
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$3,055
• Taxable income: $286
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $1,917/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 — Childersburg

• Score: 54/100
• State rank: #457
• US rank: #23818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Childersburg, AL
• City population: 8,225
• Population (ZIP): 8,225

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 (61%)
• Race & ethnicity: White 61% Black 35% Asian 2% Two or more races 1%
• Common ancestry: Italian 2% Slovak 2% Greek 2%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Korean 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: ▼ -34.76%
• Current HPI: 160.56
• 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

+366.7% since first listed

4 events — show timeline

• 2026-02-10 Relisted — Greater Alabama MLS
• 2026-02-10 Delisted — Greater Alabama MLS
• 2025-08-08 Listed $105,000 Greater Alabama MLS
• 2004-01-28 Sold (Public Records) $22,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $822 · +0.0% YoY. Source: county tax records.