3701 Roy Webb Rd · Piedmont, AL 36265

$225,000

5 bd · 1.0 ba · 2,303 sqft · SingleFamily public records · 81 Days on market

Built 1951 5.00 ac lot $98/sqft · 29% below area Est $319k · 29% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +9.8/30.0
• Rent growth +3.9/5.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Coming Soon! Large farmhouse with tons of storage on 5+ acres. Featuring 5 bedrooms, 2 full baths, 2 car detached garage, knotted pine walls, large storage building + additional building that is setup to be a family game center or can be rented as apartments. There is an old horse barn and a pond at the back of the property. Available for showings April 6th!

Key facts

• 5 acre lot
• 2 garage spots
• Built 1951

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (32.5% below list).
• Recommended offer: $152k (32.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.5% in Piedmont — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 57/100 on livability (#402 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• 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.
• Market conditions: Rents rising fast (+5.6%/yr); 88 active listings in the ZIP; 135 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• It's been on market 81 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,863 (32.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.78%
• DSCR: 0.88
• GRM: 12.3

CMA / ARV

• ARV (median comp): $318,943
• List price: $225,000
• Delta: -29.45%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.34×
• Total profit: $-41,779
• Equity at exit: $33,548

10-year hold

• IRR: -7.1%
• Equity multiple: 0.51×
• Total profit: $-31,129
• Equity at exit: $19,454

Cash invested: $63,000 (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 36265

• Home prices YoY: -26.1%
• Rents YoY: 5.6%
• Active inventory: 88
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,519 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$72 /mo · $863/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-146

Break-even live

Break-even rent $1,703

Max offer price $199,236

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $225,000 Active 81 DOM
2. 2026-06-18
   days on market $225,000 Active 80 DOM
3. 2026-06-17
   days on market $225,000 Active 79 DOM
4. 2026-06-16
   days on market $225,000 Active 78 DOM
5. 2026-06-15
   days on market $225,000 Active 77 DOM
6. 2026-06-14
   days on market $225,000 Active 75 DOM
7. 2026-06-13
   days on market $225,000 Active 74 DOM
8. 2026-06-10
   days on market $225,000 Active 72 DOM
9. 2026-06-09
   days on market $225,000 Active 71 DOM
10. 2026-06-08
    days on market $225,000 Active 70 DOM
11. 2026-06-07
    days on market $225,000 Active 69 DOM
12. 2026-06-05
    days on market $225,000 Active 66 DOM
13. 2026-06-03
    days on market $225,000 Active 65 DOM
14. 2026-06-02
    days on market $225,000 Active 64 DOM
15. 2026-06-01
    days on market $225,000 Active 63 DOM
16. 2026-05-31
    days on market $225,000 Active 62 DOM
17. 2026-05-30
    days on market $225,000 Active 61 DOM
18. 2026-03-30
    listed $225,000 Active 361-char remark

    Show marketing remark (361 chars)

    Coming Soon! Large farmhouse with tons of storage on 5+ acres. Featuring 5 bedrooms, 2 full baths, 2 car detached garage, knotted pine walls, large storage building + additional building that is setup to be a family game center or can be rented as apartments. There is an old horse barn and a pond at the back of the property. Available for showings April 6th!

19. 2026-03-19
    historical $225,000 361-char remark

    Show marketing remark (361 chars)

    Coming Soon! Large farmhouse with tons of storage on 5+ acres. Featuring 5 bedrooms, 2 full baths, 2 car detached garage, knotted pine walls, large storage building + additional building that is setup to be a family game center or can be rented as apartments. There is an old horse barn and a pond at the back of the property. Available for showings April 6th!

20. 2022-05-31
    soldstatus $219,900
21. 2022-05-27
    soldstatus $219,900 Sold 468-char remark

    Show marketing remark (468 chars)

    Don't Miss This One!!! Large farmhouse with tons of storage on 5+ acres of Land This property features 5 bedrooms 2 full baths on 5.37+/- acres with a 2 car detached garage, a very large storage building and another building that is setup to be a family game center or can be rented as apartments. Features Beautiful knotted pine walls and tons of storage space. There is an old horse barn and a pond at the back of the property. Call today for your personal viewing.

22. 2022-04-11
    historical Contingent 468-char remark

    Show marketing remark (468 chars)

    Don't Miss This One!!! Large farmhouse with tons of storage on 5+ acres of Land This property features 5 bedrooms 2 full baths on 5.37+/- acres with a 2 car detached garage, a very large storage building and another building that is setup to be a family game center or can be rented as apartments. Features Beautiful knotted pine walls and tons of storage space. There is an old horse barn and a pond at the back of the property. Call today for your personal viewing.

23. 2022-03-29
    listed $219,900 Active 468-char remark

    Show marketing remark (468 chars)

    Don't Miss This One!!! Large farmhouse with tons of storage on 5+ acres of Land This property features 5 bedrooms 2 full baths on 5.37+/- acres with a 2 car detached garage, a very large storage building and another building that is setup to be a family game center or can be rented as apartments. Features Beautiful knotted pine walls and tons of storage space. There is an old horse barn and a pond at the back of the property. Call today for your personal viewing.

ⓘ 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: $863 · $72/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: +$60/yr (+$5/mo · 6.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,224
• − Mortgage interest: −$12,603
• − Property taxes: −$863
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$6,545
• Taxable loss: −$5,829
• Est. tax savings @ 24.0%: +$1,399
• After-tax cash flow: $-351/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 — Piedmont

• Score: 57/100
• State rank: #402
• US rank: #22342

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Calhoun County · 71,763 people
• City population: 12,996
• Metro: Anniston-Oxford, AL
• Population (ZIP): 22,452
• Household income: $55,294
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 476.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -59.38%
• Current HPI: 167.7493
• Rent YoY: ▲ 5.60%
• Metro: Anniston-Oxford, AL
• 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

• 2026-03-30 Listed $225,000 Greater Alabama MLS
• 2026-03-19 Coming Soon $225,000 Greater Alabama MLS
• 2022-05-31 Sold (Public Records) $219,900 Public Records
• 2022-05-27 Sold (MLS) $219,900 Greater Alabama MLS
• 2022-04-11 Contingent — Greater Alabama MLS
• 2022-03-29 Listed $219,900 Greater Alabama MLS

Property tax history

+4.7%/yr

Latest (2025): $863 · +0.0% YoY. Source: county tax records.