406 Woolf Ave · Piedmont, AL 36272

$79,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 109 Days on market

Built 1946 7,840 sqft lot $79/sqft · 18% below area Est $98k · 18% under

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Schools +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just steps from the Chief Ladiga Trail is this charming 3-bedroom, 1-bath. Recently updated with fresh interior paint and new floor coverings, the home feels clean, inviting, and move-in ready. Located in Piedmont and zoned for the highly rated Piedmont City School District, this property is ideal for anyone looking to enjoy small-town living with easy access to outdoor recreation. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this one is worth a look!

Key facts

• Tenant occupied
• Walking distance
• Chief ladiga trail

Tags

• INVESTMENT OPPORTUNITY
• WALKING DISTANCE
• CHIEF LADIGA TRAIL
• TENANT OCCUPIED
• INSTANT INCOME POTENTIAL
• STRONG RENTAL APPEAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.5% in Piedmont — 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 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.
• Piedmont City (town): math 40% / reading 57% proficiency, ranked #14 of 129 in AL (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 88 active listings in the ZIP; 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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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. 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?
6. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.91%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (median comp): $97,935
• List price: $79,900
• Delta: -18.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Logan St	0.14mi	2/1.0 (-1)	952 (-6%)	12mo	$60,000	$63	70
121 Taylor St	0.62mi	2/1.0 (-1)	1,024 (+2%)	1mo	$108,500	$106	63
602 E Ladiga St	0.37mi	2/1.0 (-1)	1,088 (+8%)	5mo	$40,000	$37	60
303 Southern Ave	0.54mi	2/1.0 (-1)	994 (-1%)	12mo	$105,000	$106	58
430 Dink Moore Dr	0.36mi	3/1.0	1,120 (+11%)	12mo	$132,500	$118	54
119 S Church St	0.54mi	2/1.0 (-1)	892 (-12%)	2mo	$97,500	$109	49
120 Old Ladiga Rd	0.59mi	2/1.0 (-1)	1,052 (+4%)	15mo	$45,000	$43	47
411 Cedartown Hwy	0.67mi	2/1.0 (-1)	1,085 (+8%)	14mo	$87,500	$81	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: 0.0%
• Equity multiple: 1.00×
• Total profit: $21
• Equity at exit: $11,913

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $16,758
• Equity at exit: $6,908

Cash invested: $22,372 (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 36272

• Home prices YoY: -10.2%
• Active inventory: 88
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $956 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $203

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 74%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $79,900 Active 109 DOM
2. 2026-06-18
   days on market $79,900 Active 108 DOM
3. 2026-06-17
   days on market $79,900 Active 107 DOM
4. 2026-06-16
   days on market $79,900 Active 106 DOM
5. 2026-06-15
   days on market $79,900 Active 105 DOM
6. 2026-06-14
   days on market $79,900 Active 103 DOM
7. 2026-06-12
   days on market $79,900 Active 102 DOM
8. 2026-06-09
   days on market $79,900 Active 99 DOM
9. 2026-06-08
   days on market $79,900 Active 98 DOM
10. 2026-06-07
    days on market $79,900 Active 97 DOM
11. 2026-06-07
    days on market $79,900 Active 96 DOM
12. 2026-06-04
    days on market $79,900 Active 93 DOM
13. 2026-06-02
    days on market $79,900 Active 92 DOM
14. 2026-06-01
    days on market $79,900 Active 91 DOM
15. 2026-05-31
    days on market $79,900 Active 90 DOM
16. 2026-05-31
    days on market $79,900 Active 89 DOM
17. 2026-04-18
    price $79,900 499-char remark

    Show marketing remark (499 chars)

    Just steps from the Chief Ladiga Trail is this charming 3-bedroom, 1-bath. Recently updated with fresh interior paint and new floor coverings, the home feels clean, inviting, and move-in ready. Located in Piedmont and zoned for the highly rated Piedmont City School District, this property is ideal for anyone looking to enjoy small-town living with easy access to outdoor recreation. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this one is worth a look!

18. 2026-02-21
    listed $125,000 Active 499-char remark

    Show marketing remark (499 chars)

    Just steps from the Chief Ladiga Trail is this charming 3-bedroom, 1-bath. Recently updated with fresh interior paint and new floor coverings, the home feels clean, inviting, and move-in ready. Located in Piedmont and zoned for the highly rated Piedmont City School District, this property is ideal for anyone looking to enjoy small-town living with easy access to outdoor recreation. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this one is worth a look!

19. 2026-02-11
    soldstatus $71,500
20. 2025-06-18
    soldstatus $77,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,477
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$2,324
• Taxable income: $1,243
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $2,142/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: Piedmont City
• NCES district ID: 0102760
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 57% ▲ 6.00%
• Median HH income: $32,302
• Composite: 39.78/100
• National rank: #3881
• State rank: #14 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

• Census place: Piedmont, AL
• City population: 12,996
• Population (ZIP): 12,996

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 (90%)
• Race & ethnicity: White 90% Black 5% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Russian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -21.87%
• Current HPI: 192.177
• 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

+3.8% since first listed

4 events — show timeline

• 2026-04-18 Price Changed $79,900 Greater Alabama MLS
• 2026-02-21 Listed $125,000 Greater Alabama MLS
• 2026-02-11 Sold (Public Records) $71,500 Public Records
• 2025-06-18 Sold (Public Records) $77,000 Public Records

Property tax history

-4.6%/yr

Latest (2025): $111 · +0.0% YoY. Source: county tax records.