193 Skyline Loop · Oxford, AL 36260

$168,543

3 bd · 2.0 ba · 1,012 sqft · SingleFamily · 158 Days on market

Built 2026 $167/sqft · 8% below area Est $182k · 8% under ↓ 14% since listing

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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 +10.9/15.0
• Cash flow +9.3/30.0
• Appreciation +4.2/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step into your gorgeous brand new home — a perfect blend of comfort and modern design. From the welcoming covered entry to the beautifully landscaped front yard, every detail creates a warm first impression. Inside, you’ll discover a bright, open layout with 3 bedrooms and 2 bathrooms. The expansive living area connects effortlessly to the dining space and a gorgeous kitchen featuring energy-efficient appliances, ample countertop space, and a roomy pantry — all crafted to make daily life simple and enjoyable. Ask about our buyer specials, including THOUSANDS in closing costs/prepaids with our preferred lenders! Photos are renderings and stock photos of a completed “Carlie” floor plan. Colors and features may be different than what is featured in the photos.

Key facts

• Modern design
• Lvp flooring
• Modern kitchen

Tags

• PRIVATE OWNER'S SUITE
• LVP FLOORING
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• CARTERTON HEIGHTS COMMUNITY
• MODERN DESIGN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (21.8% below list).
• Recommended offer: $132k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.8% in Oxford — 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 76/100 on livability (#13 in AL, #3,446 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Oxford City (urban): math 27% / reading 55% proficiency, ranked #22 of 129 in AL (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 59 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 (-1.5%/yr); year-one equity from $1k 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

• It's been on market 158 days — a 12% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $28k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; moderate 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 $131,848 (21.8% 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 158 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 0.78% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $182,366
• List price: $168,543
• Delta: -7.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
193 Skyline Loop	0.00mi	3/2.0	1,012 (0%)	0mo	$173,760	$172	100
36 Skyline Loop	0.00mi	3/2.0	1,068 (+6%)	0mo	$178,000	$167	90
224 Carterton Hts	0.11mi	3/2.0	1,068 (+6%)	10mo	$199,200	$187	78
140 Skyline Loop	0.26mi	3/2.0	1,068 (+6%)	8mo	$190,000	$178	72
1172 Taylors Chapel Rd	0.69mi	3/2.0	1,001 (-1%)	1mo	$173,500	$173	65
418 Grogan Rd	0.56mi	3/1.0	1,008 (-0%)	13mo	$129,900	$129	58
95 Mary Lee St	0.41mi	2/2.0 (-1)	1,065 (+5%)	22mo	$160,500	$151	49
343 Beck Rd	0.67mi	3/2.0	1,128 (+12%)	23mo	$150,000	$133	31
350 Beck Rd	0.65mi	2/2.0 (-1)	1,124 (+11%)	19mo	$165,000	$147	30
540 Mahaffey Rd	0.48mi	3/1.0	1,160 (+15%)	23mo	$105,000	$91	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.39×
• Total profit: $-28,565
• Equity at exit: $36,580

10-year hold

• IRR: -7.8%
• Equity multiple: 0.36×
• Total profit: $-30,335
• Equity at exit: $35,014

Cash invested: $47,192 (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 36260

• Home prices YoY: -0.6%
• Active inventory: 59
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$884
• Tax est. 1.5%: −$211 /mo · $2,528/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-190

Break-even live

Break-even rent $1,559

Max offer price $141,104

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: $42,136
• Closing costs: $5,056
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-15
   status Pending 797-char remark

   Show marketing remark (797 chars)

   Step into your gorgeous brand new home — a perfect blend of comfort and modern design. From the welcoming covered entry to the beautifully landscaped front yard, every detail creates a warm first impression. Inside, you’ll discover a bright, open layout with 3 bedrooms and 2 bathrooms. The expansive living area connects effortlessly to the dining space and a gorgeous kitchen featuring energy-efficient appliances, ample countertop space, and a roomy pantry — all crafted to make daily life simple and enjoyable. Ask about our buyer specials, including THOUSANDS in closing costs/prepaids with our preferred lenders! Photos are renderings and stock photos of a completed “Carlie” floor plan. Colors and features may be different than what is featured in the photos.

2. 2026-05-02
   price $168,543 797-char remark

   Show marketing remark (797 chars)

   Step into your gorgeous brand new home — a perfect blend of comfort and modern design. From the welcoming covered entry to the beautifully landscaped front yard, every detail creates a warm first impression. Inside, you’ll discover a bright, open layout with 3 bedrooms and 2 bathrooms. The expansive living area connects effortlessly to the dining space and a gorgeous kitchen featuring energy-efficient appliances, ample countertop space, and a roomy pantry — all crafted to make daily life simple and enjoyable. Ask about our buyer specials, including THOUSANDS in closing costs/prepaids with our preferred lenders! Photos are renderings and stock photos of a completed “Carlie” floor plan. Colors and features may be different than what is featured in the photos.

3. 2026-04-19
   price $169,850 797-char remark

   Show marketing remark (797 chars)

   Step into your gorgeous brand new home — a perfect blend of comfort and modern design. From the welcoming covered entry to the beautifully landscaped front yard, every detail creates a warm first impression. Inside, you’ll discover a bright, open layout with 3 bedrooms and 2 bathrooms. The expansive living area connects effortlessly to the dining space and a gorgeous kitchen featuring energy-efficient appliances, ample countertop space, and a roomy pantry — all crafted to make daily life simple and enjoyable. Ask about our buyer specials, including THOUSANDS in closing costs/prepaids with our preferred lenders! Photos are renderings and stock photos of a completed “Carlie” floor plan. Colors and features may be different than what is featured in the photos.

4. 2026-03-28
   price $184,501 797-char remark

   Show marketing remark (797 chars)

   Step into your gorgeous brand new home — a perfect blend of comfort and modern design. From the welcoming covered entry to the beautifully landscaped front yard, every detail creates a warm first impression. Inside, you’ll discover a bright, open layout with 3 bedrooms and 2 bathrooms. The expansive living area connects effortlessly to the dining space and a gorgeous kitchen featuring energy-efficient appliances, ample countertop space, and a roomy pantry — all crafted to make daily life simple and enjoyable. Ask about our buyer specials, including THOUSANDS in closing costs/prepaids with our preferred lenders! Photos are renderings and stock photos of a completed “Carlie” floor plan. Colors and features may be different than what is featured in the photos.

5. 2026-03-06
   price $189,983 797-char remark

   Show marketing remark (797 chars)

   Step into your gorgeous brand new home — a perfect blend of comfort and modern design. From the welcoming covered entry to the beautifully landscaped front yard, every detail creates a warm first impression. Inside, you’ll discover a bright, open layout with 3 bedrooms and 2 bathrooms. The expansive living area connects effortlessly to the dining space and a gorgeous kitchen featuring energy-efficient appliances, ample countertop space, and a roomy pantry — all crafted to make daily life simple and enjoyable. Ask about our buyer specials, including THOUSANDS in closing costs/prepaids with our preferred lenders! Photos are renderings and stock photos of a completed “Carlie” floor plan. Colors and features may be different than what is featured in the photos.

6. 2026-02-21
   price $194,900 797-char remark

   Show marketing remark (797 chars)

   Step into your gorgeous brand new home — a perfect blend of comfort and modern design. From the welcoming covered entry to the beautifully landscaped front yard, every detail creates a warm first impression. Inside, you’ll discover a bright, open layout with 3 bedrooms and 2 bathrooms. The expansive living area connects effortlessly to the dining space and a gorgeous kitchen featuring energy-efficient appliances, ample countertop space, and a roomy pantry — all crafted to make daily life simple and enjoyable. Ask about our buyer specials, including THOUSANDS in closing costs/prepaids with our preferred lenders! Photos are renderings and stock photos of a completed “Carlie” floor plan. Colors and features may be different than what is featured in the photos.

7. 2026-02-21
   status Active 797-char remark

   Show marketing remark (797 chars)

   Step into your gorgeous brand new home — a perfect blend of comfort and modern design. From the welcoming covered entry to the beautifully landscaped front yard, every detail creates a warm first impression. Inside, you’ll discover a bright, open layout with 3 bedrooms and 2 bathrooms. The expansive living area connects effortlessly to the dining space and a gorgeous kitchen featuring energy-efficient appliances, ample countertop space, and a roomy pantry — all crafted to make daily life simple and enjoyable. Ask about our buyer specials, including THOUSANDS in closing costs/prepaids with our preferred lenders! Photos are renderings and stock photos of a completed “Carlie” floor plan. Colors and features may be different than what is featured in the photos.

8. 2025-12-17
   status Pending 797-char remark

   Show marketing remark (797 chars)

   Step into your gorgeous brand new home — a perfect blend of comfort and modern design. From the welcoming covered entry to the beautifully landscaped front yard, every detail creates a warm first impression. Inside, you’ll discover a bright, open layout with 3 bedrooms and 2 bathrooms. The expansive living area connects effortlessly to the dining space and a gorgeous kitchen featuring energy-efficient appliances, ample countertop space, and a roomy pantry — all crafted to make daily life simple and enjoyable. Ask about our buyer specials, including THOUSANDS in closing costs/prepaids with our preferred lenders! Photos are renderings and stock photos of a completed “Carlie” floor plan. Colors and features may be different than what is featured in the photos.

9. 2025-10-03
   listed $196,985 Active 797-char remark

   Show marketing remark (797 chars)

   Step into your gorgeous brand new home — a perfect blend of comfort and modern design. From the welcoming covered entry to the beautifully landscaped front yard, every detail creates a warm first impression. Inside, you’ll discover a bright, open layout with 3 bedrooms and 2 bathrooms. The expansive living area connects effortlessly to the dining space and a gorgeous kitchen featuring energy-efficient appliances, ample countertop space, and a roomy pantry — all crafted to make daily life simple and enjoyable. Ask about our buyer specials, including THOUSANDS in closing costs/prepaids with our preferred lenders! Photos are renderings and stock photos of a completed “Carlie” floor plan. Colors and features may be different than what is featured in the photos.

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,822
• − Mortgage interest: −$9,441
• − Property taxes: −$2,528
• − Insurance: −$1,640
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$4,903
• Taxable loss: −$5,222
• Est. tax savings @ 24.0%: +$1,253
• After-tax cash flow: $-1,022/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: Oxford City
• NCES district ID: 0102635
• Math proficiency: 27% ▼ -25.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $48,971
• Composite: 35.11/100
• National rank: #5017
• State rank: #22 of 129 in AL

Livability — Oxford

• Score: 76/100
• State rank: #13
• US rank: #3446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oxford, AL
• City population: 18,919
• Population (ZIP): 4,729

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: Majority White (65%)
• Race & ethnicity: White 65% Black 20% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 8% Lithuanian 4% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 6% Arabic 1% Russian/Polish/Slavic 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: ▼ -1.51%
• Current HPI: 272.672
• 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

-14.4% since first listed

9 events — show timeline

• 2026-05-15 Pending — Greater Alabama MLS
• 2026-05-02 Price Changed $168,543 Greater Alabama MLS
• 2026-04-19 Price Changed $169,850 Greater Alabama MLS
• 2026-03-28 Price Changed $184,501 Greater Alabama MLS
• 2026-03-06 Price Changed $189,983 Greater Alabama MLS
• 2026-02-21 Price Changed $194,900 Greater Alabama MLS
• 2026-02-21 Relisted — Greater Alabama MLS
• 2025-12-17 Pending — Greater Alabama MLS
• 2025-10-03 Listed $196,985 Greater Alabama MLS