6015 Saks Rd · Saks, AL 36206

$115,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 32 Days on market

Built 1966 9,583 sqft lot $114/sqft · 16% below area Est $138k · 16% 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 +14.9/15.0
• DSCR +8.8/10.0
• 1% rule +5.9/10.0
• Schools +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location! Want to be on fast track to work, Walmart, Lowes, food, gas station, and relatives/friends? This house is in the center of the county minutes away from Hwy 431 on multiple routes as well as Hwy 21/McClellan Blvd. Gas station is in walking distance if necessary. You won't find a property at this price in an area as safe as this one with Saks School System. Details! New Septic with paperwork($400 value, so you don't have to order inspection), Iron water lines replaced with pex through whole house. New water meter. Cast iron waste drains removed and replaced with PVC. Water heater 2 years. Central HVAC with NATURAL gas heat, 5 years.

Key facts

• Central hvac
• Water heater 2 years
• New septic

Tags

• WALKING DISTANCE GAS STATION
• NEW SEPTIC
• IRON WATER LINES REPLACED
• NEW WATER METER
• WATER HEATER 2 YEARS
• CENTRAL HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 5.4% in Saks — 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 56/100 on livability (#413 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D+, employment D, schools 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: 39 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 $795 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 32 days — a 3% lower offer ($112k) 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D 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: 1.09% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.88%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

• ARV (median comp): $137,586
• List price: $115,000
• Delta: -9.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6015 Saks Rd	0.00mi	3/1.0	1,008 (0%)	13mo	$104,000	$103	89
439 W 64th St	0.55mi	3/2.0	1,008 (0%)	3mo	$86,100	$85	68
6237 Chartee Dr	0.37mi	3/2.0	1,050 (+4%)	16mo	$160,000	$152	59
5537 Saks Rd	0.56mi	2/1.0 (-1)	1,122 (+11%)	1mo	$149,900	$134	49
440 Permita Ct	0.74mi	3/2.0	1,064 (+6%)	4mo	$125,000	$117	49
5429 Saks Rd	0.68mi	3/1.0	1,147 (+14%)	0mo	$152,000	$133	45

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,278
• Equity at exit: $17,147

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $14,769
• Equity at exit: $9,943

Cash invested: $32,200 (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 36206

• Home prices YoY: -20.6%
• Active inventory: 39
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$50 /mo · $603/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $225

Break-even live

Break-even rent $972

Max offer price $115,000

Occupancy floor 77%

Sensitivity live

Price	-10% $290	-5% $258	+0% $225	+5% $193	+10% $160
Rent	-10% $126	-5% $176	+0% $225	+5% $275	+10% $325
Rate	-1.0pp $283	-0.5pp $255	base $225	+0.5pp $196	+1.0pp $165

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $115,000 Active 32 DOM
2. 2026-06-18
   days on market $115,000 Active 31 DOM
3. 2026-06-17
   days on market $115,000 Active 30 DOM
4. 2026-06-16
   days on market $115,000 Active 29 DOM
5. 2026-06-15
   days on market $115,000 Active 28 DOM
6. 2026-06-14
   days on market $115,000 Active 26 DOM
7. 2026-06-13
   days on market $115,000 Active 25 DOM
8. 2026-06-10
   days on market $115,000 Active 23 DOM
9. 2026-06-09
   days on market $115,000 Active 22 DOM
10. 2026-06-08
    days on market $115,000 Active 21 DOM
11. 2026-06-07
    days on market $115,000 Active 20 DOM
12. 2026-06-05
    days on market $115,000 Active 17 DOM
13. 2026-06-03
    days on market $115,000 Active 16 DOM
14. 2026-06-02
    days on market $115,000 Active 15 DOM
15. 2026-06-01
    days on market $115,000 Active 14 DOM
16. 2026-05-31
    days on market $115,000 Active 13 DOM
17. 2026-05-30
    days on market $115,000 Active 12 DOM
18. 2026-05-18
    listed $115,000 Active 648-char remark

    Show marketing remark (648 chars)

    Location! Want to be on fast track to work, Walmart, Lowes, food, gas station, and relatives/friends? This house is in the center of the county minutes away from Hwy 431 on multiple routes as well as Hwy 21/McClellan Blvd. Gas station is in walking distance if necessary. You won't find a property at this price in an area as safe as this one with Saks School System. Details! New Septic with paperwork($400 value, so you don't have to order inspection), Iron water lines replaced with pex through whole house. New water meter. Cast iron waste drains removed and replaced with PVC. Water heater 2 years. Central HVAC with NATURAL gas heat, 5 years.

19. 2026-04-22
    price $125,000
20. 2026-03-31
    price $130,000
21. 2026-03-20
    price $135,000
22. 2025-06-03
    soldstatus $106,000
23. 2025-05-28
    price $104,000
24. 2025-05-27
    soldstatus $104,000
25. 2025-05-27
    listed $106,000
26. 2020-11-20
    soldstatus $62,000
27. 2004-10-25
    soldstatus $40,000

ⓘ 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: $603 · $50/mo
• Projected year-2 tax: $603 · $50/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 7/10 Severe FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 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: $15,085
• − Mortgage interest: −$6,442
• − Property taxes: −$603
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$3,345
• Taxable income: $909
• Est. tax owed @ 24.0%: −$218
• After-tax cash flow: $2,487/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 — Saks

• Score: 56/100
• State rank: #413
• US rank: #22683

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saks, AL
• County: Calhoun County · 71,763 people
• City population: 11,172
• Metro: Anniston-Oxford, AL
• Population (ZIP): 11,172
• Household income: $51,116
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 300.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 38% Hispanic / Latino 5% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 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: ▼ -45.39%
• Current HPI: 175.4422
• Rent YoY: —
• 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

+187.5% since first listed

10 events — show timeline

• 2026-05-18 Listed $115,000 Greater Alabama MLS
• 2026-04-22 Price Changed $125,000 Greater Alabama MLS
• 2026-03-31 Price Changed $130,000 Greater Alabama MLS
• 2026-03-20 Price Changed $135,000 Greater Alabama MLS
• 2025-06-03 Sold (Public Records) $106,000 Public Records
• 2025-05-28 Price Changed $104,000 Greater Alabama MLS
• 2025-05-27 Listed $106,000 Greater Alabama MLS
• 2025-05-27 Sold (MLS) $104,000 Greater Alabama MLS
• 2020-11-20 Sold (Public Records) $62,000 Public Records
• 2004-10-25 Sold (Public Records) $40,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $603 · +7.0% YoY. Source: county tax records.