800 Pecanwood · Anniston, AL 36207

$147,000

3 bd · 1.5 ba · 1,406 sqft · SingleFamily public records · 32 Days on market

Built 1976 0.43 ac lot $105/sqft · 9% below area Est $216k · 32% under

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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).

• Cash flow +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Anniston- Spacious split level home partially remodeled. Home features 3 bedrooms, 2.5 baths, living room, dining, large kitchen, rec room with FP in the lower level as well as a half bath and double garage.

Key facts

• 0.43 acre lot
• 2 garage spots
• Listed 32 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $78 ($934/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 $124k (15.5% below list).
• Recommended offer: $124k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.1% in Anniston — 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 58/100 on livability (#348 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Anniston City (urban): math 2% / reading 12% proficiency, ranked #128 of 129 in AL (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Golden Springs Elementary School (math 2% / reading 27%, grade F, #508 of 627 statewide, top 84%, 414 students, 78% FRL); Anniston Middle School (math 2% / reading 0%, grade F, #257 of 257 statewide, top 100%, 393 students, 91% FRL); Anniston High School (math 2% / reading 12%, grade F, #265 of 305 statewide, top 89%, 466 students, 86% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: 128 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k 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 ($143k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $26k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,246 (15.5% 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 15% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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: 0.85% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 9.9

CMA / ARV

• ARV (median comp): $216,357
• List price: $147,000
• Delta: -32.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2703 Martha Brooks Ln	0.08mi	2/2.0 (-1)	1,520 (+8%)	17mo	$245,000	$161	62
2607 Oak Village Dr	0.13mi	2/2.5 (-1)	1,567 (+12%)	23mo	$210,000	$134	47
29 Mountain Side Cir	0.61mi	3/2.0	1,612 (+15%)	3mo	$260,000	$161	42

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-18,911
• Equity at exit: $21,918

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-10,285
• Equity at exit: $12,710

Cash invested: $41,160 (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 36207

• Home prices YoY: -23.7%
• Active inventory: 128
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$771
• Tax from tax record: −$72 /mo · $858/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $78

Break-even live

Break-even rent $1,144

Max offer price $147,000

Occupancy floor 89%

Sensitivity live

Price	-10% $161	-5% $119	+0% $78	+5% $36	+10% $-5
Rent	-10% $-20	-5% $29	+0% $78	+5% $127	+10% $176
Rate	-1.0pp $152	-0.5pp $115	base $78	+0.5pp $40	+1.0pp $1

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 Kirkwood Ave Anniston, AL	3.0	2.0	1216	$1,025	$0.84	45d	1	1.50mi

Listing history 14 events

1. 2026-05-19
   status Pending 210-char remark

   Show marketing remark (210 chars)

   Anniston- Spacious split level home partially remodeled. Home features 3 bedrooms, 2.5 baths, living room, dining, large kitchen, rec room with FP in the lower level as well as a half bath and double garage.

2. 2026-05-12
   status Active 210-char remark

   Show marketing remark (210 chars)

   Anniston- Spacious split level home partially remodeled. Home features 3 bedrooms, 2.5 baths, living room, dining, large kitchen, rec room with FP in the lower level as well as a half bath and double garage.

3. 2026-04-17
   status Pending 210-char remark

   Show marketing remark (210 chars)

   Anniston- Spacious split level home partially remodeled. Home features 3 bedrooms, 2.5 baths, living room, dining, large kitchen, rec room with FP in the lower level as well as a half bath and double garage.

4. 2026-04-14
   status Active 210-char remark

   Show marketing remark (210 chars)

   Anniston- Spacious split level home partially remodeled. Home features 3 bedrooms, 2.5 baths, living room, dining, large kitchen, rec room with FP in the lower level as well as a half bath and double garage.

5. 2026-02-26
   status Pending 210-char remark

   Show marketing remark (210 chars)

   Anniston- Spacious split level home partially remodeled. Home features 3 bedrooms, 2.5 baths, living room, dining, large kitchen, rec room with FP in the lower level as well as a half bath and double garage.

6. 2026-02-25
   price $147,000 210-char remark

   Show marketing remark (210 chars)

   Anniston- Spacious split level home partially remodeled. Home features 3 bedrooms, 2.5 baths, living room, dining, large kitchen, rec room with FP in the lower level as well as a half bath and double garage.

7. 2026-02-06
   listed $173,000 Active 210-char remark

   Show marketing remark (210 chars)

   Anniston- Spacious split level home partially remodeled. Home features 3 bedrooms, 2.5 baths, living room, dining, large kitchen, rec room with FP in the lower level as well as a half bath and double garage.

8. 2022-04-01
   soldstatus $219,900
9. 2022-03-31
   soldstatus $219,900 Sold 411-char remark

   Show marketing remark (411 chars)

   This lovely home is located on an oversized corner lot. Featuring three bedrooms, two baths, living room, dining room, and a den. Outside you will find a large deck overlooking the enormous backyard. The entire home is completely updated and renovated , to include beautiful laminate flooring throughout and granite countertops in kitchen and all bathroom. Don't miss this beautiful home as it won't last long!

10. 2022-03-07
    historical Contingent 411-char remark

    Show marketing remark (411 chars)

    This lovely home is located on an oversized corner lot. Featuring three bedrooms, two baths, living room, dining room, and a den. Outside you will find a large deck overlooking the enormous backyard. The entire home is completely updated and renovated , to include beautiful laminate flooring throughout and granite countertops in kitchen and all bathroom. Don't miss this beautiful home as it won't last long!

11. 2022-03-02
    listed $214,900 Active 411-char remark

    Show marketing remark (411 chars)

    This lovely home is located on an oversized corner lot. Featuring three bedrooms, two baths, living room, dining room, and a den. Outside you will find a large deck overlooking the enormous backyard. The entire home is completely updated and renovated , to include beautiful laminate flooring throughout and granite countertops in kitchen and all bathroom. Don't miss this beautiful home as it won't last long!

12. 2022-02-25
    historical $214,900 411-char remark

    Show marketing remark (411 chars)

    This lovely home is located on an oversized corner lot. Featuring three bedrooms, two baths, living room, dining room, and a den. Outside you will find a large deck overlooking the enormous backyard. The entire home is completely updated and renovated , to include beautiful laminate flooring throughout and granite countertops in kitchen and all bathroom. Don't miss this beautiful home as it won't last long!

13. 2021-11-03
    soldstatus $120,000
14. 2004-08-23
    soldstatus $85,000

ⓘ 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: $858 · $72/mo
• Projected year-2 tax: $858 · $72/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,910
• − Mortgage interest: −$8,234
• − Property taxes: −$858
• − Insurance: −$735
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$4,276
• Taxable loss: −$1,580
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $1,314/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: Anniston City
• NCES district ID: 0100090
• Math proficiency: 2% ▼ -20.00%
• Reading proficiency: 12% ▼ -15.00%
• Median HH income: $31,824
• Composite: 5.36/100
• National rank: #10030
• State rank: #128 of 129 in AL

Livability — Anniston

• Score: 58/100
• State rank: #348
• US rank: #20680

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anniston, AL
• County: Calhoun County · 71,763 people
• City population: 19,220
• Metro: Anniston-Oxford, AL
• Population (ZIP): 19,220
• Household income: $67,969
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 486.0

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 (71%)
• Race & ethnicity: White 71% Black 22% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 4% Italian 2% Serbian 1%
• 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: ▼ -51.85%
• Current HPI: 166.6999
• 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

+72.9% since first listed

14 events — show timeline

• 2026-05-19 Pending — VMLS
• 2026-05-12 Relisted — VMLS
• 2026-04-17 Pending — VMLS
• 2026-04-14 Relisted — VMLS
• 2026-02-26 Pending — VMLS
• 2026-02-25 Price Changed $147,000 VMLS
• 2026-02-06 Listed $173,000 VMLS
• 2022-04-01 Sold (Public Records) $219,900 Public Records
• 2022-03-31 Sold (MLS) $219,900 Greater Alabama MLS
• 2022-03-07 Contingent — Greater Alabama MLS
• 2022-03-02 Listed $214,900 Greater Alabama MLS
• 2022-02-25 Coming Soon $214,900 Greater Alabama MLS
• 2021-11-03 Sold (Public Records) $120,000 Public Records
• 2004-08-23 Sold (Public Records) $85,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $858 · -4.4% YoY. Source: county tax records.