3712 Mary Dr · Oxford, AL 36203

$179,900

3 bd · 1.0 ba · 1,242 sqft · SingleFamily public records · 1 Days on market

Built 1991 0.40 ac lot Est $171k · at est.

---

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 +12.9/30.0
• ARV discount +5.3/15.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Valley View and 3712 Mary Drive. This move in ready home was completely remodeled in 2021 and updated in 2023 with some new appliances, ceiling fans, light fixtures, an outdoor shed and a spacious deck. It has a spacious fenced in backyard with a nice view from the deck to relax and it gives you plenty of space to entertain. You will have close access to shopping, restaurants, and the beautiful Choccolocco Park in Oxford. Is there any reason you wouldn't want to check this beauty out?

Key facts

• 0.4 acre lot
• Parking
• Built 1991

Property features AI

Finance

• Other: Property accessed by paved public roads; Lot size approximately 0.4 acres; Not in a flood plain; No pool; No patio noted; Not a historic register property

Exterior

• Parking: Attached parking; Off-street parking and on-street parking available; Uncovered parking; One carport space
• Utilities: Public water; Septic system; Gas water heater; Internet service available (AT&T Sparklight)
• Home design: Existing home; Crawl space foundation; Vinyl siding construction
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Fenced yard; Porch; Open deck; Some trees; Subdivision lot; Street lights

Interior

• Kitchen: Dishwasher (built-in); Refrigerator; Electric stove; Laminate countertops
• Bedrooms: Master bedroom (main level); Two additional bedrooms (main level)
• Flooring: Carpet; Hardwood laminate
• Bathrooms: Two full bathrooms with tub/shower combos; Master bath (main level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Bay window; Some window treatments to remain; One electric, ventless stone fireplace in the living room; Ceilings listed as other
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-15 ($-175/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (25.9% below list).
• Recommended offer: $133k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Zoned schools: Oxford Elementary School (math 34% / reading 55%, grade F, #171 of 627 statewide, top 31%, 794 students, 60% FRL); Oxford High School (math 36% / reading 52%, grade F, #25 of 305 statewide, top 8%, 1,288 students, 61% FRL).
• Market conditions: Rents flat; 112 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 189 units permitted in Talladega County in 2024 (6 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 $5k of value loss. Plan a longer hold.
• Talladega County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,280 (25.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.74% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $171,396
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3515 Mary Dr	0.24mi	3/2.0	1,289 (+4%)	4mo	$199,900	$155	76
3605 Mary Dr	0.17mi	3/2.0	1,204 (-3%)	11mo	$165,000	$137	74
3600 Valley View Dr	0.20mi	3/2.0	1,202 (-3%)	14mo	$190,000	$158	70
3501 Rocky Ridge Dr	0.08mi	3/2.0	1,302 (+5%)	22mo	$150,000	$115	66
3723 Mary Dr	0.05mi	3/2.0	1,387 (+12%)	12mo	$192,000	$138	64
3701 Valleyview Dr	0.15mi	3/2.0	1,122 (-10%)	23mo	$185,900	$166	53
200 Southmoor Cir	0.61mi	3/2.0	1,258 (+1%)	22mo	$112,000	$89	48
4090 Mcintosh Rd	0.60mi	3/2.0	1,152 (-7%)	19mo	$165,000	$143	40
134 Southmoor Cir	0.68mi	2/2.0 (-1)	1,389 (+12%)	23mo	$126,700	$91	21

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 · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.33×
• Total profit: $-33,582
• Equity at exit: $26,824

10-year hold

• IRR: -17.9%
• Equity multiple: 0.12×
• Total profit: $-44,084
• Equity at exit: $15,554

Cash invested: $50,372 (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 36203

• Home prices YoY: -20.4%
• Rents YoY: 0.4%
• Active inventory: 112
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-15

Break-even live

Break-even rent $1,351

Max offer price $177,317

Occupancy floor 96%

Sensitivity live

Price	-10% $87	-5% $36	+0% $-15	+5% $-66	+10% $-116
Rent	-10% $-120	-5% $-67	+0% $-15	+5% $38	+10% $91
Rate	-1.0pp $76	-0.5pp $31	base $-15	+0.5pp $-61	+1.0pp $-109

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 Fitzgerald Rd Oxford, AL	3.0	2.0	1142	$1,325	$1.16	44d	1	0.88mi

Listing history 7 events

1. 2026-06-19
   statusdays on market $179,900 Active 1 DOM
2. 2026-06-18
   days on market $179,900 Coming Soon 5 DOM
3. 2026-06-17
   days on market $179,900 Coming Soon 4 DOM
4. 2026-06-16
   days on market $179,900 Coming Soon 3 DOM
5. 2026-06-15
   days on market $179,900 Coming Soon 2 DOM
6. 2026-06-14
   remarks 501-char remark
7. 2026-06-14
   listed $179,900 Coming Soon 1 DOM

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: +$148/yr (+$12/mo · 25.0%)

ⓘ 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 ≥104°F today · 20 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: $15,994
• − Mortgage interest: −$10,077
• − Property taxes: −$590
• − Insurance: −$900
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$5,233
• Taxable loss: −$3,365
• Est. tax savings @ 24.0%: +$808
• After-tax cash flow: $632/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
• County: Calhoun County · 71,763 people
• City population: 18,919
• Metro: Anniston-Oxford, AL
• Population (ZIP): 18,919
• Household income: $69,485
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 404.0

Population outlook (Talladega County) Hauer SSP2

• Today (2025): 78,905 people
• By 2030: 77,160 · -2.2%
• By 2040: 72,937 · -7.6%
• By 2050: 68,279 · -13.5%
• By 2075: 57,884 · -26.6%
• By 2100: 47,220 · -40.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 17% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6% Korean 1%

Political lean MEDSL · Talladega

• 2024 margin: Solid R (+33.8) · D 32.9% · R 66.6%
• 2008→2024 swing: -15.3pp toward R · 2008: -18.5pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+25.5 2016: R+25.6 2012: R+16.0 2008: R+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.24%
• Current HPI: 211.005
• Rent YoY: ▲ 0.39%
• 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

1 event — show timeline

• 2026-06-13 Coming Soon $179,900 Greater Alabama MLS

Property tax history

+4.9%/yr

Latest (2025): $590 · +6.8% YoY. Source: county tax records.