222 S Oak Ave · Sylacauga, AL 35150

$157,000

3 bd · 0.5 ba · 3,180 sqft · MultiFamily public records · 124 Days on market

Built 2025 2,180 ac lot $49/sqft · 34% below area Est $164k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +9.5/15.0
• 1% rule +9.4/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Discover this beautifully renovated 3-bedroom, 2-bathroom home featuring 2,180 sq. ft. of updated living space. Every detail has been upgraded from top to bottom, delivering the comfort and feel of a newly refreshed home. Property Features: Spacious open floor plan designed for everyday living Granite tile countertops and modern tile backsplash in the kitchen Fully renovated interior with new flooring, fixtures, and finishes throughout New roof and windows for long-term durability Additional lot providing extra usable space Framework already in place for a large shed, garage, or workshop in the back This property includes quality updates, generous square footage, and added flexibility. The extra lot creates space for storage, expansion, or future improvements.

Key facts

• Open floor plan
• Renovated home
• New roof

Tags

• RENOVATED HOME
• OPEN FLOOR PLAN
• GRANITE TILE COUNTERTOPS
• MODERN TILE BACKSPLASH
• FULLY RENOVATED INTERIOR
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath multifamily listed at $157k.

Deal economics

• At list price, monthly cash flow is $828 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $138k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 4.3% in Sylacauga — 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 64/100 on livability (#157 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A-; Watch: crime F, amenities F, commute F.
• Sylacauga City (town): math 20% / reading 45% proficiency, ranked #63 of 129 in AL (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Indian Valley Elementary School (553 students, 66% FRL); Nicholslawson Middle School (math 17% / reading 48%, grade F, #105 of 257 statewide, top 42%, 481 students, 68% FRL); Sylacauga High School (math 22% / reading 32%, grade F, #90 of 305 statewide, top 35%, 677 students, 63% FRL) — zoned schools average 66% FRL vs 50% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 135 active listings in the ZIP; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% 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 $138,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.44% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.59%
• DSCR: 2.01
• GRM: 5.8

CMA / ARV

• ARV (median comp): $164,148
• List price: $157,000
• Delta: -4.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.4%
• Equity multiple: 1.62×
• Total profit: $27,220
• Equity at exit: $23,409

10-year hold

• IRR: 24.1%
• Equity multiple: 3.08×
• Total profit: $91,389
• Equity at exit: $13,574

Cash invested: $43,960 (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 35150

• Home prices YoY: -7.9%
• Active inventory: 135
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,259 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$68 /mo · $820/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $828

Break-even live

Break-even rent $1,212

Max offer price $157,000

Occupancy floor 58%

Sensitivity live

Price	-10% $916	-5% $872	+0% $828	+5% $783	+10% $739
Rent	-10% $649	-5% $738	+0% $828	+5% $917	+10% $1,006
Rate	-1.0pp $907	-0.5pp $867	base $828	+0.5pp $787	+1.0pp $745

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,258
Total (2 units)			$2,259

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $157,000 Active 124 DOM
2. 2026-06-19
   days on market $157,000 Active 122 DOM
3. 2026-06-18
   days on market $157,000 Active 121 DOM
4. 2026-06-17
   days on market $157,000 Active 120 DOM
5. 2026-06-16
   days on market $157,000 Active 119 DOM
6. 2026-06-15
   days on market $157,000 Active 118 DOM
7. 2026-06-14
   days on market $157,000 Active 116 DOM
8. 2026-06-12
   days on market $157,000 Active 115 DOM
9. 2026-06-09
   days on market $157,000 Active 112 DOM
10. 2026-06-08
    days on market $157,000 Active 111 DOM
11. 2026-06-07
    days on market $157,000 Active 110 DOM
12. 2026-06-07
    days on market $157,000 Active 109 DOM
13. 2026-06-04
    days on market $157,000 Active 106 DOM
14. 2026-06-02
    days on market $157,000 Active 105 DOM
15. 2026-06-01
    days on market $157,000 Active 104 DOM
16. 2026-05-31
    days on market $157,000 Active 103 DOM
17. 2026-05-31
    days on market $157,000 Active 102 DOM
18. 2026-02-17
    listed $157,000 Active 771-char remark

    Show marketing remark (771 chars)

    Discover this beautifully renovated 3-bedroom, 2-bathroom home featuring 2,180 sq. ft. of updated living space. Every detail has been upgraded from top to bottom, delivering the comfort and feel of a newly refreshed home. Property Features: Spacious open floor plan designed for everyday living Granite tile countertops and modern tile backsplash in the kitchen Fully renovated interior with new flooring, fixtures, and finishes throughout New roof and windows for long-term durability Additional lot providing extra usable space Framework already in place for a large shed, garage, or workshop in the back This property includes quality updates, generous square footage, and added flexibility. The extra lot creates space for storage, expansion, or future improvements.

ⓘ 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: $820 · $68/mo
• Projected year-2 tax: $820 · $68/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 7/10 Severe 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,108
• − Mortgage interest: −$8,794
• − Property taxes: −$820
• − Insurance: −$785
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$4,567
• Taxable income: $7,804
• Est. tax owed @ 24.0%: −$1,873
• After-tax cash flow: $8,057/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: Sylacauga City
• NCES district ID: 0103120
• Math proficiency: 20% ▼ -25.00%
• Reading proficiency: 45% ▲ 4.00%
• Median HH income: $33,900
• Composite: 26.64/100
• National rank: #7170
• State rank: #63 of 129 in AL

Livability — Sylacauga

• Score: 64/100
• State rank: #157
• US rank: #14297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sylacauga, AL
• City population: 17,118
• Population (ZIP): 17,118

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: Majority White (62%)
• Race & ethnicity: White 62% Black 32% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Hispanic 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 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: ▼ -20.65%
• Current HPI: 240.527
• 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

1 event — show timeline

• 2026-02-17 Listed $157,000 Greater Alabama MLS

Property tax history

+0.4%/yr

Latest (2025): $820 · -4.0% YoY. Source: county tax records.