326 Wilkerson Dr · Hobson City, AL 36201

$699,000

2 bd · 2.0 ba · 864 sqft · MultiFamily public records · 15 Days on market

Built 1950

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• 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 (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Turnkey income opportunity in the heart of Alabama's Calhoun County. This 20-unit apartment community offers a clean, consistent unit mix of all 1-bedroom/1-bathroom layouts — the most in-demand and easiest-to-manage configuration for steady occupancy and predictable cash flow. This parcel consist of 6 separate duplexes. A uniform floor plan across all 20 units means simplified maintenance, streamlined turnovers, and straightforward budgeting. 14 of the units have been completed, new roofs throughout, exterior doors and windows. Separate water and electrical meters. Parking in the front of the buildings or the street and there is land in the back for the new owner could do something w

Key facts

• Built 1950
• Listed 15 days

Property features AI

Finance

• Other: Two total units; Total interior area listed as 864 (unit-level square footage provided)
• Financial info: Expenses listed as $100 per month; Tenant pays: other (see remarks)
• HOA & community: No HOA information provided

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Public water; Connected sewer
• Home design: Existing structure; Minor subdivision: WILKERSON
• Construction: Brick and frame construction; Slab foundation
• Exterior features: Not in a flood plain

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: Two 1-bedroom units
• Flooring: Other
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Other heating (see remarks); Other cooling (see remarks)
• Interior features: Other flooring
• Laundry & utility: Washer/dryer connection in units

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $699k.

Deal economics

• At list price, monthly cash flow is $8k ($101k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $699k).
• Recommended offer: $689k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#170 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: employment D+, crime D-, amenities 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: 73 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k of loan paydown is wiped out by about $21k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $196k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($689k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $699k implies a 1648% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $688,515 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 2.41% ✓
• Cap rate: 20.88%
• Cash-on-cash: 52.10%
• DSCR: 3.32
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 49.6%
• Equity multiple: 3.17×
• Total profit: $424,002
• Equity at exit: $104,223

10-year hold

• IRR: 55.1%
• Equity multiple: 6.43×
• Total profit: $1,061,855
• Equity at exit: $60,437

Cash invested: $195,720 (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 36201

• Active inventory: 73
• Price-to-rent: 69.1×

Monthly cashflow live

• Estimated rent: $16,871 high
• Mortgage (P&I): −$3,666
• Tax est. 1.5%: −$874 /mo · $10,485/yr
• Insurance: −$291
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,543
• Net cashflow: $8,431

Break-even live

Break-even rent $6,199

Max offer price $699,000

Occupancy floor 45%

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

Units	Beds	Baths	Est. rent
▸ 20× units	1	1	$16,880
Total (20 units)			$16,871

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 McPherson St Apt 2 Oxford, AL	2.0	1.0	950	$875	$0.92	43d	1	0.61mi
1716 Hillyer Robinson Industrial Pkwy Unit F43NORTH-1 Oxford, AL	2.0	2.0	1045	$900	$0.86	43d	1	1.42mi
20 Carriage Ln #8 Oxford, AL	2.0	1.5	1100	$1,025	$0.93	43d	1	1.46mi
11 Carriage Ln Unit 1-8 Oxford, AL	2.0	1.5	1100	$995	$0.90	43d	1	1.48mi
41 Carriage Ln Unit 4 Oxford, AL	2.0	1.5	1100	$995	$0.90	43d	1	1.48mi

Listing history 14 events

1. 2026-06-19
   days on market $699,000 Active 15 DOM
2. 2026-06-18
   days on market $699,000 Active 14 DOM
3. 2026-06-17
   days on market $699,000 Active 13 DOM
4. 2026-06-16
   days on market $699,000 Active 12 DOM
5. 2026-06-15
   days on market $699,000 Active 11 DOM
6. 2026-06-14
   days on market $699,000 Active 9 DOM
7. 2026-06-13
   days on market $699,000 Active 8 DOM
8. 2026-06-10
   days on market $699,000 Active 6 DOM
9. 2026-06-09
   days on market $699,000 Active 5 DOM
10. 2026-06-08
    days on market $699,000 Active 4 DOM
11. 2026-06-07
    days on market $699,000 Active 3 DOM
12. 2026-06-05
    status $699,000 Active 1 DOM
13. 2026-06-03
    remarks 693-char remark
14. 2026-06-03
    listed $699,000 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.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $202,452
• − Mortgage interest: −$39,155
• − Property taxes: −$10,485
• − Insurance: −$4,292
• − Repairs & maintenance: −$16,196
• − Management: −$16,196
• − Depreciation: −$20,335
• Taxable income: $95,793
• Est. tax owed @ 24.0%: −$22,990
• After-tax cash flow: $78,182/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 — Hobson City

• Score: 64/100
• State rank: #170
• US rank: #14815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hobson City, AL
• Population (ZIP): 17,406

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 0.57)
• Race & ethnicity: White 47% Black 46% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Slovak 1% Scandinavian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -78.92%
• Current HPI: 59.1512
• 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

+1647.5% since first listed

2 events — show timeline

• 2026-06-03 Coming Soon $699,000 Greater Alabama MLS
• 2024-08-08 Sold (Public Records) $40,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $527 · +0.0% YoY. Source: county tax records.