1216 Oakdale Cir · Weaver, AL 36277

$159,900

3 bd · 1.0 ba · 1,856 sqft · SingleFamily public records · 16 Days on market

Built 1957 0.36 ac lot Est $187k · 15% under

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Why this score? — see what drove the C+ 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 +25.3/30.0
• ARV discount +14.1/15.0
• DSCR +8.3/10.0
• 1% rule +5.9/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One level great investment opportunity or first time buyers. Convenient to JSU 3 bedroom 1 bath, 2 living spaces, Laundry on mail level, hardwood floors, metal roof. A little TLC and you can call this home Sold "As Is"

Key facts

• Large bedrooms
• Spacious yard
• Near schools

Tags

• LARGE BEDROOMS
• SPACIOUS YARD
• COMFORTABLE LIVING SPACES
• EASY ACCESS TO SHOPPING
• NEAR SCHOOLS
• NEAR DINING

Property features AI

Finance

• Other: Lot size approximately 0.36 acres; Located in the Weaver subdivision

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Electric water heater; Internet service available
• Home design: Existing construction; Shingle construction; Basement foundation; Not waterfront; Not a log home
• Construction: Shingle exterior; Basement foundation; Daylight basement; Partial unfinished basement; Year built: existing (no new construction)
• Exterior features: Porch

Interior

• Kitchen: Laminate countertops; Electric oven; Refrigerator
• Bedrooms: Three bedrooms on main level
• Flooring: Vinyl
• Bathrooms: One full bathroom with separate shower
• Heating & cooling: Central heating; Central cooling
• Interior features: Vinyl floors; Ceilings: Other (see remarks); Partial unfinished daylight basement
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 6.6% in Weaver — 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 63/100 on livability (#195 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute 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.
• Zoned schools: Weaver Elementary School (math 15% / reading 52%, grade F, #318 of 627 statewide, top 51%, 553 students, 73% FRL); Weaver High School (math 11% / reading 40%, grade F, #111 of 305 statewide, top 37%, 517 students, 67% FRL) — zoned schools average 70% FRL vs 49% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 30 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 $5k 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 16 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago 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.
• Current owner paid $31k; list at $160k implies a 416% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.09% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.71%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $187,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 Bonnie Dr	0.15mi	3/2.0	1,724 (-7%)	2mo	$174,900	$101	76
1509 Maple Dr	0.37mi	3/2.0	1,824 (-2%)	2mo	$175,000	$96	74
418 Hilltop Rd	0.37mi	3/2.0	1,975 (+6%)	1mo	$199,900	$101	67
1520 Maple Dr	0.45mi	3/2.0	1,904 (+3%)	11mo	$229,000	$120	61
805 Jacksonville St	0.45mi	4/2.0 (+1)	1,793 (-3%)	9mo	$185,000	$103	57
508 George St	0.59mi	3/2.0	1,946 (+5%)	15mo	$164,900	$85	48
104 Main St	0.68mi	4/2.0 (+1)	1,661 (-10%)	0mo	$110,000	$66	42
809 Jacksonville St	0.41mi	3/2.5	2,111 (+14%)	14mo	$215,000	$102	40
1423 Peaceburg Rd	0.73mi	4/1.0 (+1)	1,650 (-11%)	4mo	$130,000	$79	40
601 Parker Blvd	0.53mi	4/3.0 (+1)	1,689 (-9%)	11mo	$195,000	$115	38
1510 Peaceburg Rd	0.75mi	4/3.0 (+1)	2,049 (+10%)	3mo	$215,900	$105	32
505 Shamrock Ave	0.63mi	4/2.0 (+1)	2,080 (+12%)	14mo	$135,000	$65	30

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,862
• Equity at exit: $23,842

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $27,116
• Equity at exit: $13,825

Cash invested: $44,772 (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 36277

• Home prices YoY: -17.7%
• Active inventory: 30
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$115 /mo · $1,381/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $362

Break-even live

Break-even rent $1,291

Max offer price $159,900

Occupancy floor 74%

Sensitivity live

Price	-10% $453	-5% $408	+0% $362	+5% $317	+10% $272
Rent	-10% $224	-5% $293	+0% $362	+5% $431	+10% $501
Rate	-1.0pp $443	-0.5pp $403	base $362	+0.5pp $321	+1.0pp $279

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
567 Andrew Dr Weaver, AL	3.0	2.0	1801	$1,750	$0.97	45d	1	1.32mi

Listing history 13 events

1. 2026-06-21
   days on market $159,900 Active 16 DOM
2. 2026-06-19
   days on market $159,900 Active 14 DOM
3. 2026-06-18
   days on market $159,900 Active 13 DOM
4. 2026-06-17
   days on market $159,900 Active 12 DOM
5. 2026-06-16
   days on market $159,900 Active 11 DOM
6. 2026-06-15
   days on market $159,900 Active 10 DOM
7. 2026-06-14
   days on market $159,900 Active 8 DOM
8. 2026-06-13
   days on market $159,900 Active 7 DOM
9. 2026-06-10
   days on market $159,900 Active 5 DOM
10. 2026-06-09
    days on market $159,900 Active 4 DOM
11. 2026-06-08
    days on market $159,900 Active 3 DOM
12. 2026-06-07
    remarks 443-char remark
13. 2026-06-07
    listed $159,900 Active 2 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: $1,381 · $115/mo
• Projected year-2 tax: $1,381 · $115/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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $21,000
• − Mortgage interest: −$8,957
• − Property taxes: −$1,381
• − Insurance: −$800
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$4,652
• Taxable income: $1,851
• Est. tax owed @ 24.0%: −$444
• After-tax cash flow: $3,903/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 — Weaver

• Score: 63/100
• State rank: #195
• US rank: #15696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weaver, AL
• City population: 5,153
• Population (ZIP): 5,153

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 (76%)
• Race & ethnicity: White 76% Black 16% Hispanic / Latino 5% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Portuguese 2% Slovak 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% 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: ▼ -41.96%
• Current HPI: 195.0725
• 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

+255.3% since first listed

8 events — show timeline

• 2026-06-05 Listed $159,900 Greater Alabama MLS
• 2024-10-13 Rental Removed $925 APPFOLIO
• 2024-10-04 Listed for Rent $925 APPFOLIO
• 2019-09-13 Sold (Public Records) $31,000 Public Records
• 2019-09-13 Sold (MLS) $31,000 Greater Alabama MLS
• 2019-09-05 Pending — Greater Alabama MLS
• 2019-06-26 Delisted — Greater Alabama MLS
• 2019-01-28 Listed $45,000 Greater Alabama MLS

Property tax history

+8.4%/yr

Latest (2025): $1,381 · +0.0% YoY. Source: county tax records.