1111 Silver Run Rd · Oxford, AL 36268

$125,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 67 Days on market

Built 1979 3.00 ac lot $89/sqft · 7% below area Est $134k · 7% under

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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
• ARV discount +10.5/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home needs some TLC but it provides plenty of privacy on 3 acres with great proximity to town, shopping and the interstate. Come make this house your home. Schedule your showing today!

Key facts

• Privacy
• Shopping
• Proximity to town

Tags

• 3 ACRES
• PRIVACY
• PROXIMITY TO TOWN
• SHOPPING
• INTERSTATE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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.
• Talladega County (rural): math 15% / reading 44% proficiency, ranked #75 of 129 in AL (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 24 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

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Talladega County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $76k; list at $125k implies a 64% gain — meaningful room to come down on a strong offer.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.06%
• DSCR: 1.80
• GRM: 6.5

CMA / ARV

• ARV (median comp): $133,979
• List price: $125,000
• Delta: -6.70%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.7%
• Equity multiple: 3.90×
• Total profit: $101,570
• Equity at exit: $112,610

10-year hold

• IRR: 32.4%
• Equity multiple: 8.79×
• Total profit: $272,614
• Equity at exit: $242,848

Cash invested: $35,000 (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 36268

• Home prices YoY: 5.1%
• Active inventory: 24
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $527

Break-even live

Break-even rent $928

Max offer price $125,000

Occupancy floor 62%

Sensitivity live

Price	-10% $597	-5% $562	+0% $527	+5% $491	+10% $456
Rent	-10% $401	-5% $464	+0% $527	+5% $590	+10% $653
Rate	-1.0pp $590	-0.5pp $559	base $527	+0.5pp $494	+1.0pp $461

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
188 Silver Run Rd Munford, AL	3.0	2.0	1311	$1,595	$1.22	44d	1	0.82mi

Listing history 20 events

1. 2026-06-21
   days on market $125,000 Active 67 DOM
2. 2026-06-19
   days on market $125,000 Active 65 DOM
3. 2026-06-18
   days on market $125,000 Active 64 DOM
4. 2026-06-17
   days on market $125,000 Active 63 DOM
5. 2026-06-16
   days on market $125,000 Active 62 DOM
6. 2026-06-15
   days on market $125,000 Active 61 DOM
7. 2026-06-14
   days on market $125,000 Active 59 DOM
8. 2026-06-13
   days on market $125,000 Active 58 DOM
9. 2026-06-10
   days on market $125,000 Active 56 DOM
10. 2026-06-09
    days on market $125,000 Active 55 DOM
11. 2026-06-08
    days on market $125,000 Active 54 DOM
12. 2026-06-07
    days on market $125,000 Active 53 DOM
13. 2026-06-05
    days on market $125,000 Active 50 DOM
14. 2026-06-03
    days on market $125,000 Active 49 DOM
15. 2026-06-02
    days on market $125,000 Active 48 DOM
16. 2026-06-01
    days on market $125,000 Active 47 DOM
17. 2026-05-31
    days on market $125,000 Active 46 DOM
18. 2026-05-30
    days on market $125,000 Active 45 DOM
19. 2026-04-15
    listed $125,000 Active 189-char remark

    Show marketing remark (189 chars)

    This home needs some TLC but it provides plenty of privacy on 3 acres with great proximity to town, shopping and the interstate. Come make this house your home. Schedule your showing today!

20. 2019-08-08
    soldstatus $76,000

ⓘ 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: $309 · $26/mo
• Projected year-2 tax: $512 · $43/mo
• Expected delta: +$204/yr (+$17/mo · 66.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,140
• − Mortgage interest: −$7,002
• − Property taxes: −$309
• − Insurance: −$625
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$3,636
• Taxable income: $4,506
• Est. tax owed @ 24.0%: −$1,081
• After-tax cash flow: $5,239/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: Talladega County
• NCES district ID: 0103180
• Math proficiency: 15% ▼ -24.00%
• Reading proficiency: 44% ▲ 3.00%
• Median HH income: $37,715
• Composite: 24.5/100
• National rank: #7650
• State rank: #75 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

• City population: 18,919
• Population (ZIP): 6,022

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 (85%)
• Race & ethnicity: White 85% Black 11% Two or more races 2%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 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: ▲ 11.88%
• Current HPI: 243.6068
• 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

+64.5% since first listed

2 events — show timeline

• 2026-04-15 Listed $125,000 Greater Alabama MLS
• 2019-08-08 Sold (Public Records) $76,000 Public Records

Property tax history

-4.2%/yr

Latest (2025): $309 · -7.3% YoY. Source: county tax records.