21 Circle Dr · Anniston, AL 36201

$119,900

4 bd · 1.0 ba · 1,677 sqft · SingleFamily public records · 4 Days on market

Built 1941 4,791 sqft lot $71/sqft · 95% above area Est $123k · at est.

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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 +25.2/30.0
• ARV discount +8.5/15.0
• DSCR +8.3/10.0
• 1% rule +5.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique, 1 of a kind stone home built in 1941. Floor to ceiling hardwood paneling through most of the main level. Closets are lined with cedar. Separate entrance to basement. New metal roof in 2014. This handyman special won't last long, call today!

Key facts

• Near schools
• Near dining
• Near shopping

Tags

• MULTI-GENERATIONAL LIVING
• GENERATE RENTAL INCOME
• NEAR SHOPPING
• NEAR DINING
• NEAR SCHOOLS
• NEAR AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.0% vs local median 5.1% in Anniston — 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 58/100 on livability (#348 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, crime F, amenities F.
• Anniston City (urban): math 2% / reading 12% proficiency, ranked #128 of 129 in AL (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 73 active listings in the ZIP; 4 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 $829 of loan paydown is wiped out by about $4k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y ago; this cycle's ask is 100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $49k; list at $120k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1941 — 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. 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?
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: 1.06% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.66%
• DSCR: 1.43
• GRM: 7.8

CMA / ARV

• ARV (median comp): $122,745
• List price: $119,900
• Delta: 7.95%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 Glenaddie Ave	0.26mi	3/1.0 (-1)	1,444 (-14%)	3mo	$38,000	$26	57
1530 Christine Ave	0.48mi	3/2.0 (-1)	1,822 (+9%)	13mo	$179,000	$98	43
129 W 23rd St	0.68mi	3/2.0 (-1)	1,622 (-3%)	17mo	$97,500	$60	40
1601 Acker Place Pl	0.68mi	3/2.0 (-1)	1,762 (+5%)	23mo	$35,000	$20	32
1929 Leighton Ave	0.56mi	3/2.0 (-1)	1,427 (-15%)	19mo	$46,000	$32	24

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,260
• Equity at exit: $17,877

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $20,037
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $270

Break-even live

Break-even rent $934

Max offer price $119,900

Occupancy floor 74%

Sensitivity live

Price	-10% $338	-5% $304	+0% $270	+5% $236	+10% $202
Rent	-10% $169	-5% $220	+0% $270	+5% $321	+10% $371
Rate	-1.0pp $331	-0.5pp $301	base $270	+0.5pp $239	+1.0pp $207

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1831 Moore Ave Anniston, AL	3.0	2.0	1494	$1,395	$0.93	44d	1	0.27mi
1003 Christine Ave Unit 101 Anniston, AL	3.0	2.0	1800	$1,025	$0.57	44d	1	0.73mi
901 Kirkwood Ave Anniston, AL	3.0	2.0	1216	$1,025	$0.84	44d	1	1.23mi
1317 Kilby Ter Anniston, AL	3.0	2.0	1203	$1,400	$1.16	44d	1	1.26mi

Listing history 11 events

1. 2026-06-19
   days on market $119,900 Active 4 DOM
2. 2026-06-18
   days on market $119,900 Active 3 DOM
3. 2026-06-17
   days on market $119,900 Active 2 DOM
4. 2026-06-15
   pricestatusdays on marketlisting id $119,900 Active 1 DOM
5. 2024-05-30
   soldstatus $49,000 Sold 248-char remark

   Show marketing remark (248 chars)

   Unique, 1 of a kind stone home built in 1941. Floor to ceiling hardwood paneling through most of the main level. Closets are lined with cedar. Separate entrance to basement. New metal roof in 2014. This handyman special won't last long, call today!

6. 2024-05-30
   soldstatus $49,000

   Show marketing remark (248 chars)

   Unique, 1 of a kind stone home built in 1941. Floor to ceiling hardwood paneling through most of the main level. Closets are lined with cedar. Separate entrance to basement. New metal roof in 2014. This handyman special won't last long, call today!

7. 2024-05-02
   status Pending 248-char remark

   Show marketing remark (248 chars)

   Unique, 1 of a kind stone home built in 1941. Floor to ceiling hardwood paneling through most of the main level. Closets are lined with cedar. Separate entrance to basement. New metal roof in 2014. This handyman special won't last long, call today!

8. 2024-04-29
   listed $59,975 Active 248-char remark

   Show marketing remark (248 chars)

   Unique, 1 of a kind stone home built in 1941. Floor to ceiling hardwood paneling through most of the main level. Closets are lined with cedar. Separate entrance to basement. New metal roof in 2014. This handyman special won't last long, call today!

9. 2018-08-31
   soldstatus $25,000 Sold 337-char remark

   Show marketing remark (337 chars)

   Unique, one of a kind, stone home built in 1941. Floor to ceiling hardwood paneling through most of main level. Cedar lined closets. Close to businesses and churches. Rental potential with separate entrance to the basement. Basement is a handyman special. New metal roof as of 2014. Make your appointment today! Possible owner financing.

10. 2018-08-23
    historical 337-char remark

    Show marketing remark (337 chars)

    Unique, one of a kind, stone home built in 1941. Floor to ceiling hardwood paneling through most of main level. Cedar lined closets. Close to businesses and churches. Rental potential with separate entrance to the basement. Basement is a handyman special. New metal roof as of 2014. Make your appointment today! Possible owner financing.

11. 2018-08-03
    listed $29,000 Active 337-char remark

    Show marketing remark (337 chars)

    Unique, one of a kind, stone home built in 1941. Floor to ceiling hardwood paneling through most of main level. Cedar lined closets. Close to businesses and churches. Rental potential with separate entrance to the basement. Basement is a handyman special. New metal roof as of 2014. Make your appointment today! Possible owner financing.

ⓘ 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: $707 · $59/mo
• Projected year-2 tax: $707 · $59/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 8 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,308
• − Mortgage interest: −$6,716
• − Property taxes: −$707
• − Insurance: −$600
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$3,488
• Taxable income: $1,348
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $2,918/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: Anniston City
• NCES district ID: 0100090
• Math proficiency: 2% ▼ -20.00%
• Reading proficiency: 12% ▼ -15.00%
• Median HH income: $31,824
• Composite: 5.36/100
• National rank: #10030
• State rank: #128 of 129 in AL

Livability — Anniston

• Score: 58/100
• State rank: #348
• US rank: #20680

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anniston, AL
• City population: 19,220
• 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

+69.0% since first listed

7 events — show timeline

• 2024-05-30 Sold (Public Records) $49,000 Public Records
• 2024-05-30 Sold (MLS) $49,000 Greater Alabama MLS
• 2024-05-02 Pending — Greater Alabama MLS
• 2024-04-29 Listed $59,975 Greater Alabama MLS
• 2018-08-31 Sold (MLS) $25,000 Greater Alabama MLS
• 2018-08-23 Delisted — Greater Alabama MLS
• 2018-08-03 Listed $29,000 Greater Alabama MLS

Property tax history

+11.9%/yr

Latest (2025): $707 · -1.0% YoY. Source: county tax records.