712 Lincoln St · Hobson City, AL 36201

$115,000

4 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 26 Days on market

Built 1940 10,018 sqft lot Est $166k · 31% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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

Listing remarks MLS

* * MOVE IN READY * * Welcome home! This newly remodeled 4-bedroom, 3-bathroom gem offers the perfect blend of modern luxury and comfortable living. New flooring, fresh paint, and updated lighting fixtures throughout, giving this home a fresh and modern feel. This home provides ample space for families, guests, or a home office setup. Each room is designed with contemporary finishes and a keen eye for detail. The kitchen features brand-new stainless steel appliances, laminate countertops, and a large island. Equipped with a new HVAC system, and modern insulation, this home ensures year-round comfort

Key facts

• 0.23 acre lot
• Built 1940
• Listed 26 days

Property features AI

Finance

• Financial info: Quarterly garbage fee (about $60)

Exterior

• Parking: Driveway parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet service available
• Home design: Concrete/block construction; Slab foundation; Existing (previously built) structure; Lot size about 0.23 acres
• Construction: Concrete/Block construction; Slab foundation
• Exterior features: Front porch; No pool, patio, deck, or garden/patio; Not waterfront

Interior

• Kitchen: Laminate countertops; Dishwasher (built-in); Refrigerator; Electric stove; Some stainless appliances
• Bedrooms: Multiple bedrooms including a master bedroom with walk-in closet
• Flooring: Vinyl flooring
• Bathrooms: Three full bathrooms; Separate shower and tub/shower combos
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Cathedral/vaulted and smooth ceilings; Recessed lighting
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup; Has laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (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; 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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 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?
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: 1.23% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.29%
• DSCR: 1.72
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $166,400
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Lincoln St	0.00mi	4/3.0	1,600 (0%)	22mo	$147,000	$92	78
1028 Mcpherson St	0.58mi	4/2.0	1,472 (-8%)	2mo	$178,000	$121	58
307 W 8th St	0.66mi	3/2.0 (-1)	1,509 (-6%)	10mo	$150,000	$99	46
895 Bruce St	0.44mi	3/2.0 (-1)	1,425 (-11%)	17mo	$155,000	$109	42
200 Fairview Ln	0.44mi	3/2.5 (-1)	1,778 (+11%)	20mo	$185,000	$104	38
325 E 2nd St	0.62mi	5/2.0 (+1)	1,755 (+10%)	18mo	$220,000	$125	34
227 Mountain Ave	0.54mi	4/1.0	1,386 (-13%)	21mo	$135,000	$97	31

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: 7.3%
• Equity multiple: 1.28×
• Total profit: $9,156
• Equity at exit: $17,147

10-year hold

• IRR: 16.6%
• Equity multiple: 2.35×
• Total profit: $43,619
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$28 /mo · $332/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $437

Break-even live

Break-even rent $859

Max offer price $115,000

Occupancy floor 64%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-14
   statusdays on market $115,000 Pending 26 DOM
2. 2026-06-13
   days on market $115,000 Active 25 DOM
3. 2026-06-10
   days on market $115,000 Active 23 DOM
4. 2026-06-09
   days on market $115,000 Active 22 DOM
5. 2026-06-08
   days on market $115,000 Active 21 DOM
6. 2026-06-07
   days on market $115,000 Active 20 DOM
7. 2026-06-05
   days on market $115,000 Active 17 DOM
8. 2026-06-03
   days on market $115,000 Active 16 DOM
9. 2026-06-02
   days on market $115,000 Active 15 DOM
10. 2026-06-01
    days on market $115,000 Active 14 DOM
11. 2026-05-31
    days on market $115,000 Active 13 DOM
12. 2026-05-30
    days on market $115,000 Active 12 DOM
13. 2026-05-18
    listed $115,000 Active
14. 2024-09-10
    soldstatus $147,000
15. 2024-08-22
    soldstatus $147,000 Sold 609-char remark

    Show marketing remark (609 chars)

    * * MOVE IN READY * * Welcome home! This newly remodeled 4-bedroom, 3-bathroom gem offers the perfect blend of modern luxury and comfortable living. New flooring, fresh paint, and updated lighting fixtures throughout, giving this home a fresh and modern feel. This home provides ample space for families, guests, or a home office setup. Each room is designed with contemporary finishes and a keen eye for detail. The kitchen features brand-new stainless steel appliances, laminate countertops, and a large island. Equipped with a new HVAC system, and modern insulation, this home ensures year-round comfort

16. 2024-07-22
    historical Contingent 609-char remark

    Show marketing remark (609 chars)

    * * MOVE IN READY * * Welcome home! This newly remodeled 4-bedroom, 3-bathroom gem offers the perfect blend of modern luxury and comfortable living. New flooring, fresh paint, and updated lighting fixtures throughout, giving this home a fresh and modern feel. This home provides ample space for families, guests, or a home office setup. Each room is designed with contemporary finishes and a keen eye for detail. The kitchen features brand-new stainless steel appliances, laminate countertops, and a large island. Equipped with a new HVAC system, and modern insulation, this home ensures year-round comfort

17. 2024-07-11
    status Active 609-char remark

    Show marketing remark (609 chars)

    * * MOVE IN READY * * Welcome home! This newly remodeled 4-bedroom, 3-bathroom gem offers the perfect blend of modern luxury and comfortable living. New flooring, fresh paint, and updated lighting fixtures throughout, giving this home a fresh and modern feel. This home provides ample space for families, guests, or a home office setup. Each room is designed with contemporary finishes and a keen eye for detail. The kitchen features brand-new stainless steel appliances, laminate countertops, and a large island. Equipped with a new HVAC system, and modern insulation, this home ensures year-round comfort

18. 2024-07-04
    historical Contingent 609-char remark

    Show marketing remark (609 chars)

    * * MOVE IN READY * * Welcome home! This newly remodeled 4-bedroom, 3-bathroom gem offers the perfect blend of modern luxury and comfortable living. New flooring, fresh paint, and updated lighting fixtures throughout, giving this home a fresh and modern feel. This home provides ample space for families, guests, or a home office setup. Each room is designed with contemporary finishes and a keen eye for detail. The kitchen features brand-new stainless steel appliances, laminate countertops, and a large island. Equipped with a new HVAC system, and modern insulation, this home ensures year-round comfort

19. 2024-06-27
    listed $147,000 Active 609-char remark

    Show marketing remark (609 chars)

    * * MOVE IN READY * * Welcome home! This newly remodeled 4-bedroom, 3-bathroom gem offers the perfect blend of modern luxury and comfortable living. New flooring, fresh paint, and updated lighting fixtures throughout, giving this home a fresh and modern feel. This home provides ample space for families, guests, or a home office setup. Each room is designed with contemporary finishes and a keen eye for detail. The kitchen features brand-new stainless steel appliances, laminate countertops, and a large island. Equipped with a new HVAC system, and modern insulation, this home ensures year-round comfort

20. 2023-10-02
    soldstatus $22,000 Sold 320-char remark

    Show marketing remark (320 chars)

    Wonderful 3BR/2BA home with lots of potential. With about 1800 sq ft the possibilities are endless. This home would make a great investment property or the perfect fixer upper. The back of the property has a HUGE added room. This home is located in Oxford School District. Come take a look and imagine the possibilities.

21. 2023-09-14
    status Pending 320-char remark

    Show marketing remark (320 chars)

    Wonderful 3BR/2BA home with lots of potential. With about 1800 sq ft the possibilities are endless. This home would make a great investment property or the perfect fixer upper. The back of the property has a HUGE added room. This home is located in Oxford School District. Come take a look and imagine the possibilities.

22. 2023-09-14
    status Active 320-char remark

    Show marketing remark (320 chars)

    Wonderful 3BR/2BA home with lots of potential. With about 1800 sq ft the possibilities are endless. This home would make a great investment property or the perfect fixer upper. The back of the property has a HUGE added room. This home is located in Oxford School District. Come take a look and imagine the possibilities.

23. 2023-09-14
    status Pending 320-char remark

    Show marketing remark (320 chars)

    Wonderful 3BR/2BA home with lots of potential. With about 1800 sq ft the possibilities are endless. This home would make a great investment property or the perfect fixer upper. The back of the property has a HUGE added room. This home is located in Oxford School District. Come take a look and imagine the possibilities.

24. 2023-07-25
    price $24,900 320-char remark

    Show marketing remark (320 chars)

    Wonderful 3BR/2BA home with lots of potential. With about 1800 sq ft the possibilities are endless. This home would make a great investment property or the perfect fixer upper. The back of the property has a HUGE added room. This home is located in Oxford School District. Come take a look and imagine the possibilities.

25. 2023-06-21
    listed $29,900 Active 320-char remark

    Show marketing remark (320 chars)

    Wonderful 3BR/2BA home with lots of potential. With about 1800 sq ft the possibilities are endless. This home would make a great investment property or the perfect fixer upper. The back of the property has a HUGE added room. This home is located in Oxford School District. Come take a look and imagine the possibilities.

ⓘ 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: $332 · $28/mo
• Projected year-2 tax: $472 · $39/mo
• Expected delta: +$139/yr (+$12/mo · 42.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 22 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: $16,949
• − Mortgage interest: −$6,442
• − Property taxes: −$332
• − Insurance: −$575
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$3,345
• Taxable income: $3,543
• Est. tax owed @ 24.0%: −$850
• After-tax cash flow: $4,395/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

+284.6% since first listed

13 events — show timeline

• 2026-05-18 Listed $115,000 Greater Alabama MLS
• 2024-09-10 Sold (Public Records) $147,000 Public Records
• 2024-08-22 Sold (MLS) $147,000 Greater Alabama MLS
• 2024-07-22 Contingent — Greater Alabama MLS
• 2024-07-11 Relisted — Greater Alabama MLS
• 2024-07-04 Contingent — Greater Alabama MLS
• 2024-06-27 Listed $147,000 Greater Alabama MLS
• 2023-10-02 Sold (MLS) $22,000 Greater Alabama MLS
• 2023-09-14 Pending — Greater Alabama MLS
• 2023-09-14 Relisted — Greater Alabama MLS
• 2023-09-14 Pending — Greater Alabama MLS
• 2023-07-25 Price Changed $24,900 Greater Alabama MLS
• 2023-06-21 Listed $29,900 Greater Alabama MLS

Property tax history

-10.1%/yr

Latest (2025): $332 · -27.4% YoY. Source: county tax records.