6301 Perry St · Saks, AL 36206

$159,900

3 bd · 1.0 ba · 1,433 sqft · SingleFamily public records · 26 Days on market

Built 1975 0.40 ac lot Est $163k · at est.

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Why this score? — see what drove the D 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 +15.5/30.0
• ARV discount +8.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.1/10.0
• Schools +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely stunning is the way to describe this * * * Totally Remodeled * * * Jewel in Saks. This Home has been completely remodeled & offers an Extra Large Living Room/Formal Dining room w Heavy Crown Molding, Hardwood Flooring, & Unique Arched Doorways that lead to your Relaxing Sunroom! The Kitchen is * * * AMAZING * * * & has all new Stainless Appliances, Lazy Susan, Built in Pantry, New Cabinets, Granite like Counters, & a contemporary tiled backsplash that your friends will envy. The main level has 3 BR & 2 BA one with a new shower insert, modern fixtures, vanities, & all new plush carpeting. Downstairs you can entertain your friends in your 2nd * * * GREATROOM * * * w Brick Fireplace & plenty of storage under the staircase. Home also has a Over-sized 2 car garage with Laundry hookup, New Metal Roof, Fenced in backyard with plenty of mature trees for privacy, & a 1 year warranty. Call Today to see this home before it has a SOLD sign in the yard!

Key facts

• Renovated home
• Large kitchen
• New lvp flooring

Tags

• RENOVATED HOME
• NEW LVP FLOORING
• SPACIOUS LIVING ROOM
• LARGE KITCHEN
• VERY LARGE FAMILY ROOM
• FIREPLACE

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 $63 ($757/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (18.7% below list).
• Recommended offer: $130k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.4% in Saks — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 56/100 on livability (#413 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D+, employment D, amenities 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: Saks Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 459 students, 86% FRL); Saks High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 340 students, 77% FRL) — zoned schools average 81% FRL vs 49% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 39 active listings in the ZIP; 135 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 26 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $108k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $129,966 (18.7% below list)

Questions for the listing agent

1. Built in 1975 — 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 F-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.81% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $163,362
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
627 W 63rd St	0.10mi	3/1.0	1,576 (+10%)	9mo	$143,635	$91	71
6427 Falakto Dr	0.39mi	4/2.0 (+1)	1,454 (+2%)	2mo	$110,000	$76	69
6204 Gunter St	0.25mi	3/2.0	1,307 (-9%)	12mo	$95,000	$73	60
432 Permita Ct	0.48mi	3/2.0	1,537 (+7%)	3mo	$175,000	$114	59
626 Sanota Dr	0.22mi	4/2.0 (+1)	1,584 (+10%)	7mo	$195,000	$123	58
6017 Medders St	0.41mi	3/2.0	1,308 (-9%)	11mo	$160,000	$122	54
6107 Chartee Dr	0.42mi	3/2.0	1,583 (+10%)	7mo	$191,000	$121	53
402 Permita Ct	0.44mi	3/2.0	1,568 (+9%)	9mo	$150,000	$96	52
6209 Simmons Dr	0.27mi	4/2.0 (+1)	1,584 (+10%)	13mo	$150,000	$95	50
5820 Lecroy Ave	0.66mi	3/2.0	1,288 (-10%)	0mo	$178,500	$139	48
908 Maxanna Dr	0.50mi	3/1.5	1,565 (+9%)	15mo	$164,000	$105	47
6008 Amber Ln	0.59mi	4/2.0 (+1)	1,594 (+11%)	8mo	$199,900	$125	38

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-21,960
• Equity at exit: $23,842

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-14,221
• 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 36206

• Home prices YoY: -20.6%
• Active inventory: 39
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$58 /mo · $702/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $63

Break-even live

Break-even rent $1,220

Max offer price $159,900

Occupancy floor 90%

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: —

Listing history 15 events

1. 2024-05-19
   status Pending
2. 2024-05-15
   status Active
3. 2024-05-03
   status Pending
4. 2024-04-09
   listed $159,900 Active
5. 2016-10-25
   soldstatus $108,500 Sold 1027-char remark

   Show marketing remark (1027 chars)

   Absolutely stunning is the way to describe this * * * Totally Remodeled * * * Jewel in Saks. This Home has been completely remodeled & offers an Extra Large Living Room/Formal Dining room w Heavy Crown Molding, Hardwood Flooring, & Unique Arched Doorways that lead to your Relaxing Sunroom! The Kitchen is * * * AMAZING * * * & has all new Stainless Appliances, Lazy Susan, Built in Pantry, New Cabinets, Granite like Counters, & a contemporary tiled backsplash that your friends will envy. The main level has 3 BR & 2 BA one with a new shower insert, modern fixtures, vanities, & all new plush carpeting. Downstairs you can entertain your friends in your 2nd * * * GREATROOM * * * w Brick Fireplace & plenty of storage under the staircase. Home also has a Over-sized 2 car garage with Laundry hookup, New Metal Roof, Fenced in backyard with plenty of mature trees for privacy, & a 1 year warranty. Call Today to see this home before it has a SOLD sign in the yard!

6. 2016-09-06
   historical Contingent 1027-char remark

   Show marketing remark (1027 chars)

   Absolutely stunning is the way to describe this * * * Totally Remodeled * * * Jewel in Saks. This Home has been completely remodeled & offers an Extra Large Living Room/Formal Dining room w Heavy Crown Molding, Hardwood Flooring, & Unique Arched Doorways that lead to your Relaxing Sunroom! The Kitchen is * * * AMAZING * * * & has all new Stainless Appliances, Lazy Susan, Built in Pantry, New Cabinets, Granite like Counters, & a contemporary tiled backsplash that your friends will envy. The main level has 3 BR & 2 BA one with a new shower insert, modern fixtures, vanities, & all new plush carpeting. Downstairs you can entertain your friends in your 2nd * * * GREATROOM * * * w Brick Fireplace & plenty of storage under the staircase. Home also has a Over-sized 2 car garage with Laundry hookup, New Metal Roof, Fenced in backyard with plenty of mature trees for privacy, & a 1 year warranty. Call Today to see this home before it has a SOLD sign in the yard!

7. 2016-09-02
   listed $109,900 Active 1027-char remark

   Show marketing remark (1027 chars)

   Absolutely stunning is the way to describe this * * * Totally Remodeled * * * Jewel in Saks. This Home has been completely remodeled & offers an Extra Large Living Room/Formal Dining room w Heavy Crown Molding, Hardwood Flooring, & Unique Arched Doorways that lead to your Relaxing Sunroom! The Kitchen is * * * AMAZING * * * & has all new Stainless Appliances, Lazy Susan, Built in Pantry, New Cabinets, Granite like Counters, & a contemporary tiled backsplash that your friends will envy. The main level has 3 BR & 2 BA one with a new shower insert, modern fixtures, vanities, & all new plush carpeting. Downstairs you can entertain your friends in your 2nd * * * GREATROOM * * * w Brick Fireplace & plenty of storage under the staircase. Home also has a Over-sized 2 car garage with Laundry hookup, New Metal Roof, Fenced in backyard with plenty of mature trees for privacy, & a 1 year warranty. Call Today to see this home before it has a SOLD sign in the yard!

8. 2016-06-30
   soldstatus $51,490 Sold 167-char remark

   Show marketing remark (167 chars)

   Saks- Nice split foyer home features 3 bedrooms, 2 baths, living room, nice kitchen, sunroom. Basement level features den/rec room with FP, double garage and laundry.

9. 2016-06-07
   status Pending 167-char remark

   Show marketing remark (167 chars)

   Saks- Nice split foyer home features 3 bedrooms, 2 baths, living room, nice kitchen, sunroom. Basement level features den/rec room with FP, double garage and laundry.

10. 2016-05-19
    status Active 167-char remark

    Show marketing remark (167 chars)

    Saks- Nice split foyer home features 3 bedrooms, 2 baths, living room, nice kitchen, sunroom. Basement level features den/rec room with FP, double garage and laundry.

11. 2016-05-02
    historical 167-char remark

    Show marketing remark (167 chars)

    Saks- Nice split foyer home features 3 bedrooms, 2 baths, living room, nice kitchen, sunroom. Basement level features den/rec room with FP, double garage and laundry.

12. 2016-04-14
    listed $55,000 Active 167-char remark

    Show marketing remark (167 chars)

    Saks- Nice split foyer home features 3 bedrooms, 2 baths, living room, nice kitchen, sunroom. Basement level features den/rec room with FP, double garage and laundry.

13. 2012-11-30
    soldstatus $100,000
14. 2012-08-15
    listed $109,000
15. 2010-09-09
    soldstatus $108,000

ⓘ 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: $702 · $58/mo
• Projected year-2 tax: $702 · $58/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 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: $15,596
• − Mortgage interest: −$8,957
• − Property taxes: −$702
• − Insurance: −$800
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$4,652
• Taxable loss: −$2,009
• Est. tax savings @ 24.0%: +$482
• After-tax cash flow: $1,239/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: 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 — Saks

• Score: 56/100
• State rank: #413
• US rank: #22683

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saks, AL
• County: Calhoun County · 71,763 people
• City population: 11,172
• Metro: Anniston-Oxford, AL
• Population (ZIP): 11,172
• Household income: $51,116
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 300.0

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 0.59)
• Race & ethnicity: White 51% Black 38% Hispanic / Latino 5% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 1%

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: ▼ -45.39%
• Current HPI: 175.4422
• Rent YoY: —
• Metro: Anniston-Oxford, AL
• 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

+48.1% since first listed

15 events — show timeline

• 2024-05-19 Pending — Greater Alabama MLS
• 2024-05-15 Relisted — Greater Alabama MLS
• 2024-05-03 Pending — Greater Alabama MLS
• 2024-04-09 Listed $159,900 Greater Alabama MLS
• 2016-10-25 Sold (MLS) $108,500 Greater Alabama MLS
• 2016-09-06 Contingent — Greater Alabama MLS
• 2016-09-02 Listed $109,900 Greater Alabama MLS
• 2016-06-30 Sold (MLS) $51,490 Greater Alabama MLS
• 2016-06-07 Pending — Greater Alabama MLS
• 2016-05-19 Relisted — Greater Alabama MLS
• 2016-05-02 Delisted — Greater Alabama MLS
• 2016-04-14 Listed $55,000 Greater Alabama MLS
• 2012-11-30 Sold (MLS) $100,000 Greater Alabama MLS
• 2012-08-15 Listed $109,000 Greater Alabama MLS
• 2010-09-09 Sold (Public Records) $108,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $702 · -44.0% YoY. Source: county tax records.