2013 Roberson St SW · Jacksonville, AL 36265

$120,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 52 Days on market

Built 1976 0.28 ac lot $93/sqft · 16% below area Est $146k · 18% 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.3/10.0
• Rent growth +3.9/5.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely one level 3 bedroom, 2 full bath brick home centrally located in Jacksonville near shopping, JSU, and restaurants. Neutral paint colors and floors throughout. Large fenced-in yard with a covered patio. HVAC replaced in 2018 and water heater in 2019.

Key facts

• Brick rancher
• Level yard
• Living room

Tags

• BRICK RANCHER
• LIVING ROOM
• EAT IN KITCHEN
• DEN OR GAMEROOM
• LEVEL YARD
• PORCHES

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Metes And Bounds

Exterior

• Parking: Paved/asphalt driveway
• Utilities: Public water
• Home design: Single-family residence; One level; Residential property; Not new construction
• Construction: Slab foundation
• Exterior features: Covered porch

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Covered porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.6% in Jacksonville — 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 70/100 on livability (#41 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Jacksonville City (urban): math 23% / reading 60% proficiency, ranked #24 of 129 in AL (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kitty Stone Elementary School (math 29% / reading 64%, grade D-, #159 of 627 statewide, top 26%, 970 students, 65% FRL); Jacksonville High School (math 16% / reading 54%, grade F, #46 of 305 statewide, top 15%, 782 students, 59% FRL) — zoned schools average 62% FRL vs 44% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.6%/yr); 91 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $830 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $39k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 1.13% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.82%
• DSCR: 1.57
• GRM: 7.4

CMA / ARV

• ARV (median comp): $145,620
• List price: $120,000
• Delta: -17.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 Mitchell Dr SW	0.14mi	3/1.0	1,230 (-5%)	2mo	$75,000	$61	83
1001 SW Kay Dr	0.25mi	2/1.0 (-1)	1,296 (0%)	4mo	$61,000	$47	80
925 Henry Ct SW	0.42mi	3/2.0	1,286 (-1%)	7mo	$170,000	$132	69
628 Alexandria Rd	0.36mi	3/2.0	1,275 (-2%)	10mo	$245,000	$192	68
260 Greenleaf St SW	0.14mi	3/2.0	1,154 (-11%)	10mo	$133,000	$115	63
79 C St SW	0.35mi	3/2.0	1,403 (+8%)	6mo	$135,000	$96	61
200 Church Hill Pl SE	0.49mi	2/2.0 (-1)	1,327 (+2%)	4mo	$195,000	$147	61
908 Ivan Dr SW	0.30mi	3/2.0	1,442 (+11%)	5mo	$108,000	$75	59
1204 Quail Run Dr SW	0.70mi	3/2.0	1,298 (+0%)	6mo	$179,700	$138	58
920 Henry Ct SW	0.36mi	3/2.5	1,396 (+8%)	8mo	$182,500	$131	57
217 Belmont Cir SE	0.52mi	2/2.0 (-1)	1,192 (-8%)	4mo	$195,000	$164	50
201 Church Hill Pl SE	0.50mi	2/2.0 (-1)	1,374 (+6%)	10mo	$199,900	$145	49

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 · 5.6% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.21×
• Total profit: $7,008
• Equity at exit: $17,892

10-year hold

• IRR: 16.7%
• Equity multiple: 2.52×
• Total profit: $51,113
• Equity at exit: $10,375

Cash invested: $33,600 (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 36265

• Home prices YoY: -26.1%
• Rents YoY: 5.6%
• Active inventory: 91
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $359

Break-even live

Break-even rent $904

Max offer price $120,000

Occupancy floor 69%

Sensitivity live

Price	-10% $427	-5% $393	+0% $359	+5% $325	+10% $291
Rent	-10% $252	-5% $305	+0% $359	+5% $413	+10% $466
Rate	-1.0pp $419	-0.5pp $389	base $359	+0.5pp $328	+1.0pp $296

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Bundrum Dr NW Unit 1 Jacksonville, AL	3.0	3.0	1300	$1,900	$1.46	45d	1	1.07mi
7030 Alexandria-Jacksonville Hwy Unit 18 Jacksonville, AL	2.0	2.0	900	$925	$1.03	45d	1	1.11mi
1585 Church Ave SE Jacksonville, AL	1.0–3.0	1.0	865	$850	$0.98	45d	1	1.19mi
204 Alabama St NW Unit 204 Jacksonville, AL	2.0	2.0	900	$1,350	$1.50	45d	1	1.47mi

Listing history 19 events

1. 2026-06-14
   statusdays on market $120,000 Pending 52 DOM
2. 2026-06-13
   days on market $120,000 Active 51 DOM
3. 2026-06-10
   days on market $120,000 Active 49 DOM
4. 2026-06-09
   pricedays on market $120,000 Active 48 DOM
5. 2026-06-08
   days on market $159,000 Active 47 DOM
6. 2026-06-07
   days on market $159,000 Active 46 DOM
7. 2026-06-05
   days on market $159,000 Active 43 DOM
8. 2026-06-02
   days on market $159,000 Active 41 DOM
9. 2026-06-01
   days on market $159,000 Active 40 DOM
10. 2026-05-31
    days on market $159,000 Active 39 DOM
11. 2026-05-30
    days on market $159,000 Active 38 DOM
12. 2026-04-23
    listed $159,000 Active 219-char remark
13. 2023-06-20
    soldstatus $130,000
14. 2023-06-09
    soldstatus $130,000 Sold 256-char remark

    Show marketing remark (256 chars)

    Lovely one level 3 bedroom, 2 full bath brick home centrally located in Jacksonville near shopping, JSU, and restaurants. Neutral paint colors and floors throughout. Large fenced-in yard with a covered patio. HVAC replaced in 2018 and water heater in 2019.

15. 2023-05-09
    historical Contingent 256-char remark

    Show marketing remark (256 chars)

    Lovely one level 3 bedroom, 2 full bath brick home centrally located in Jacksonville near shopping, JSU, and restaurants. Neutral paint colors and floors throughout. Large fenced-in yard with a covered patio. HVAC replaced in 2018 and water heater in 2019.

16. 2023-04-28
    price $139,900 256-char remark

    Show marketing remark (256 chars)

    Lovely one level 3 bedroom, 2 full bath brick home centrally located in Jacksonville near shopping, JSU, and restaurants. Neutral paint colors and floors throughout. Large fenced-in yard with a covered patio. HVAC replaced in 2018 and water heater in 2019.

17. 2023-04-14
    listed $149,900 Active 256-char remark

    Show marketing remark (256 chars)

    Lovely one level 3 bedroom, 2 full bath brick home centrally located in Jacksonville near shopping, JSU, and restaurants. Neutral paint colors and floors throughout. Large fenced-in yard with a covered patio. HVAC replaced in 2018 and water heater in 2019.

18. 2013-10-30
    soldstatus $50,000

    Show marketing remark (246 chars)

    3 bedroom 2 bath home located in Jacksonville. 1 side brick and vinyl siding, fenced in yard with extra lot, new gutters and vinyl siding, metal roof, 2 storage building. Stove and refrigerator 5 years old per owner, laundry room, eat in kitchen.

19. 2013-09-06
    listed $55,000

    Show marketing remark (246 chars)

    3 bedroom 2 bath home located in Jacksonville. 1 side brick and vinyl siding, fenced in yard with extra lot, new gutters and vinyl siding, metal roof, 2 storage building. Stove and refrigerator 5 years old per owner, laundry room, eat in kitchen.

ⓘ 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: $421 · $35/mo
• Projected year-2 tax: $492 · $41/mo
• Expected delta: +$71/yr (+$6/mo · 16.8%)

ⓘ 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 ≥106°F today · 21 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: $16,303
• − Mortgage interest: −$6,722
• − Property taxes: −$421
• − Insurance: −$600
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$3,491
• Taxable income: $2,460
• Est. tax owed @ 24.0%: −$590
• After-tax cash flow: $3,716/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: Jacksonville City
• NCES district ID: 0101860
• Math proficiency: 23% ▼ -37.00%
• Reading proficiency: 60% ▲ 1.00%
• Median HH income: $37,233
• Composite: 34.37/100
• National rank: #5215
• State rank: #24 of 129 in AL

Livability — Jacksonville

• Score: 70/100
• State rank: #41
• US rank: #7385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, AL
• County: Calhoun County · 71,763 people
• City population: 22,452
• Metro: Anniston-Oxford, AL
• Population (ZIP): 22,452
• Household income: $55,294
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 476.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -59.38%
• Current HPI: 167.7493
• Rent YoY: ▲ 5.60%
• 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

+118.2% since first listed

10 events — show timeline

• 2026-06-13 Pending — VMLS
• 2026-06-09 Price Changed $120,000 VMLS
• 2026-04-23 Listed $159,000 VMLS
• 2023-06-20 Sold (Public Records) $130,000 Public Records
• 2023-06-09 Sold (MLS) $130,000 Greater Alabama MLS
• 2023-05-09 Contingent — Greater Alabama MLS
• 2023-04-28 Price Changed $139,900 Greater Alabama MLS
• 2023-04-14 Listed $149,900 Greater Alabama MLS
• 2013-10-30 Sold (MLS) $50,000 Greater Alabama MLS
• 2013-09-06 Listed $55,000 Greater Alabama MLS

Property tax history

-4.5%/yr

Latest (2025): $421 · +0.0% YoY. Source: county tax records.