Anniston-Oxford, AL
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
affordable
Price to income
2.68×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Alabama
- 3.03×-0.36
- vs U.S.
- 3.43×-0.75
Benchmark
ACS median home value ÷ median HHI
comfortable
Rent to income
20.7%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Alabama
- 20.8%-0.1
- vs U.S.
- 23.3%-2.6
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
deal-by-deal
Cap rate proxy
5.02%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Alabama
- 4.37%+0.65
- vs U.S.
- 4.35%+0.67
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.04%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Alabama
- 0.04%=
- vs U.S.
- 0.03%+0.02
Benchmark
IRS net migration ÷ population
tight
Permit pipeline
1.26
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Alabama
- 2.50
- vs U.S.
- 3.52
Benchmark
Census BPS permits TTM ÷ population × 1,000
very tight labor market
Unemployment
2.5%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Alabama
- 2.3%
- vs U.S.
- 3.9%-1.4
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+53.4%
homeValues.yearOverYear
+7.0%
Median home value
$149,500
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $757 | $9,084 | 16.3% |
| 2 BR | $962 | $11,544 | 20.7% |
| 3 BR | $1,300 | $15,600 | 27.9% |
Labor market direction
Unemployment
2.5%
Median household income
$55,826
What's being built
Total TTM
146
+15.9% YoY
Single-family
132
2–4 unit
14
5+ unit
0
All 1 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Calhoun County | 116,162 | $149,500 | $55,826 | 146 | +15.9% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Anniston | 116,162 | $55,826 | 2.68× | 5.02% | +53.4% | 1.26 | 2.5% |
| Weirton-Steubenville, WV-OH | 116,536 | $57,149 | — | — | +53.0% | — | 5.0% |
| Muncie, IN | 112,156 | $56,932 | — | — | +60.4% | — | 3.0% |
| Goldsboro, NC | 117,480 | $58,082 | — | — | +64.0% | — | 3.5% |
| Beckley, WV | 114,848 | $52,345 | — | — | +58.5% | — | 5.0% |
| Farmington, NM | 121,798 | $53,020 | — | — | +52.9% | — | 4.7% |
Where people are moving in from
Net migration
+52
+0.04% of population
| Origin county | Tax returns |
|---|---|
| Talladega County, AL | 408 |
| Etowah County, AL | 207 |
| Jefferson County, AL | 116 |
| St. Clair County, AL | 109 |
| Cleburne County, AL | 81 |
| Cherokee County, AL | 58 |
Who lives in Anniston
- Median age
- 39
- Bachelor's+
- 20.5%
- Owner-occupancy
- 70.4%
- Vacancy rate
- 15.3%
- Rent burdened (30%+)
- 40.0%
- Median household income
- $55,826
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.