1426 E 2nd St · Tuscumbia, AL 35674

$117,600

3 bd · 2.0 ba · 1,563 sqft · SingleFamily public records · 40 Days on market

Built 1963 8,712 sqft lot $75/sqft · 44% below area Est $211k · 44% 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Single-family ranch home located within Tuscumbia city limits. Built in 1963, this property offers approximately 1,563 sq. ft. of living area, 3 bedrooms, and 2 bathrooms on a 9,040 sq. ft. lot. Features include a front porch, patio, inground pool, and fenced yard. Exterior is brick with central heating and cooling. Convenient location with access to local roads and community amenities. Subject to right of redemption expires on 09/23/26 Please DO NOT DISTURB the occupant(s).

Key facts

• Brick exterior
• Fenced yard
• Front porch

Tags

• FRONT PORCH
• PATIO
• INGROUND POOL
• FENCED YARD
• BRICK EXTERIOR
• CENTRAL HEATING AND COOLING

Property features AI

Finance

• Other: Property type: Residential; Lot size: 0.2 acres
• Financial info: No financial details provided
• HOA & community: No HOA information provided

Exterior

• Parking: No garage
• Security: No security features listed
• Utilities: Sewer available
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Outdoor private in-ground pool; Roof: see remarks/other; Road surface is unimproved

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Heating type: Other
• Interior features: See remarks; No fireplace; Total of 5 rooms
• Laundry & utility: No laundry room listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $114k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.4% in Tuscumbia — 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 65/100 on livability (#122 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools D-, amenities F.
• Tuscumbia City (suburban): math 18% / reading 41% proficiency, ranked #72 of 129 in AL (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 224 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; 91 units permitted in Colbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $813 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Colbert County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $18k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,072 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1963 — 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 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?
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: 1.12% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.37%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

• ARV (median comp): $210,580
• List price: $117,600
• Delta: -44.15%
• 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
110 Emerald Dr	0.12mi	3/2.0	1,513 (-3%)	0mo	$174,000	$115	89
1108 E 2nd St	0.35mi	3/2.0	1,567 (+0%)	3mo	$180,000	$115	80
306 Helen Ct Three	0.57mi	3/2.0	1,534 (-2%)	3mo	$250,000	$163	68
306 Oak St	0.19mi	3/2.0	1,728 (+11%)	7mo	$224,000	$130	67
115 Harmony Dr	0.09mi	3/2.0	1,334 (-15%)	5mo	$239,900	$180	67
1008 E 1st St	0.52mi	4/2.0 (+1)	1,600 (+2%)	1mo	$80,000	$50	66
420 E Commons St	0.43mi	3/2.0	1,703 (+9%)	2mo	$209,900	$123	63
402 Lasalle Ave	0.51mi	3/2.0	1,761 (+13%)	3mo	$210,000	$119	52
409 W Dearborn St	0.68mi	3/2.0	1,453 (-7%)	9mo	$224,900	$155	49
1005 E 1st St	0.54mi	4/2.5 (+1)	1,433 (-8%)	10mo	$196,000	$137	46
405 W Dearborn St	0.66mi	3/1.5	1,416 (-9%)	7mo	$186,000	$131	46
99 Elizabeth St	0.61mi	3/2.0	1,364 (-13%)	7mo	$237,000	$174	44

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $780
• Equity at exit: $17,535

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $26,131
• Equity at exit: $10,168

Cash invested: $32,928 (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 35674

• Home prices YoY: -28.4%
• Active inventory: 224
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$617
• Tax from tax record: −$61 /mo · $737/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $312

Break-even live

Break-even rent $920

Max offer price $117,600

Occupancy floor 71%

Sensitivity live

Price	-10% $379	-5% $345	+0% $312	+5% $279	+10% $245
Rent	-10% $208	-5% $260	+0% $312	+5% $364	+10% $416
Rate	-1.0pp $371	-0.5pp $342	base $312	+0.5pp $281	+1.0pp $250

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: $29,400
• Closing costs: $3,528
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1130 Paul E Johnson Memorial Dr Tuscumbia, AL	3.0	2.0	1700	$1,450	$0.85	45d	1	0.69mi
701 E 18th St Sheffield, AL	4.0	2.5	2000	$1,800	$0.90	45d	1	1.12mi
107 Harrison Dr Tuscumbia, AL	1.0–2.0	1.0–2.0	985	$1,050	$1.07	45d	5	1.18mi
100 Brink Ct Sheffield, AL	2.0	2.0	1100	$899	$0.82	45d	5	1.21mi

Listing history 23 events

1. 2026-06-21
   days on market $117,600 Active 40 DOM
2. 2026-06-19
   days on market $117,600 Active 38 DOM
3. 2026-06-18
   days on market $117,600 Active 37 DOM
4. 2026-06-17
   days on market $117,600 Active 36 DOM
5. 2026-06-16
   days on market $117,600 Active 35 DOM
6. 2026-06-15
   days on market $117,600 Active 34 DOM
7. 2026-06-14
   days on market $117,600 Active 32 DOM
8. 2026-06-13
   days on market $117,600 Active 31 DOM
9. 2026-06-10
   days on market $117,600 Active 29 DOM
10. 2026-06-09
    days on market $117,600 Active 28 DOM
11. 2026-06-08
    days on market $117,600 Active 27 DOM
12. 2026-06-07
    days on market $117,600 Active 26 DOM
13. 2026-06-05
    pricedays on market $117,600 Active 23 DOM
14. 2026-06-03
    days on market $135,000 Active 22 DOM
15. 2026-06-02
    days on market $135,000 Active 21 DOM
16. 2026-06-01
    days on market $135,000 Active 20 DOM
17. 2026-05-31
    days on market $135,000 Active 19 DOM
18. 2026-05-30
    days on market $135,000 Active 18 DOM
19. 2026-05-11
    listed $135,680 Active 479-char remark
20. 2025-11-24
    listed $205,700 Active
21. 2006-02-20
    listed $79,900
22. 2005-12-19
    listed $79,900
23. 2005-11-15
    listed $79,900

ⓘ 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: $737 · $61/mo
• Projected year-2 tax: $737 · $61/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,784
• − Mortgage interest: −$6,587
• − Property taxes: −$737
• − Insurance: −$588
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$3,421
• Taxable income: $1,925
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $3,282/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: Tuscumbia City
• NCES district ID: 0103420
• Math proficiency: 18% ▼ -24.00%
• Reading proficiency: 41% ▼ -7.00%
• Median HH income: $39,168
• Composite: 24.66/100
• National rank: #7619
• State rank: #72 of 129 in AL

Livability — Tuscumbia

• Score: 65/100
• State rank: #122
• US rank: #12659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tuscumbia, AL
• County: Colbert County · 20,176 people
• City population: 20,176
• Metro: Florence-Muscle Shoals, AL
• Population (ZIP): 20,176
• Household income: $64,706
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 372.0

Population outlook (Colbert County) Hauer SSP2

• Today (2025): 54,154 people
• By 2030: 53,746 · -0.8%
• By 2040: 52,431 · -3.2%
• By 2050: 50,303 · -7.1%
• By 2075: 44,789 · -17.3%
• By 2100: 36,676 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 11% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Colbert

• 2024 margin: Solid R (+46.4) · D 26.4% · R 72.8%
• 2008→2024 swing: -26.2pp toward R · 2008: -20.3pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+38.9 2016: R+38.3 2012: R+20.4 2008: R+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.06%
• Current HPI: 171.9693
• Rent YoY: —
• Metro: Florence-Muscle Shoals, 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

+47.2% since first listed

7 events — show timeline

• 2026-06-04 Price Changed $117,600 WAMLS
• 2026-05-20 Price Changed $135,000 WAMLS
• 2026-05-11 Listed $135,680 WAMLS
• 2025-11-24 Listed $205,700 WAMLS
• 2006-02-20 Listed $79,900 SAARMLS
• 2005-12-19 Listed $79,900 SAARMLS
• 2005-11-15 Listed $79,900 SAARMLS

Property tax history

+4.5%/yr

Latest (2025): $737 · +7.0% YoY. Source: county tax records.