1403 Cypress St SE · Decatur, AL 35601

$129,900

3 bd · 1.0 ba · 1,306 sqft · SingleFamily public records · 45 Days on market

Built 1954 0.25 ac lot $99/sqft · 17% below area Est $157k · 17% under

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Why this score? — see what drove the C+ 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +4.9/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment property currently leased for $600 through 11/1/22. Plenty of room for increased rent. Sold "as is" along with 3 other properties- 1911 Enolam Blvd, 2006 Harrison Street & 1210 19th Avenue. HVAC replaced 10/21, water heater and range replaced 7/21. HVAC replaced 4/21, water heater and range replaced 7/21.

Key facts

• Central heating
• Spacious backyard
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS BACKYARD
• MATURE SHADE TREES
• CENTRAL HEATING

Property features AI

Finance

• HOA & community: No association; Subdivision: D L I & F C

Exterior

• Parking: Paved/asphalt driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Built in 1954
• Construction: Vinyl siding; Slab foundation
• Exterior features: Paved/asphalt driveway

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/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 $128k (1.1% below list).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.0% in Decatur — 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 72/100 on livability (#28 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, amenities F.
• Decatur City (urban): math 22% / reading 40% proficiency, ranked #66 of 129 in AL (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oak Park Elementary School (math 8% / reading 32%, grade F, #457 of 627 statewide, top 74%, 503 students, 84% FRL); Decatur Middle School (math 17% / reading 36%, grade F, #150 of 257 statewide, top 60%, 815 students, 77% FRL); Decatur High School (math 27% / reading 27%, grade F, #90 of 305 statewide, top 35%, 1,040 students, 67% FRL) — zoned schools average 76% FRL vs 57% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 225 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 231 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Morgan County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $96k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1954 — 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. 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?
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: 0.99% ✗
• Cap rate: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (median comp): $156,785
• List price: $129,900
• Delta: -17.15%
• 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
1617 7th St SE	0.24mi	3/2.0	1,337 (+2%)	7mo	$176,700	$132	75
1112 9th Ave SE	0.43mi	3/1.5	1,295 (-1%)	3mo	$157,000	$121	74
1054 Grant St SE	0.63mi	2/1.0 (-1)	1,303 (-0%)	2mo	$185,000	$142	63
1419 10th Ave SE	0.69mi	3/1.5	1,320 (+1%)	2mo	$175,000	$133	62
1203 SE Pennylane	0.67mi	3/2.0	1,282 (-2%)	1mo	$189,000	$147	61
813 7th Ave SE	0.59mi	2/1.0 (-1)	1,320 (+1%)	8mo	$135,000	$102	59
909 9th St SE	0.53mi	2/1.0 (-1)	1,230 (-6%)	2mo	$182,000	$148	59
1605 SE 7th St	0.21mi	2/1.0 (-1)	1,113 (-15%)	5mo	$130,000	$117	56
1002 7th Ave SE	0.52mi	3/2.0	1,172 (-10%)	2mo	$153,000	$131	53
1204 Grant St SE	0.62mi	2/2.0 (-1)	1,345 (+3%)	5mo	$177,000	$132	53
909 7th Ave SE	0.57mi	4/1.0 (+1)	1,404 (+8%)	6mo	$115,000	$82	51
1213 SE 8th Ave	0.59mi	2/2.0 (-1)	1,411 (+8%)	4mo	$125,000	$89	46

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 · 4.67% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-4,397
• Equity at exit: $19,369

10-year hold

• IRR: 8.1%
• Equity multiple: 1.66×
• Total profit: $23,969
• Equity at exit: $11,231

Cash invested: $36,372 (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 35601

• Home prices YoY: -26.5%
• Rents YoY: 4.7%
• Active inventory: 225
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$681
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $228

Break-even live

Break-even rent $996

Max offer price $129,900

Occupancy floor 77%

Sensitivity live

Price	-10% $301	-5% $265	+0% $228	+5% $191	+10% $154
Rent	-10% $126	-5% $177	+0% $228	+5% $279	+10% $329
Rate	-1.0pp $293	-0.5pp $261	base $228	+0.5pp $194	+1.0pp $160

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1801 7th St SE Decatur, AL	4.0	2.0	1475	$1,550	$1.05	45d	1	0.29mi
1628 8th St SE Decatur, AL	2.0	1.0	1012	$1,200	$1.19	45d	1	0.31mi
1821 7th St SE Decatur, AL	3.0	1.0	908	$1,100	$1.21	25d	1	0.34mi
1205 Broadus Ave SE Decatur, AL	3.0	2.0	1306	$1,195	$0.92	45d	1	0.50mi
1018 Grant St SE Unit 1026-4 Decatur, AL	2.0	1.0	890	$800	$0.90	45d	1	0.67mi
1018 Grant St SE Unit 1018-4 Decatur, AL	2.0	1.0	890	$775	$0.87	45d	1	0.69mi
603 Prospect Dr SE Decatur, AL	3.0	1.0	1362	$1,795	$1.32	45d	1	0.69mi
2136 Eastbrook SE Decatur, AL	2.0	2.0	1400	$1,495	$1.07	45d	1	0.73mi
102 Elm Ct NE Decatur, AL	3.0	1.0	1216	$1,450	$1.19	25d	1	0.76mi
818 Grant St SE Decatur, AL	2.0	1.0	910	$1,300	$1.43	45d	1	0.76mi
1314 Pennylane SE Decatur, AL	3.0	1.5	1100	$1,198	$1.09	25d	1	0.79mi
1221 North St SE Decatur, AL	2.0	1.0	937	$775	$0.83	45d	2	0.83mi
1707 Buena Vista Cir SE Decatur, AL	3.0	2.0	1756	$1,350	$0.77	45d	1	1.02mi
516 Ferry St NE Decatur, AL	2.0	1.0	900	$1,150	$1.28	25d	1	1.30mi
315 Hillside Rd SW Decatur, AL	3.0	1.5	1344	$1,400	$1.04	45d	1	1.37mi
213 Wilson St NE Unit 4 Decatur, AL	2.0	1.0	975	$700	$0.72	25d	1	1.48mi
213 Wilson St NE Unit 2 Decatur, AL	2.0	1.0	975	$875	$0.90	25d	1	1.48mi

Listing history 24 events

1. 2026-06-21
   days on market $129,900 Active 45 DOM
2. 2026-06-19
   days on market $129,900 Active 43 DOM
3. 2026-06-18
   days on market $129,900 Active 42 DOM
4. 2026-06-17
   days on market $129,900 Active 41 DOM
5. 2026-06-16
   days on market $129,900 Active 40 DOM
6. 2026-06-15
   days on market $129,900 Active 39 DOM
7. 2026-06-14
   days on market $129,900 Active 37 DOM
8. 2026-06-13
   days on market $129,900 Active 36 DOM
9. 2026-06-10
   days on market $129,900 Active 34 DOM
10. 2026-06-09
    days on market $129,900 Active 33 DOM
11. 2026-06-08
    days on market $129,900 Active 32 DOM
12. 2026-06-07
    pricedays on market $129,900 Active 31 DOM
13. 2026-06-05
    days on market $134,900 Active 28 DOM
14. 2026-06-03
    days on market $134,900 Active 27 DOM
15. 2026-06-02
    days on market $134,900 Active 26 DOM
16. 2026-06-01
    days on market $134,900 Active 25 DOM
17. 2026-05-31
    days on market $134,900 Active 24 DOM
18. 2026-05-30
    days on market $134,900 Active 23 DOM
19. 2026-05-07
    listed $134,900 Active 503-char remark
20. 2022-03-25
    soldstatus $95,500
21. 2022-03-23
    soldstatus $105,000 Sold 332-char remark

    Show marketing remark (332 chars)

    Investment property currently leased for $600 through 11/1/22. Plenty of room for increased rent. Sold "as is" along with 3 other properties- 1911 Enolam Blvd, 2006 Harrison Street & 1210 19th Avenue. HVAC replaced 10/21, water heater and range replaced 7/21. HVAC replaced 4/21, water heater and range replaced 7/21.

22. 2022-03-09
    historical Contingent 332-char remark

    Show marketing remark (332 chars)

    Investment property currently leased for $600 through 11/1/22. Plenty of room for increased rent. Sold "as is" along with 3 other properties- 1911 Enolam Blvd, 2006 Harrison Street & 1210 19th Avenue. HVAC replaced 10/21, water heater and range replaced 7/21. HVAC replaced 4/21, water heater and range replaced 7/21.

23. 2022-02-20
    listed $105,000 Active 332-char remark

    Show marketing remark (332 chars)

    Investment property currently leased for $600 through 11/1/22. Plenty of room for increased rent. Sold "as is" along with 3 other properties- 1911 Enolam Blvd, 2006 Harrison Street & 1210 19th Avenue. HVAC replaced 10/21, water heater and range replaced 7/21. HVAC replaced 4/21, water heater and range replaced 7/21.

24. 2002-05-02
    soldstatus $42,500

ⓘ 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: $620 · $52/mo
• Projected year-2 tax: $620 · $52/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 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $15,414
• − Mortgage interest: −$7,276
• − Property taxes: −$620
• − Insurance: −$650
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$3,779
• Taxable income: $623
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $2,584/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: Decatur City
• NCES district ID: 0101170
• Math proficiency: 22% ▼ -27.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $42,170
• Composite: 26.21/100
• National rank: #7261
• State rank: #66 of 129 in AL

Livability — Decatur

• Score: 72/100
• State rank: #28
• US rank: #5989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Decatur, AL
• County: Morgan County · 67,628 people
• City population: 67,628
• Metro: Decatur, AL
• Population (ZIP): 35,449
• Household income: $51,429
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1386.0

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 118,775 people
• By 2030: 116,979 · -1.5%
• By 2040: 111,800 · -5.9%
• By 2050: 105,181 · -11.4%
• By 2075: 87,736 · -26.1%
• By 2100: 67,624 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 47% Hispanic / Latino 24% Black 24% Two or more races 10% Native American 2%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 18%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8%
• 2008→2024 swing: -8.8pp toward R · 2008: -43.8pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+49.2 2016: R+52.4 2012: R+44.5 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.26%
• Current HPI: 247.8437
• Rent YoY: ▲ 4.67%
• Metro: Decatur, 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

+205.6% since first listed

7 events — show timeline

• 2026-06-05 Price Changed $129,900 VMLS
• 2026-05-07 Listed $134,900 VMLS
• 2022-03-25 Sold (Public Records) $95,500 Public Records
• 2022-03-23 Sold (MLS) $105,000 VMLS
• 2022-03-09 Contingent — VMLS
• 2022-02-20 Listed $105,000 VMLS
• 2002-05-02 Sold (Public Records) $42,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $620 · +0.0% YoY. Source: county tax records.