609 Hill Ave · Muscle Shoals, AL 35661

$97,000

3 bd · 1.0 ba · 1,313 sqft · SingleFamily public records · 49 Days on market

Built 1954 0.29 ac lot $74/sqft · 54% below area

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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 +28.7/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice 3-bedroom home with 1 bathroom, hardwood floors, Some updates include a newer HVAC. Enjoy the convenience of a detached workshop on the property. Located in Muscle Shoals convenient to shopping, schools, and the hwy. Right of redemption may apply. Case 013-030780. Property is Owned by the US Dept. of HUD. Insurability is "IE", Subject to Appraisal. The seller makes no representations or warranties as to the property condition. HUD Homes are sold “As-Is”. Equal Housing Opportunity. The seller may contribute up to 3% for buyer’s closing costs, upon buyer request. Lead-based paint notices to be included in the contract. Contact your agent today to schedule a sh

Key facts

• Detached workshop
• Hardwood floors
• 0.29 acre lot

Tags

• HARDWOOD FLOORS
• DETACHED WORKSHOP
• CONVENIENT TO SHOPPING
• CONVENIENT TO SCHOOLS
• CONVENIENT TO THE HWY

Property features AI

Finance

• Financial info: Tax annual amount listed as $532.10

Exterior

• Utilities: Sewer: Unknown
• Home design: Single-family residential property
• Exterior features: Lot dimensions approximately 100 x 125; Lot size about 0.29 acres; Located in the Highland Park #12 subdivision

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom
• Interior features: Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $94k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 2.8% in Muscle Shoals — 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 68/100 on livability (#68 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F.
• Muscle Shoals City (urban): math 42% / reading 60% proficiency, ranked #11 of 129 in AL (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Highland Park Elementary School (221 students, 52% FRL); Muscle Shoals High School (math 47% / reading 42%, grade F, #22 of 305 statewide, top 8%, 853 students, 40% FRL) — zoned schools average 46% FRL vs 25% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 254 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $671 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $13k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $94,090 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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. 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. 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: 1.20% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.32%
• DSCR: 1.64
• GRM: 7.0

CMA / ARV

• ARV (median comp): $204,990
• List price: $97,000
• Delta: -52.68%
• 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
706 Brighton Ave	0.14mi	3/1.5	1,272 (-3%)	2mo	$155,000	$122	84
406 W Stevens Ave	0.40mi	3/2.0	1,285 (-2%)	4mo	$194,000	$151	70
707 Brighton Ave	0.17mi	3/1.5	1,413 (+8%)	13mo	$200,000	$142	67
99 Elizabeth St	0.53mi	3/2.0	1,364 (+4%)	7mo	$237,000	$174	59
408 W Brighton Ave	0.30mi	3/1.5	1,423 (+8%)	14mo	$179,500	$126	59
2701 John R St	0.06mi	3/2.0	1,500 (+14%)	13mo	$224,500	$150	59
405 W Dearborn St	0.45mi	3/1.5	1,416 (+8%)	7mo	$186,000	$131	58
506 Lasalle Ave	0.29mi	3/2.0	1,209 (-8%)	14mo	$175,000	$145	58
410 Stevens Ave	0.42mi	3/2.0	1,400 (+7%)	13mo	$289,900	$207	54
608 Candler Ave	0.34mi	3/2.0	1,140 (-13%)	8mo	$224,000	$196	51
409 W Dearborn St	0.43mi	3/2.0	1,453 (+11%)	9mo	$224,900	$155	51
3403 Brush St	0.54mi	3/2.0	1,446 (+10%)	9mo	$177,500	$123	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $4,888
• Equity at exit: $14,463

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $30,707
• Equity at exit: $8,387

Cash invested: $27,160 (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 35661

• Active inventory: 254
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$509
• Tax from tax record: −$44 /mo · $532/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $324

Break-even live

Break-even rent $751

Max offer price $97,000

Occupancy floor 67%

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: $24,250
• Closing costs: $2,910
• 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	43d	1	1.30mi
100 Brink Ct Sheffield, AL	2.0	2.0	1100	$899	$0.82	43d	5	1.39mi
3971 Elledge Ln Muscle Shoals, AL	2.0	2.0	1150	$1,295	$1.13	43d	3	1.49mi
4311 Elledge Ln Muscle Shoals, AL	2.0	2.0	1200	$1,010	$0.84	43d	1	1.50mi

Listing history 19 events

1. 2026-06-19
   days on market $97,000 Active 49 DOM
2. 2026-06-18
   days on market $97,000 Active 48 DOM
3. 2026-06-17
   days on market $97,000 Active 47 DOM
4. 2026-06-17
   price $97,000 Active 46 DOM
5. 2026-06-16
   days on market $110,000 Active 46 DOM
6. 2026-06-15
   days on market $110,000 Active 45 DOM
7. 2026-06-14
   days on market $110,000 Active 43 DOM
8. 2026-06-13
   days on market $110,000 Active 42 DOM
9. 2026-06-10
   days on market $110,000 Active 40 DOM
10. 2026-06-09
    days on market $110,000 Active 39 DOM
11. 2026-06-08
    days on market $110,000 Active 38 DOM
12. 2026-06-07
    statusdays on market $110,000 Active 37 DOM
13. 2026-04-24
    listed $110,000 Active 705-char remark
14. 2024-12-17
    price $140,000
15. 2024-07-26
    listed $150,000 Active
16. 2023-11-09
    soldstatus $130,000 Closed
17. 2023-06-09
    status Pending
18. 2023-01-18
    listed $131,000 Active
19. 2005-01-20
    listed $69,900

ⓘ 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: $532 · $44/mo
• Projected year-2 tax: $532 · $44/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: $13,936
• − Mortgage interest: −$5,434
• − Property taxes: −$532
• − Insurance: −$485
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$2,822
• Taxable income: $2,434
• Est. tax owed @ 24.0%: −$584
• After-tax cash flow: $3,304/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: Muscle Shoals City
• NCES district ID: 0102520
• Math proficiency: 42% ▼ -28.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $50,688
• Composite: 43.61/100
• National rank: #2969
• State rank: #11 of 129 in AL

Livability — Muscle Shoals

• Score: 68/100
• State rank: #68
• US rank: #9422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muscle Shoals, AL
• Population (ZIP): 18,957

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 (78%)
• Race & ethnicity: White 78% Black 14% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -103.94%
• Current HPI: 174.6414
• Rent YoY: —
• Metro: —
• 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

+38.8% since first listed

10 events — show timeline

• 2026-06-16 Price Changed $97,000 SAARMLS
• 2026-06-05 Relisted — SAARMLS
• 2026-05-29 Pending — SAARMLS
• 2026-04-24 Listed $110,000 SAARMLS
• 2024-12-17 Price Changed $140,000 SAARMLS
• 2024-07-26 Listed $150,000 SAARMLS
• 2023-11-09 Sold (MLS) $130,000 SAARMLS
• 2023-06-09 Pending — SAARMLS
• 2023-01-18 Listed $131,000 SAARMLS
• 2005-01-20 Listed $69,900 SAARMLS

Property tax history

+5.7%/yr

Latest (2025): $532 · +0.6% YoY. Source: county tax records.