4123 Hudson Ct · Decatur, AL 35603

$180,400

3 bd · 2.5 ba · 1,484 sqft · Townhouse · 196 Days on market

Built 2025 2,178 sqft lot Est $180k · at est. $23/mo HOA · 1% of rent ↓ 14% since listing

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Why this score? — see what drove the D- 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 +13.4/30.0
• ARV discount +7.3/15.0
• DSCR +4.0/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction-The charming RC Belmont’s rich curb appeal offers a covered front porch and front yard landscaping. This home features an open floor plan with 3 bedrooms, 2.5 bathrooms, and a spacious living area. Also enjoy a lovely dining area/kitchen fully equipped with energy-efficient appliances, ample counter space, and a convenient pantry. Builder will cover up to $8,000 in closing cost with our preferred lender Lennar Mortgage. Learn more about this home today!

Key facts

• Covered front porch
• Open floor plan
• Spacious living area

Tags

• COVERED FRONT PORCH
• FRONT YARD LANDSCAPING
• OPEN FLOOR PLAN
• SPACIOUS LIVING AREA
• DINING AREA
• ENERGY-EFFICIENT APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $3 ($34/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 $161k (10.7% below list).
• Recommended offer: $159k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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.
• Morgan County (rural): math 19% / reading 43% proficiency, ranked #61 of 129 in AL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Danville Middle School (math 5% / reading 31%, grade F, #197 of 257 statewide, top 77%, 377 students, 62% FRL) — zoned schools average 62% FRL vs 44% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 31% district-wide (-13 pts) — the specific schools serving this property underperform the Morgan County average; the district grade overstates school quality for this exact location.
• Market conditions: 404 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 196 days — a 12% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

Recommended offer $158,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $179,564
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4139 Hudson Ct	0.00mi	3/2.5	1,484 (0%)	1mo	$185,400	$125	100
4123 Hudson Ct	0.00mi	3/2.5	1,484 (0%)	1mo	$180,000	$121	99
4113 Hudson Ct	0.00mi	3/2.5	1,484 (0%)	1mo	$165,000	$111	99
4115 Hudson Ct	0.00mi	3/2.5	1,484 (0%)	1mo	$186,650	$126	99
4111 Hudson Ct	0.00mi	3/2.5	1,484 (0%)	1mo	$185,400	$125	99
4119 Hudson Ct	0.00mi	3/2.5	1,484 (0%)	1mo	$165,000	$111	99
4109 Hudson Ct	0.00mi	3/2.5	1,484 (0%)	1mo	$179,900	$121	99
4117 Hudson Ct	0.00mi	3/2.5	1,484 (0%)	1mo	$167,301	$113	99
4129 Hudson Ct	0.00mi	3/2.5	1,484 (0%)	2mo	$179,900	$121	98
4131 Hudson Ct	0.00mi	3/2.5	1,484 (0%)	2mo	$179,900	$121	98
4127 Hudson Ct	0.00mi	3/2.5	1,484 (0%)	2mo	$179,900	$121	98
4125 Hudson Ct	0.00mi	3/2.5	1,484 (0%)	2mo	$185,400	$125	98

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-29,013
• Equity at exit: $26,898

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-24,875
• Equity at exit: $15,598

Cash invested: $50,512 (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 35603

• Active inventory: 404
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$946
• Tax est. 1.5%: −$226 /mo · $2,706/yr
• Insurance: −$75
• HOA: −$23
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $3

Break-even live

Break-even rent $1,607

Max offer price $180,400

Occupancy floor 95%

Sensitivity live

Price	-10% $128	-5% $65	+0% $3	+5% $-59	+10% $-122
Rent	-10% $-124	-5% $-61	+0% $3	+5% $66	+10% $130
Rate	-1.0pp $94	-0.5pp $49	base $3	+0.5pp $-44	+1.0pp $-91

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: $45,100
• Closing costs: $5,412
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4115 Hudson Ct SW , AL	3.0	2.5	1484	$1,450	$0.98	15d	1	0.02mi
4129 Hudson Ct SW , AL	3.0	2.5	1484	$1,684	$1.13	25d	1	0.02mi
4121 Hudson Ct SW Unit 1 , AL	3.0	2.0	1484	$1,650	$1.11	25d	1	0.02mi
4135 Hudson Ct SW , AL	3.0	2.5	1493	$1,425	$0.95	15d	1	0.02mi
4131 Hudson Ct SW , AL	3.0	2.5	1484	$1,684	$1.13	25d	1	0.02mi
4121 Hudson Ct SW , AL	3.0	2.5	1484	$1,650	$1.11	25d	1	0.02mi
4111 Hudson Ct SW , AL	3.0	2.5	1484	$1,695	$1.14	15d	1	0.02mi
4117 Hudson Ct SW Unit 1 Decatur, AL	3.0	2.5	1484	$1,750	$1.18	25d	1	0.02mi
4113 Hudson Ct SW , AL	3.0	2.5	1484	$1,700	$1.15	25d	1	0.02mi
4119 Hudson Ct SW Unit 1 Decatur, AL	3.0	2.5	1484	$1,650	$1.11	25d	1	0.02mi
4139 Hudson Ct SW Decatur, AL	3.0	2.5	1493	$1,425	$0.95	15d	1	0.02mi
4030 Sherri ST SW Decatur, AL	4.0	2.0	1800	$2,000	$1.11	45d	1	0.14mi
4020 Ryan Dr SW Decatur, AL	3.0	2.0	1209	$1,850	$1.53	45d	1	0.19mi
4020 Ryan Dr SW Decatur, AL	3.0	2.0	1209	$1,825	$1.51	25d	1	0.19mi
3526 Highway 31 S Decatur, AL	2.0	1.5–2.5	1208	$985	$0.82	45d	3	0.93mi

HOA detail

• Monthly dues: $23 · $276/yr
• Likely covers: landscaping

Listing history 6 events

1. 2026-03-18
   status Pending
2. 2026-02-21
   price $180,400
3. 2026-02-10
   price $179,900
4. 2026-01-15
   price $189,900
5. 2025-10-30
   price $200,900
6. 2025-09-03
   listed $209,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,330
• − Mortgage interest: −$10,105
• − Property taxes: −$2,706
• − Insurance: −$902
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − HOA: −$276
• − Depreciation: −$5,248
• Taxable loss: −$3,000
• Est. tax savings @ 24.0%: +$720
• After-tax cash flow: $754/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: Morgan County
• NCES district ID: 0102480
• Math proficiency: 19% ▼ -28.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $47,362
• Composite: 26.68/100
• National rank: #7157
• State rank: #61 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

• County: Morgan County · 67,628 people
• City population: 67,628
• Metro: Decatur, AL
• Population (ZIP): 32,179
• Household income: $81,490
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 467.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 15% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 5% Arabic 2%

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: ▼ -141.07%
• Current HPI: 243.157
• Rent YoY: —
• 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

-14.1% since first listed

6 events — show timeline

• 2026-03-18 Pending — VMLS
• 2026-02-21 Price Changed $180,400 VMLS
• 2026-02-10 Price Changed $179,900 VMLS
• 2026-01-15 Price Changed $189,900 VMLS
• 2025-10-30 Price Changed $200,900 VMLS
• 2025-09-03 Listed $209,900 VMLS