808 Neal St · Tuskegee, AL 36088

$139,000

3 bd · 2.0 ba · 1,575 sqft · SingleFamily · 50 Days on market

Built 1959 Fair condition 1.00 ac lot $88/sqft · 55% above area

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.7/10.0

Listing remarks

Great Home! Great Investment Property! Located in the Great Historical District of Tuskegee Institute, AL. just 1.5 miles from Tuskegee University in the Bibb Street Community. The property is convenient to downtown Tuskegee, the Historic Tuskegee Airmen's Museum, Tuskegee Airport, schools, shopping and much more. It's move in Ready, 3-bedroom 2 bath, kitchen/dining area, living room and separate laundry room with lots of room to enjoy some privacy and the outdoors living. Super large backyard. All furniture and appliances to remain. Property Sold" AS-IS", Owner finance, if qualifies. Call me, a realtor who cares about her customers and clients. 334-703-0586.

Key facts

• Large backyard
• Move in ready
• 1 acre lot

Tags

• CONVENIENT TO DOWNTOWN
• LARGE BACKYARD
• MOVE IN READY

Property features AI

Exterior

• Parking: Attached carport with 2 carport spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story stucco home; Basement foundation
• Construction: Stucco construction; Built (year per public records)
• Exterior features: Partial fencing; Porch; City lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms on the first floor
• Flooring: Wood
• Bathrooms: Two full bathrooms on the first floor
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Unfinished basement; Wood flooring; Porch
• Laundry & utility: Laundry room on the first floor; Multiple water heaters

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 7.3% in Tuskegee — 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 57/100 on livability (#375 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Macon County (town): math 2% / reading 17% proficiency, ranked #123 of 129 in AL (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5 units permitted in Macon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($961 loan paydown + $215 appreciation (0.1% local appreciation)).
• Macon County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 1.40% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.88%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $89,927
• List price: $139,000
• Delta: 54.57%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 W Montgomery Rd	0.34mi	3/2.0	1,472 (-6%)	12mo	$175,000	$119	63
2309 Alabama Ave	0.69mi	3/2.0	1,632 (+4%)	7mo	$138,000	$85	56
804 Gaillard Dr	0.59mi	3/2.0	1,479 (-6%)	14mo	$80,000	$54	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 1.87×
• Total profit: $33,913
• Equity at exit: $41,441

10-year hold

• IRR: 22.1%
• Equity multiple: 3.48×
• Total profit: $96,598
• Equity at exit: $50,684

Cash invested: $38,920 (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 36088

• Home prices YoY: 0.1%
• Active inventory: 10
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $580

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 65%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 New St Tuskegee, AL	3.0	3.0	1528	$1,950	$1.28	43d	1	0.54mi

Listing history 17 events

1. 2026-06-19
   days on market $139,000 Active 50 DOM
2. 2026-06-18
   days on market $139,000 Active 49 DOM
3. 2026-06-17
   days on market $139,000 Active 48 DOM
4. 2026-06-16
   days on market $139,000 Active 47 DOM
5. 2026-06-15
   days on market $139,000 Active 46 DOM
6. 2026-06-14
   days on market $139,000 Active 44 DOM
7. 2026-06-13
   days on market $139,000 Active 43 DOM
8. 2026-06-10
   days on market $139,000 Active 41 DOM
9. 2026-06-09
   days on market $139,000 Active 40 DOM
10. 2026-06-08
    days on market $139,000 Active 39 DOM
11. 2026-06-07
    days on market $139,000 Active 38 DOM
12. 2026-06-05
    days on market $139,000 Active 35 DOM
13. 2026-06-02
    days on market $139,000 Active 33 DOM
14. 2026-06-01
    days on market $139,000 Active 32 DOM
15. 2026-05-31
    days on market $139,000 Active 31 DOM
16. 2026-05-30
    days on market $139,000 Active 30 DOM
17. 2026-04-30
    listed $139,000 Active 677-char remark

ⓘ 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: $23,400
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$4,044
• Taxable income: $5,046
• Est. tax owed @ 24.0%: −$1,211
• After-tax cash flow: $5,748/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, including updating bathrooms and landscaping, to improve its resale and rental value.

Repairs flagged

• Major bathroom fixtures — Dated and worn-out
• Major landscaping — Overgrown yard

Value-add opportunities

• Both paint interior walls — Enhances curb appeal and interior aesthetics
• Both replace bathroom fixtures — Modernizes and improves functionality
• Both landscaping — Enhances curb appeal and creates a welcoming environment

Renovation cost estimate screening

Repair item	Severity	Est. cost
bathroom fixtures · Dated and worn-out	Major	$15,000–50,000
landscaping · Overgrown yard	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both replace bathroom fixtures — Modernizes and improves functionality ↑
• Both landscaping — Enhances curb appeal and creates a welcoming environment ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Macon County
• NCES district ID: 0102190
• Math proficiency: 2% ▼ -18.00%
• Reading proficiency: 17% ▼ -8.00%
• Median HH income: $30,012
• Composite: 7.24/100
• National rank: #9958
• State rank: #123 of 129 in AL

Livability — Tuskegee

• Score: 57/100
• State rank: #375
• US rank: #21590

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tuskegee, AL
• City population: 3,493
• Population (ZIP): 3,493

Population outlook (Macon County) Hauer SSP2

• Today (2025): 15,805 people
• By 2030: 14,101 · -10.8%
• By 2040: 11,244 · -28.9%
• By 2050: 9,088 · -42.5%
• By 2075: 6,606 · -58.2%
• By 2100: 6,309 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (83%)
• Race & ethnicity: Black 83% White 10% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Macon

• 2024 margin: Solid D (+56.3) · D 77.8% · R 21.5%
• 2008→2024 swing: -17.8pp toward R · 2008: 74.0pp · 2024: 56.3pp
• All cycles: 2024: D+56.3 2020: D+63.8 2016: D+66.8 2012: D+74.4 2008: D+74.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.15%
• Current HPI: 149.1572
• 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

1 event — show timeline

• 2026-04-30 Listed $139,000 MAAR