1001 Royal Dr SE · Decatur, AL 35601

$99,900

3 bd · 1.0 ba · 1,472 sqft · SingleFamily public records · 1 Days on market

Built 1966 10,454 sqft lot $68/sqft · 45% below area Est $187k · 47% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

Nice brick home with 3 bedrooms, family room, living room, and large laundry. Located conveniently to shopping on 6th Ave. and the Beltline. New shingles being installed. Fresh carpet, paint, countertops and more. Large attached carport, storage building and more.

Key facts

• 0.24 acre lot
• 2 parking spots
• Built 1966

Property features AI

Finance

• Other: Living area reported as 1,520 square feet; Suitable as an investor fixer-upper or for buyers wanting to update
• HOA & community: No association; Subdivision: Buena Vista Estates

Exterior

• Parking: 2-space carport
• Utilities: Public sewer
• Home design: Single-family residence; One-level (ranch) design; Built in 1966
• Construction: Brick construction
• Exterior features: Lot in Buena Vista Estates neighborhood; Lot size about 0.24 acres

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space basement; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-2 ($-30/yr) — negative.
• To cash-flow at today's rent, offer at most $99k (0.4% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $99k (0.4% below list) — sets the bar for cash-flow.
• Cap rate 11.4% 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: Walter Jackson Elementary School (math 47% / reading 62%, grade C, #87 of 627 statewide, top 15%, 244 students, 73% 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 72% FRL vs 57% district-wide (16 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; 15 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 87% of comp listings sitting > 30 days — soft ceiling on asking rent; 231 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $53k; list at $100k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,465 (0.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.19%
• DSCR: 1.81
• GRM: 6.4

CMA / ARV

• ARV (median comp): $187,093
• List price: $99,900
• Delta: -46.60%
• 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
1006 Royal Dr	0.06mi	3/1.0	1,480 (+0%)	6mo	$184,000	$124	91
1703 10th Ave SE	0.12mi	3/2.0	1,510 (+3%)	7mo	$135,000	$89	80
1512 10th Ave SE	0.30mi	3/2.0	1,430 (-3%)	5mo	$155,000	$108	73
1216 North St SE	0.35mi	3/1.5	1,500 (+2%)	9mo	$207,500	$138	71
1409 8th Ave SE	0.48mi	4/2.0 (+1)	1,512 (+3%)	1mo	$222,000	$147	63
1601 12th St SE	0.57mi	3/2.0	1,500 (+2%)	5mo	$204,000	$136	62
1419 10th Ave SE	0.41mi	3/1.5	1,320 (-10%)	2mo	$175,000	$133	60
1519 Phillips Ave	0.67mi	3/1.5	1,416 (-4%)	8mo	$158,000	$112	54
1308 9th Ave SE	0.60mi	3/1.5	1,408 (-4%)	11mo	$175,000	$124	54
1606 12th St SE	0.61mi	3/2.0	1,564 (+6%)	5mo	$181,500	$116	52
1213 SE 8th Ave	0.71mi	2/2.0 (-1)	1,411 (-4%)	4mo	$125,000	$89	47
1522 Phillips Ct	0.71mi	3/1.5	1,358 (-8%)	11mo	$81,000	$60	43

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: -13.5%
• Equity multiple: 0.50×
• Total profit: $-13,881
• Equity at exit: $14,895

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-1,870
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,307 high
• Mortgage (P&I): −$524
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-2

Break-even live

Break-even rent $1,310

Max offer price $99,465

Occupancy floor 95%

Sensitivity live

Price	-10% $54	-5% $26	+0% $-2	+5% $-31	+10% $-59
Rent	-10% $-106	-5% $-54	+0% $-2	+5% $49	+10% $101
Rate	-1.0pp $48	-0.5pp $23	base $-2	+0.5pp $-28	+1.0pp $-55

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1707 Buena Vista Cir SE Decatur, AL	3.0	2.0	1756	$1,350	$0.77	45d	1	0.15mi
1221 North St SE Decatur, AL	2.0	1.0	937	$775	$0.83	45d	2	0.38mi
201 Bluebird Ln SW Decatur, AL	2.0	1.0	950	$898	$0.94	45d	11	0.66mi
2115 Central Pkwy SW Decatur, AL	1.0–3.0	1.0	821	$950	$1.16	45d	1	0.66mi
206 Larkwood Dr SW Decatur, AL	4.0	2.0	1630	$1,500	$0.92	45d	1	0.72mi
1602 Brookridge Dr SW Decatur, AL	1.0–2.0	1.0–2.0	797	$1,174	$1.47	45d	13	0.78mi
1628 8th St SE Decatur, AL	2.0	1.0	1012	$1,200	$1.19	45d	1	0.99mi
1205 Broadus Ave SE Decatur, AL	3.0	2.0	1306	$1,195	$0.92	45d	1	1.07mi
1801 7th St SE Decatur, AL	4.0	2.0	1475	$1,550	$1.05	45d	1	1.10mi
1821 7th St SE Decatur, AL	3.0	1.0	908	$1,100	$1.21	25d	1	1.13mi
1314 Pennylane SE Decatur, AL	3.0	1.5	1100	$1,198	$1.09	25d	1	1.15mi
315 Hillside Rd SW Decatur, AL	3.0	1.5	1344	$1,400	$1.04	45d	1	1.30mi
1805 8th Ave SW Decatur, AL	3.0	2.0	1725	$1,750	$1.01	45d	1	1.31mi
603 Prospect Dr SE Decatur, AL	3.0	1.0	1362	$1,795	$1.32	45d	1	1.38mi
2136 Eastbrook SE Decatur, AL	2.0	2.0	1400	$1,495	$1.07	45d	1	1.38mi

Listing history 5 events

1. 2026-05-07
   status Pending 341-char remark
2. 2026-05-06
   listed $99,900 Active 341-char remark
3. 2015-04-03
   soldstatus $53,000 264-char remark

   Show marketing remark (264 chars)

   Nice brick home with 3 bedrooms, family room, living room, and large laundry. Located conveniently to shopping on 6th Ave. and the Beltline. New shingles being installed. Fresh carpet, paint, countertops and more. Large attached carport, storage building and more.

4. 2012-02-10
   listed $59,900 264-char remark

   Show marketing remark (264 chars)

   Nice brick home with 3 bedrooms, family room, living room, and large laundry. Located conveniently to shopping on 6th Ave. and the Beltline. New shingles being installed. Fresh carpet, paint, countertops and more. Large attached carport, storage building and more.

5. 2005-02-01
   soldstatus $60,000

ⓘ 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: $515 · $43/mo
• Projected year-2 tax: $515 · $43/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $15,683
• − Mortgage interest: −$5,596
• − Property taxes: −$515
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$2,906
• Taxable loss: −$1,461
• Est. tax savings @ 24.0%: +$351
• After-tax cash flow: $321/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

+66.5% since first listed

5 events — show timeline

• 2026-05-07 Pending — VMLS
• 2026-05-06 Listed $99,900 VMLS
• 2015-04-03 Sold (MLS) $53,000 VMLS
• 2012-02-10 Listed $59,900 VMLS
• 2005-02-01 Sold (Public Records) $60,000 Public Records

Property tax history

-3.4%/yr

Latest (2025): $515 · +10.2% YoY. Source: county tax records.