816 Maywood St · Tuskegee, AL 36083

$38,340

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 10 Days on market

Built 1988 0.34 ac lot Est $28k · 39% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0

Listing remarks

Affordable opportunity in the established Maywood subdivision of Tuskegee! Conveniently located near schools, shopping, dining, and everyday amenities, this property offers excellent potential for investors, first-time buyers, or anyone looking to add their personal touch. Enjoy a spacious yard with room for outdoor activities, gardening, or future enhancements. Whether you're seeking a rental investment or a place to make your own, this property presents a great opportunity. Property is being sold as-is. Buyer to verify all information deemed important.

Key facts

• Spacious yard
• Maywood subdivision
• Gardening

Tags

• MAYWOOD SUBDIVISION
• SPACIOUS YARD
• OUTDOOR ACTIVITIES
• GARDENING

Property features AI

Finance

• Other: Lot size approximately 0.34 acre (appraiser); Appraiser is the source for building and lot area
• HOA & community: No HOA

Exterior

• Parking: Two parking spaces; No specific parking features provided
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: Single-family residential property; Resale; Built in 1988; Entry level: main level; Facing direction not specified
• Construction: Brick construction; Concrete basement; Built in 1988
• Exterior features: Brick exterior; Roof listed as other; Lot features listed as other

Interior

• Kitchen: Includes refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Flooring listed as other
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: One-level layout; Appraiser-recorded living area; Basement with concrete floor; Fireplaces: none
• Laundry & utility: Laundry features listed as other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($872 rent vs $38k).
• Cap rate 20.3% 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: 47 active listings in the ZIP; 2 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 ($265 loan paydown + $756 appreciation (2.0% 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 (2.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $38,340

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.27% ✓
• Cap rate: 20.26%
• Cash-on-cash: 49.90%
• DSCR: 3.22
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $27,675
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Clements St	0.21mi	2/1.0 (-1)	1,051 (+2%)	20mo	$28,500	$27	64

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

Projected returns pro-forma

1.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.8%
• Equity multiple: 3.89×
• Total profit: $31,002
• Equity at exit: $15,064

10-year hold

• IRR: 54.4%
• Equity multiple: 7.82×
• Total profit: $73,182
• Equity at exit: $21,648

Cash invested: $10,735 (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 36083

• Home prices YoY: 1.4%
• Active inventory: 47
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $872 medium
• Mortgage (P&I): −$201
• Tax from tax record: −$25 /mo · $304/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $446

Break-even live

Break-even rent $307

Max offer price $38,340

Occupancy floor 44%

Sensitivity live

Price	-10% $468	-5% $457	+0% $446	+5% $436	+10% $425
Rent	-10% $377	-5% $412	+0% $446	+5% $481	+10% $515
Rate	-1.0pp $466	-0.5pp $456	base $446	+0.5pp $436	+1.0pp $426

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: $9,585
• Closing costs: $1,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1304 Auburn St Tuskegee, AL	2.0	1.0	1100	$900	$0.82	21d	1	0.20mi
2802 Auburn St Tuskegee, AL	3.0	2.0	1458	$600	$0.41	44d	1	1.48mi

Listing history 13 events

1. 2026-06-19
   days on market $38,340 Active 10 DOM
2. 2026-06-18
   days on market $38,340 Active 9 DOM
3. 2026-06-17
   days on market $38,340 Active 8 DOM
4. 2026-06-16
   days on market $38,340 Active 7 DOM
5. 2026-06-15
   days on market $38,340 Active 6 DOM
6. 2026-06-14
   days on market $38,340 Active 4 DOM
7. 2026-06-13
   days on market $38,340 Active 3 DOM
8. 2026-06-10
   statusdays on marketlisting id $38,340 Active 1 DOM
9. 2026-06-09
   days on market $38,340 New 5 DOM
10. 2026-06-08
    days on market $38,340 New 4 DOM
11. 2026-06-07
    days on market $38,340 New 3 DOM
12. 2026-06-05
    remarks 560-char remark
13. 2026-06-05
    listed $38,340 New 1 DOM

ⓘ 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: $304 · $25/mo
• Projected year-2 tax: $304 · $25/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $10,462
• − Mortgage interest: −$2,148
• − Property taxes: −$304
• − Insurance: −$192
• − Repairs & maintenance: −$837
• − Management: −$837
• − Depreciation: −$1,115
• Taxable income: $5,029
• Est. tax owed @ 24.0%: −$1,207
• After-tax cash flow: $4,149/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: 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): 9,355

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 (84%)
• Race & ethnicity: Black 84% White 12% Two or more races 3%
• Common ancestry: Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▲ 1.97%
• Current HPI: 138.7996
• 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

• 2026-06-04 Listed $38,340 GAMLS

Property tax history

+2.0%/yr

Latest (2025): $304 · +17.4% YoY. Source: county tax records.