1412 1st Ave SW · Decatur, AL 35601

$129,900

3 bd · 1.0 ba · 1,030 sqft · SingleFamily public records · 61 Days on market

Built 1964 0.29 ac lot $126/sqft · 19% below area Est $160k · 19% under

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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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +3.8/10.0
• 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

Charming single-story home featuring a covered front porch and attached carport, set on a spacious lot with mature trees and a storage shed in the backyard. Inside, you’ll find hardwood flooring throughout much of the home, neutral wall tones, and multiple rooms filled with natural light. The living areas offer ceiling fans and a comfortable layout with easy flow between spaces. The kitchen includes white cabinetry, laminate countertops, a freestanding range, and overhead lighting, with an adjacent area suitable for dining. Bedrooms offer ample wall space and closets for storage. The bathroom features a tiled tub surround and updated fixtures. A dedicated utility area provides additional fun

Key facts

• Covered front porch
• Hardwood flooring
• Attached carport

Tags

• COVERED FRONT PORCH
• ATTACHED CARPORT
• SPACIOUS LOT
• MATURE TREES
• STORAGE SHED
• HARDWOOD FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/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 $114k (11.9% below list).
• Recommended offer: $114k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: schools C-, employment D+, crime 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.
• Market conditions: Rents rising fast (+4.7%/yr); 223 active listings in the ZIP; 20 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; 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 $898 of loan paydown is wiped out by about $4k 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 61 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,488 (11.9% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.88% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.56%
• DSCR: 1.16
• GRM: 9.5

CMA / ARV

• ARV (median comp): $159,947
• List price: $129,900
• Delta: -18.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Beard St SW	0.11mi	3/1.0	958 (-7%)	7mo	$143,900	$150	78
1120 7th Ave SE	0.73mi	3/1.0	1,040 (+1%)	0mo	$120,000	$115	64
1512 Phillips Ave	0.20mi	3/1.0	950 (-8%)	18mo	$165,000	$174	62
703 Freemont St SW	0.56mi	3/1.5	1,080 (+5%)	4mo	$115,500	$107	61
1328 5th Avenue Se SE	0.47mi	2/1.0 (-1)	1,040 (+1%)	14mo	$164,938	$159	60
112 SW Hillside Rd SW	0.57mi	3/1.5	1,100 (+7%)	1mo	$125,000	$114	59
1101 5th Ave SW	0.56mi	3/1.0	983 (-5%)	11mo	$147,000	$150	57
705 Ashley Dr	0.59mi	3/1.5	1,107 (+8%)	19mo	$169,900	$153	42

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: -9.1%
• Equity multiple: 0.66×
• Total profit: $-12,272
• Equity at exit: $19,369

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $6,278
• Equity at exit: $11,231

Cash invested: $36,372 (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: 223
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,145 high
• Mortgage (P&I): −$681
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $108

Break-even live

Break-even rent $1,008

Max offer price $129,900

Occupancy floor 86%

Sensitivity live

Price	-10% $181	-5% $145	+0% $108	+5% $71	+10% $34
Rent	-10% $17	-5% $63	+0% $108	+5% $153	+10% $198
Rate	-1.0pp $173	-0.5pp $141	base $108	+0.5pp $74	+1.0pp $40

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1220 2nd Ave SW Unit 2nd 7 Decatur, AL	2.0	1.0	850	$825	$0.97	44d	1	0.29mi
1602 Brookridge Dr SW Decatur, AL	1.0–2.0	1.0–2.0	797	$1,174	$1.47	44d	13	0.33mi
1208 2nd Ave SW Unit 1208 28 Decatur, AL	2.0	1.0	850	$825	$0.97	44d	1	0.34mi
227 8th St SW Unit 19 Decatur, AL	2.0	1.0	850	$825	$0.97	44d	1	0.36mi
315 Hillside Rd SW Decatur, AL	3.0	1.5	1344	$1,400	$1.04	44d	1	0.51mi
324 Cardinal Dr SW Decatur, AL	2.0	1.0	681	$952	$1.40	44d	14	0.72mi
2115 Central Pkwy SW Decatur, AL	1.0–3.0	1.0	821	$950	$1.16	44d	1	0.82mi
201 Bluebird Ln SW Decatur, AL	2.0	1.0	950	$898	$0.94	44d	11	0.93mi
1518 15th Ave SW Decatur, AL	3.0	2.0	1440	$1,600	$1.11	44d	1	1.08mi
603 Prospect Dr SE Decatur, AL	3.0	1.0	1362	$1,795	$1.32	44d	1	1.08mi
1221 North St SE Decatur, AL	2.0	1.0	937	$775	$0.83	44d	2	1.08mi
609 7th Ave SW Decatur, AL	4.0	2.0	1380	$1,425	$1.03	44d	1	1.17mi
1504 Faye St SW Decatur, AL	3.0	2.0	1200	$1,450	$1.21	44d	1	1.23mi
2019 Morgan Ave SW Decatur, AL	4.0	2.0	1064	$1,650	$1.55	44d	1	1.31mi
1628 8th St SE Decatur, AL	2.0	1.0	1012	$1,200	$1.19	44d	1	1.39mi
2500 Spring Ave SW Decatur, AL	1.0–2.0	1.0–2.0	825	$987	$1.20	44d	7	1.39mi
818 Grant St SE Decatur, AL	2.0	1.0	910	$1,300	$1.43	44d	1	1.42mi
1801 7th St SE Decatur, AL	4.0	2.0	1475	$1,550	$1.05	44d	1	1.47mi
1018 Grant St SE Unit 1026-4 Decatur, AL	2.0	1.0	890	$800	$0.90	44d	1	1.48mi
1018 Grant St SE Unit 1018-4 Decatur, AL	2.0	1.0	890	$775	$0.87	44d	1	1.49mi

Listing history 18 events

1. 2026-06-03
   status $129,900 Pending 61 DOM
2. 2026-06-02
   days on market $129,900 Active 61 DOM
3. 2026-06-01
   days on market $129,900 Active 60 DOM
4. 2026-05-31
   days on market $129,900 Active 59 DOM
5. 2026-05-30
   days on market $129,900 Active 58 DOM
6. 2026-05-03
   status Active 706-char remark

   Show marketing remark (706 chars)

   Charming single-story home featuring a covered front porch and attached carport, set on a spacious lot with mature trees and a storage shed in the backyard. Inside, you’ll find hardwood flooring throughout much of the home, neutral wall tones, and multiple rooms filled with natural light. The living areas offer ceiling fans and a comfortable layout with easy flow between spaces. The kitchen includes white cabinetry, laminate countertops, a freestanding range, and overhead lighting, with an adjacent area suitable for dining. Bedrooms offer ample wall space and closets for storage. The bathroom features a tiled tub surround and updated fixtures. A dedicated utility area provides additional fun

7. 2026-03-23
   status Pending 706-char remark

   Show marketing remark (706 chars)

   Charming single-story home featuring a covered front porch and attached carport, set on a spacious lot with mature trees and a storage shed in the backyard. Inside, you’ll find hardwood flooring throughout much of the home, neutral wall tones, and multiple rooms filled with natural light. The living areas offer ceiling fans and a comfortable layout with easy flow between spaces. The kitchen includes white cabinetry, laminate countertops, a freestanding range, and overhead lighting, with an adjacent area suitable for dining. Bedrooms offer ample wall space and closets for storage. The bathroom features a tiled tub surround and updated fixtures. A dedicated utility area provides additional fun

8. 2026-02-20
   listed $129,900 Active 706-char remark

   Show marketing remark (706 chars)

   Charming single-story home featuring a covered front porch and attached carport, set on a spacious lot with mature trees and a storage shed in the backyard. Inside, you’ll find hardwood flooring throughout much of the home, neutral wall tones, and multiple rooms filled with natural light. The living areas offer ceiling fans and a comfortable layout with easy flow between spaces. The kitchen includes white cabinetry, laminate countertops, a freestanding range, and overhead lighting, with an adjacent area suitable for dining. Bedrooms offer ample wall space and closets for storage. The bathroom features a tiled tub surround and updated fixtures. A dedicated utility area provides additional fun

9. 2022-04-28
   soldstatus $391,000
10. 2022-04-26
    soldstatus $132,000 Sold 116-char remark

    Show marketing remark (116 chars)

    Great investment property with tenant already in place. The pictures provided where taken prior to tenant moving in.

11. 2022-04-01
    historical Contingent 116-char remark

    Show marketing remark (116 chars)

    Great investment property with tenant already in place. The pictures provided where taken prior to tenant moving in.

12. 2022-03-23
    listed $135,000 Active 116-char remark

    Show marketing remark (116 chars)

    Great investment property with tenant already in place. The pictures provided where taken prior to tenant moving in.

13. 2019-11-22
    soldstatus $70,000 Sold
14. 2019-11-22
    soldstatus $70,000
15. 2019-10-28
    status Pending
16. 2019-09-19
    price $76,000
17. 2019-08-30
    price $77,500
18. 2019-08-23
    listed $80,000 Active

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $736 · $61/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $13,739
• − Mortgage interest: −$7,276
• − Property taxes: −$736
• − Insurance: −$650
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$3,779
• Taxable loss: −$900
• Est. tax savings @ 24.0%: +$216
• After-tax cash flow: $1,510/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

+62.4% since first listed

13 events — show timeline

• 2026-05-03 Relisted — VMLS
• 2026-03-23 Pending — VMLS
• 2026-02-20 Listed $129,900 VMLS
• 2022-04-28 Sold (Public Records) $391,000 Public Records
• 2022-04-26 Sold (MLS) $132,000 VMLS
• 2022-04-01 Contingent — VMLS
• 2022-03-23 Listed $135,000 VMLS
• 2019-11-22 Sold (Public Records) $70,000 Public Records
• 2019-11-22 Sold (MLS) $70,000 VMLS
• 2019-10-28 Pending — VMLS
• 2019-09-19 Price Changed $76,000 VMLS
• 2019-08-30 Price Changed $77,500 VMLS
• 2019-08-23 Listed $80,000 VMLS

Property tax history

+12.1%/yr

Latest (2025): $736 · +7.0% YoY. Source: county tax records.