3914 Whitney Ln SW · Decatur, AL 35603

$189,900

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 121 Days on market

Built 1998 8,712 sqft lot Est $249k · 24% 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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home situated on a desirable corner lot. Enjoy a pleasant view of the pond across the street from the 10 ft × 13 ft lifetime PVC deck, where the color-changing fountain creates a beautiful nighttime backdrop. The property features lifetime PVC fencing for low-maintenance outdoor living and includes a storage shed with a new roof. Inside, the living room offers true hardwood floors and a natural Riverstone gas fireplace. This manufactured home is set on a permanent foundation, and the front steps include iron railing for added durability. Well-maintained and move-in ready.

Key facts

• 8,712 sq ft lot
• Built 1998
• Listed 121 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/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 $166k (12.4% below list).
• Recommended offer: $166k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Frances Nungester Elementary School (math 37% / reading 52%, grade F, #171 of 627 statewide, top 31%, 390 students, 83% FRL); Decatur High School (math 27% / reading 27%, grade F, #90 of 305 statewide, top 35%, 1,040 students, 67% FRL) — zoned schools average 75% FRL vs 57% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 403 active listings in the ZIP; 16 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 $6k 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 121 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; list at $190k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,261 (12.4% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 7.54%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $249,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3903 Steve Perkins Dr SW	0.15mi	3/2.0	1,669 (+6%)	1mo	$265,900	$159	78
4007 Mckenzie Dr	0.18mi	3/2.0	1,420 (-9%)	2mo	$239,160	$168	70
4008 Mckenzie Dr	0.21mi	3/2.0	1,420 (-9%)	0mo	$239,900	$169	70
4023 Mckenzie Dr SW	0.22mi	3/2.0	1,425 (-9%)	3mo	$233,900	$164	68
243 Shannan St	0.29mi	3/2.0	1,420 (-9%)	1mo	$234,201	$165	66
4031 White Riv	0.29mi	4/2.0 (+1)	1,459 (-7%)	1mo	$225,000	$154	65
234 Mckenzie Dr	0.16mi	3/2.0	1,355 (-14%)	2mo	$214,000	$158	65
4103 White Riv	0.31mi	3/2.0	1,402 (-11%)	1mo	$214,780	$153	63
4113 White Riv	0.34mi	3/2.5	1,689 (+8%)	3mo	$245,980	$146	63
4104 White Riv	0.33mi	3/2.0	1,373 (-12%)	1mo	$225,490	$164	59
4112 White Riv	0.35mi	3/2.0	1,373 (-12%)	1mo	$205,747	$150	58
4116 White Riv	0.43mi	4/2.0 (+1)	1,459 (-7%)	3mo	$225,000	$154	57

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-22,458
• Equity at exit: $28,315

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-9,003
• Equity at exit: $16,419

Cash invested: $53,172 (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: 403
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$996
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $131

Break-even live

Break-even rent $1,496

Max offer price $189,900

Occupancy floor 87%

Sensitivity live

Price	-10% $239	-5% $185	+0% $131	+5% $78	+10% $24
Rent	-10% $0	-5% $66	+0% $131	+5% $197	+10% $263
Rate	-1.0pp $227	-0.5pp $180	base $131	+0.5pp $82	+1.0pp $32

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4020 Ryan Dr SW Decatur, AL	3.0	2.0	1209	$1,850	$1.53	45d	1	0.07mi
4020 Ryan Dr SW Decatur, AL	3.0	2.0	1209	$1,825	$1.51	25d	1	0.07mi
4022 Ryan Dr SW Decatur, AL	4.0	2.0	1955	$1,970	$1.01	25d	1	0.07mi
4135 Hudson Ct SW , AL	3.0	2.5	1493	$1,425	$0.95	15d	1	0.22mi
4113 Hudson Ct SW , AL	3.0	2.5	1484	$1,700	$1.15	25d	1	0.22mi
4119 Hudson Ct SW Unit 1 Decatur, AL	3.0	2.5	1484	$1,650	$1.11	25d	1	0.22mi
4139 Hudson Ct SW Decatur, AL	3.0	2.5	1493	$1,425	$0.95	15d	1	0.22mi
4115 Hudson Ct SW , AL	3.0	2.5	1484	$1,450	$0.98	15d	1	0.22mi
4129 Hudson Ct SW , AL	3.0	2.5	1484	$1,684	$1.13	25d	1	0.22mi
4121 Hudson Ct SW Unit 1 , AL	3.0	2.0	1484	$1,650	$1.11	25d	1	0.22mi
4111 Hudson Ct SW , AL	3.0	2.5	1484	$1,695	$1.14	15d	1	0.22mi
4117 Hudson Ct SW Unit 1 Decatur, AL	3.0	2.5	1484	$1,750	$1.18	25d	1	0.22mi
4131 Hudson Ct SW , AL	3.0	2.5	1484	$1,684	$1.13	25d	1	0.22mi
4121 Hudson Ct SW , AL	3.0	2.5	1484	$1,650	$1.11	25d	1	0.22mi
4030 Sherri ST SW Decatur, AL	4.0	2.0	1800	$2,000	$1.11	45d	1	0.24mi
3526 Highway 31 S Decatur, AL	2.0	1.5–2.5	1208	$985	$0.82	45d	3	0.74mi

Listing history 27 events

1. 2026-06-21
   days on market $189,900 Active 121 DOM
2. 2026-06-19
   days on market $189,900 Active 119 DOM
3. 2026-06-18
   days on market $189,900 Active 118 DOM
4. 2026-06-17
   days on market $189,900 Active 117 DOM
5. 2026-06-16
   days on market $189,900 Active 116 DOM
6. 2026-06-15
   days on market $189,900 Active 115 DOM
7. 2026-06-14
   pricedays on market $189,900 Active 113 DOM
8. 2026-06-13
   days on market $194,900 Active 112 DOM
9. 2026-06-10
   days on market $194,900 Active 110 DOM
10. 2026-06-09
    days on market $194,900 Active 109 DOM
11. 2026-06-08
    days on market $194,900 Active 108 DOM
12. 2026-06-07
    days on market $194,900 Active 107 DOM
13. 2026-06-05
    days on market $194,900 Active 104 DOM
14. 2026-06-03
    days on market $194,900 Active 103 DOM
15. 2026-06-02
    days on market $194,900 Active 102 DOM
16. 2026-06-01
    days on market $194,900 Active 101 DOM
17. 2026-05-31
    days on market $194,900 Active 100 DOM
18. 2026-05-30
    days on market $194,900 Active 99 DOM
19. 2026-05-18
    price $194,900 611-char remark

    Show marketing remark (611 chars)

    Charming 3-bedroom, 2-bath home situated on a desirable corner lot. Enjoy a pleasant view of the pond across the street from the 10 ft × 13 ft lifetime PVC deck, where the color-changing fountain creates a beautiful nighttime backdrop. The property features lifetime PVC fencing for low-maintenance outdoor living and includes a storage shed with a new roof. Inside, the living room offers true hardwood floors and a natural Riverstone gas fireplace. This manufactured home is set on a permanent foundation, and the front steps include iron railing for added durability. Well-maintained and move-in ready.

20. 2026-03-13
    price $199,900 611-char remark

    Show marketing remark (611 chars)

    Charming 3-bedroom, 2-bath home situated on a desirable corner lot. Enjoy a pleasant view of the pond across the street from the 10 ft × 13 ft lifetime PVC deck, where the color-changing fountain creates a beautiful nighttime backdrop. The property features lifetime PVC fencing for low-maintenance outdoor living and includes a storage shed with a new roof. Inside, the living room offers true hardwood floors and a natural Riverstone gas fireplace. This manufactured home is set on a permanent foundation, and the front steps include iron railing for added durability. Well-maintained and move-in ready.

21. 2026-02-20
    listed $219,900 Active 611-char remark

    Show marketing remark (611 chars)

    Charming 3-bedroom, 2-bath home situated on a desirable corner lot. Enjoy a pleasant view of the pond across the street from the 10 ft × 13 ft lifetime PVC deck, where the color-changing fountain creates a beautiful nighttime backdrop. The property features lifetime PVC fencing for low-maintenance outdoor living and includes a storage shed with a new roof. Inside, the living room offers true hardwood floors and a natural Riverstone gas fireplace. This manufactured home is set on a permanent foundation, and the front steps include iron railing for added durability. Well-maintained and move-in ready.

22. 2013-09-16
    soldstatus $84,000
23. 2013-09-16
    soldstatus $84,000
24. 2012-11-15
    soldstatus $62,000
25. 2012-08-31
    soldstatus $61,900 294-char remark

    Show marketing remark (294 chars)

    LOVELY HOME ON A LARGE CORNER LOT! MASTER SUITE OFFERS GLAMOUR BATH WITH GARDEN TUB & SEPARATE SHOWER. SPLIT BEDROOM FLOOR PLAN. LARGE KITCHEN/BREAKFAST COMBINATION WITH OAK CABINETS & LOTS OF COUNTER SPACE. SECURITY & SPRINKLER SYSTEMS ALL INFORMATION TO BE VERIFIED BY PURCHASERS.

26. 2011-12-28
    listed $77,900 294-char remark

    Show marketing remark (294 chars)

    LOVELY HOME ON A LARGE CORNER LOT! MASTER SUITE OFFERS GLAMOUR BATH WITH GARDEN TUB & SEPARATE SHOWER. SPLIT BEDROOM FLOOR PLAN. LARGE KITCHEN/BREAKFAST COMBINATION WITH OAK CABINETS & LOTS OF COUNTER SPACE. SECURITY & SPRINKLER SYSTEMS ALL INFORMATION TO BE VERIFIED BY PURCHASERS.

27. 2006-01-03
    soldstatus $80,000

ⓘ 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: $487 · $41/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$291/yr (+$24/mo · 59.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $19,951
• − Mortgage interest: −$10,637
• − Property taxes: −$487
• − Insurance: −$1,747
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$5,524
• Taxable loss: −$1,637
• Est. tax savings @ 24.0%: +$393
• After-tax cash flow: $1,970/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): 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

+143.6% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $194,900 VMLS
• 2026-03-13 Price Changed $199,900 VMLS
• 2026-02-20 Listed $219,900 VMLS
• 2013-09-16 Sold (Public Records) $84,000 Public Records
• 2013-09-16 Sold (Public Records) $84,000 Public Records
• 2012-11-15 Sold (Public Records) $62,000 Public Records
• 2012-08-31 Sold (MLS) $61,900 VMLS
• 2011-12-28 Listed $77,900 VMLS
• 2006-01-03 Sold (Public Records) $80,000 Public Records