406 W 1st St · Tuscumbia, AL 35674

$114,000

3 bd · 2.0 ba · 1,259 sqft · SingleFamily public records · 108 Days on market

Built 1940 9,148 sqft lot $91/sqft · 9% below area Est $173k · 34% under ↓ 26% since listing

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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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Huge potential for all buyers, investors and flippers with 1940s stone solid built house in downtown Tuscumbia. This house has 3 bedrooms with 2 with walk in closets, one flex bedroom (office) with 2 full bathrooms. The kitchen is huge with lots of cabinets and counterspace. This house has a basement for storage with updated electrical panel. The house has partially finished attic space that's floored space and hung sheetrock (future use or storage). The driveway is large for parking multiple cars. The back yard is flat with 500 sq ft shop in back yard with carport. This house is walking distance to Deshler high school, grocery store, courthouse and spring park. This house is priced at $68 per foot. This house is a bargain. House sold as is. All information to be verified by purchaser.

Key facts

• Large driveway
• Flat back yard
• Huge kitchen

Tags

• 1940S STONE SOLID BUILT HOUSE
• HUGE KITCHEN
• BASEMENT FOR STORAGE
• PARTIALLY FINISHED ATTIC SPACE
• LARGE DRIVEWAY
• FLAT BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $104k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.4% in Tuscumbia — 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 65/100 on livability (#122 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools D-, amenities F.
• Tuscumbia City (suburban): math 18% / reading 41% proficiency, ranked #72 of 129 in AL (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 220 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 91 units permitted in Colbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $788 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Colbert County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% 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 $103,740 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. Schools are D-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. 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: 1.02% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

• ARV (median comp): $172,767
• List price: $114,000
• Delta: -34.02%
• 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
607 W 3rd St	0.24mi	3/1.5	1,242 (-1%)	1mo	$145,000	$117	84
606 N Jefferson St	0.17mi	3/1.0	1,299 (+3%)	10mo	$147,000	$113	74
710 N Milton St	0.29mi	3/1.0	1,172 (-7%)	10mo	$137,000	$117	63
403 W 7th St	0.45mi	2/1.0 (-1)	1,317 (+5%)	2mo	$92,300	$70	61
900 N Cave St	0.69mi	3/2.0	1,237 (-2%)	4mo	$164,900	$133	61
210 W Moore St W	0.39mi	3/1.5	1,150 (-9%)	11mo	$74,900	$65	56
130 Norris Cir	0.67mi	2/2.0 (-1)	1,293 (+3%)	4mo	$170,000	$131	56
105 W Tunstall St	0.51mi	2/1.0 (-1)	1,144 (-9%)	0mo	$37,000	$32	52
402 W 7th St	0.42mi	2/1.0 (-1)	1,077 (-14%)	0mo	$103,000	$96	47
805 SW 14th Ave	0.73mi	3/2.0	1,100 (-13%)	3mo	$189,900	$173	43
608 N Washington St	0.72mi	3/2.0	1,425 (+13%)	7mo	$205,000	$144	38
704 Washington St	0.74mi	3/1.0	1,388 (+10%)	8mo	$179,900	$130	38

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-4,577
• Equity at exit: $16,998

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $13,813
• Equity at exit: $9,857

Cash invested: $31,920 (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 35674

• Home prices YoY: -28.4%
• Active inventory: 220
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$58 /mo · $702/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $219

Break-even live

Break-even rent $891

Max offer price $114,000

Occupancy floor 76%

Sensitivity live

Price	-10% $283	-5% $251	+0% $219	+5% $186	+10% $154
Rent	-10% $126	-5% $173	+0% $219	+5% $265	+10% $311
Rate	-1.0pp $276	-0.5pp $248	base $219	+0.5pp $189	+1.0pp $159

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Harrison Dr Tuscumbia, AL	1.0–2.0	1.0–2.0	985	$1,050	$1.07	44d	5	1.47mi

Listing history 24 events

1. 2026-06-19
   days on market $114,000 Active 108 DOM
2. 2026-06-18
   days on market $114,000 Active 107 DOM
3. 2026-06-17
   days on market $114,000 Active 106 DOM
4. 2026-06-16
   days on market $114,000 Active 105 DOM
5. 2026-06-15
   days on market $114,000 Active 104 DOM
6. 2026-06-14
   days on market $114,000 Active 102 DOM
7. 2026-06-13
   days on market $114,000 Active 101 DOM
8. 2026-06-10
   days on market $114,000 Active 99 DOM
9. 2026-06-09
   days on market $114,000 Active 98 DOM
10. 2026-06-08
    days on market $114,000 Active 97 DOM
11. 2026-06-07
    days on market $114,000 Active 96 DOM
12. 2026-06-05
    days on market $114,000 Active 93 DOM
13. 2026-06-03
    days on market $114,000 Active 92 DOM
14. 2026-06-02
    days on market $114,000 Active 91 DOM
15. 2026-06-01
    days on market $114,000 Active 90 DOM
16. 2026-05-31
    days on market $114,000 Active 89 DOM
17. 2026-05-30
    days on market $114,000 Active 88 DOM
18. 2026-05-20
    price $114,000 796-char remark

    Show marketing remark (796 chars)

    Huge potential for all buyers, investors and flippers with 1940s stone solid built house in downtown Tuscumbia. This house has 3 bedrooms with 2 with walk in closets, one flex bedroom (office) with 2 full bathrooms. The kitchen is huge with lots of cabinets and counterspace. This house has a basement for storage with updated electrical panel. The house has partially finished attic space that's floored space and hung sheetrock (future use or storage). The driveway is large for parking multiple cars. The back yard is flat with 500 sq ft shop in back yard with carport. This house is walking distance to Deshler high school, grocery store, courthouse and spring park. This house is priced at $68 per foot. This house is a bargain. House sold as is. All information to be verified by purchaser.

19. 2026-04-04
    status Active 796-char remark

    Show marketing remark (796 chars)

    Huge potential for all buyers, investors and flippers with 1940s stone solid built house in downtown Tuscumbia. This house has 3 bedrooms with 2 with walk in closets, one flex bedroom (office) with 2 full bathrooms. The kitchen is huge with lots of cabinets and counterspace. This house has a basement for storage with updated electrical panel. The house has partially finished attic space that's floored space and hung sheetrock (future use or storage). The driveway is large for parking multiple cars. The back yard is flat with 500 sq ft shop in back yard with carport. This house is walking distance to Deshler high school, grocery store, courthouse and spring park. This house is priced at $68 per foot. This house is a bargain. House sold as is. All information to be verified by purchaser.

20. 2026-03-23
    status Pending 796-char remark

    Show marketing remark (796 chars)

    Huge potential for all buyers, investors and flippers with 1940s stone solid built house in downtown Tuscumbia. This house has 3 bedrooms with 2 with walk in closets, one flex bedroom (office) with 2 full bathrooms. The kitchen is huge with lots of cabinets and counterspace. This house has a basement for storage with updated electrical panel. The house has partially finished attic space that's floored space and hung sheetrock (future use or storage). The driveway is large for parking multiple cars. The back yard is flat with 500 sq ft shop in back yard with carport. This house is walking distance to Deshler high school, grocery store, courthouse and spring park. This house is priced at $68 per foot. This house is a bargain. House sold as is. All information to be verified by purchaser.

21. 2026-02-20
    listed $119,000 Active 796-char remark

    Show marketing remark (796 chars)

    Huge potential for all buyers, investors and flippers with 1940s stone solid built house in downtown Tuscumbia. This house has 3 bedrooms with 2 with walk in closets, one flex bedroom (office) with 2 full bathrooms. The kitchen is huge with lots of cabinets and counterspace. This house has a basement for storage with updated electrical panel. The house has partially finished attic space that's floored space and hung sheetrock (future use or storage). The driveway is large for parking multiple cars. The back yard is flat with 500 sq ft shop in back yard with carport. This house is walking distance to Deshler high school, grocery store, courthouse and spring park. This house is priced at $68 per foot. This house is a bargain. House sold as is. All information to be verified by purchaser.

22. 2025-02-24
    price $135,000
23. 2024-12-03
    price $145,000
24. 2024-09-04
    listed $155,000 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: $702 · $58/mo
• Projected year-2 tax: $702 · $58/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,013
• − Mortgage interest: −$6,386
• − Property taxes: −$702
• − Insurance: −$570
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$3,316
• Taxable income: $797
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $2,433/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: Tuscumbia City
• NCES district ID: 0103420
• Math proficiency: 18% ▼ -24.00%
• Reading proficiency: 41% ▼ -7.00%
• Median HH income: $39,168
• Composite: 24.66/100
• National rank: #7619
• State rank: #72 of 129 in AL

Livability — Tuscumbia

• Score: 65/100
• State rank: #122
• US rank: #12659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tuscumbia, AL
• County: Colbert County · 20,176 people
• City population: 20,176
• Metro: Florence-Muscle Shoals, AL
• Population (ZIP): 20,176
• Household income: $64,706
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 372.0

Population outlook (Colbert County) Hauer SSP2

• Today (2025): 54,154 people
• By 2030: 53,746 · -0.8%
• By 2040: 52,431 · -3.2%
• By 2050: 50,303 · -7.1%
• By 2075: 44,789 · -17.3%
• By 2100: 36,676 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 11% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Colbert

• 2024 margin: Solid R (+46.4) · D 26.4% · R 72.8%
• 2008→2024 swing: -26.2pp toward R · 2008: -20.3pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+38.9 2016: R+38.3 2012: R+20.4 2008: R+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.06%
• Current HPI: 171.9693
• Rent YoY: —
• Metro: Florence-Muscle Shoals, 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

-26.5% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $114,000 SAARMLS
• 2026-04-04 Relisted — SAARMLS
• 2026-03-23 Pending — SAARMLS
• 2026-02-20 Listed $119,000 SAARMLS
• 2025-02-24 Price Changed $135,000 SAARMLS
• 2024-12-03 Price Changed $145,000 SAARMLS
• 2024-09-04 Listed $155,000 SAARMLS

Property tax history

+7.3%/yr

Latest (2025): $702 · +16.5% YoY. Source: county tax records.