310 Larkwood Dr SW · Decatur, AL 35601

$99,900

3 bd · 1.0 ba · 1,233 sqft · SingleFamily public records · 1 Days on market

Built 1966 8,712 sqft lot Est $166k · 40% under ↓ 37% since listing

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.1/10.0
• 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

This 3 bed, 1.5 bath home features metal roof installed in 2022 , wood floors in most areas and a private fenced in Backyard , Mature trees in the front yard. Quick commute to local shopping, restaurants , and more.

Key facts

• Metal roof
• Quick commute
• Mature trees

Tags

• METAL ROOF
• PRIVATE FENCED IN BACKYARD
• MATURE TREES
• QUICK COMMUTE

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Larkwood

Exterior

• Parking: Attached carport (1 space)
• Utilities: Public sewer; Public water
• Home design: Single-family residence; One story; Built in 1966; Brick construction
• Construction: Brick exterior; Crawl space foundation; Built in 1966
• Exterior features: Private pool; Public water

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space basement

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 $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.6% 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: Austinville Elementary School (math 12% / reading 27%, grade F, #467 of 627 statewide, top 76%, 416 students, 88% 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 77% FRL vs 57% district-wide (21 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; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 94% 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 $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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.11% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.81%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $166,455
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Bobwhite Dr	0.10mi	3/2.0	1,149 (-7%)	2mo	$102,500	$89	78
224 Bobwhite Dr SW	0.12mi	3/2.0	1,218 (-1%)	16mo	$172,000	$141	76
316 Larkwood Dr SW	0.05mi	3/2.0	1,340 (+9%)	13mo	$168,000	$125	68
210 Larkwood Dr	0.15mi	3/2.0	1,080 (-12%)	12mo	$166,000	$154	58
417 Clearview St SW	0.41mi	3/2.0	1,190 (-4%)	19mo	$125,000	$105	55
905 Cedar St SW	0.70mi	2/1.0 (-1)	1,281 (+4%)	4mo	$145,000	$113	52
2206 Willow Ave SW	0.45mi	2/1.0 (-1)	1,110 (-10%)	12mo	$150,000	$135	47
512 Ewell St SW	0.62mi	3/1.5	1,341 (+9%)	12mo	$189,000	$141	45
908 Austin St SW	0.73mi	3/1.5	1,250 (+1%)	23mo	$140,000	$112	42
620 James St	0.55mi	2/2.0 (-1)	1,125 (-9%)	19mo	$165,000	$147	35

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $3,207
• Equity at exit: $14,895

10-year hold

• IRR: 13.9%
• Equity multiple: 2.19×
• Total profit: $33,272
• 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: 7.5×

Monthly cashflow live

• Estimated rent: $1,110 high
• Mortgage (P&I): −$524
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $275

Break-even live

Break-even rent $762

Max offer price $99,900

Occupancy floor 70%

Sensitivity live

Price	-10% $332	-5% $304	+0% $275	+5% $247	+10% $219
Rent	-10% $188	-5% $231	+0% $275	+5% $319	+10% $363
Rate	-1.0pp $326	-0.5pp $301	base $275	+0.5pp $249	+1.0pp $223

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2115 Central Pkwy SW Decatur, AL	1.0–3.0	1.0	821	$950	$1.16	45d	1	0.18mi
324 Cardinal Dr SW Decatur, AL	2.0	1.0	681	$952	$1.40	45d	14	0.18mi
201 Bluebird Ln SW Decatur, AL	2.0	1.0	950	$898	$0.94	45d	11	0.23mi
1602 Brookridge Dr SW Decatur, AL	1.0–2.0	1.0–2.0	797	$1,174	$1.47	45d	13	0.58mi
2500 Spring Ave SW Decatur, AL	1.0–2.0	1.0–2.0	825	$987	$1.20	45d	7	0.73mi
2801 Sandlin Rd SW Decatur, AL	1.0–2.0	1.0	645	$999	$1.55	45d	6	0.93mi
306 Courtney Dr SW Unit 21 Decatur, AL	2.0	2.0	975	$975	$1.00	45d	1	1.06mi
305 Courtney Dr SW Decatur, AL	1.0–3.0	1.0–2.0	1200	$1,425	$1.19	45d	6	1.11mi
2019 Morgan Ave SW Decatur, AL	4.0	2.0	1064	$1,650	$1.55	45d	1	1.17mi
1220 2nd Ave SW Unit 2nd 7 Decatur, AL	2.0	1.0	850	$825	$0.97	45d	1	1.19mi
1221 North St SE Decatur, AL	2.0	1.0	937	$775	$0.83	45d	2	1.22mi
1242 Beltline Rd SW Decatur, AL	1.0–3.0	1.0–2.0	1118	$1,150	$1.03	45d	5	1.22mi
1321 Towerview St SW Decatur, AL	1.0–2.0	1.0	762	$964	$1.26	24d	3	1.22mi
1208 2nd Ave SW Unit 1208 28 Decatur, AL	2.0	1.0	850	$825	$0.97	45d	1	1.24mi
227 8th St SW Unit 19 Decatur, AL	2.0	1.0	850	$825	$0.97	45d	1	1.25mi
1518 15th Ave SW Decatur, AL	3.0	2.0	1440	$1,600	$1.11	45d	1	1.36mi
315 Hillside Rd SW Decatur, AL	3.0	1.5	1344	$1,400	$1.04	45d	1	1.38mi

Listing history 2 events

1. 2026-06-03
   remarks 215-char remark
2. 2026-06-03
   listed $99,900 Active 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: $434 · $36/mo
• Projected year-2 tax: $434 · $36/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 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: $13,322
• − Mortgage interest: −$5,596
• − Property taxes: −$434
• − Insurance: −$500
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$2,906
• Taxable income: $1,755
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $2,883/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

-37.2% since first listed

3 events — show timeline

• 2026-06-03 Listed $99,900 VMLS
• 2025-05-05 Price Changed $139,000 VMLS
• 2025-03-28 Listed $159,000 VMLS

Property tax history

+4.2%/yr

Latest (2025): $434 · +61.3% YoY. Source: county tax records.