3305 Sandlin Rd · Decatur, AL 35603

$155,000

3 bd · 1.0 ba · 1,218 sqft · SingleFamily public records · 79 Days on market

Built 1984 10,454 sqft lot $127/sqft · 12% below area Est $176k · 12% under

---

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 +20.7/30.0
• ARV discount +12.9/15.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• 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

Newly Remodeled, 3bdrm and 1ba, vinyl siding located in Soutwest, Decatur. This property is ready for a new home owner. Recently painted, new flooring and Central Heat and Air this home is move in Ready.

Key facts

• Central heat and air
• New flooring
• Vinyl siding

Tags

• VINYL SIDING
• CENTRAL HEAT AND AIR
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/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 $146k (6.0% below list).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 395 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $5k 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 79 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $62k; list at $155k implies a 148% gain — meaningful room to come down on a strong offer.

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 $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (median comp): $176,348
• List price: $155,000
• Delta: -12.11%
• 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
3204 Sandlin Rd SW	0.16mi	3/1.5	1,271 (+4%)	1mo	$179,900	$142	82
3104 Sandlin Rd SW	0.30mi	3/1.5	1,183 (-3%)	8mo	$168,000	$142	73
3203 Wheat Ave SW	0.28mi	3/1.5	1,147 (-6%)	4mo	$175,000	$153	72
411 Tammy St SW	0.22mi	3/1.5	1,172 (-4%)	12mo	$100,000	$85	71
603 Wheeler Dr SW	0.18mi	3/2.0	1,282 (+5%)	11mo	$189,900	$148	70
513 Denise Dr SW	0.32mi	3/1.5	1,302 (+7%)	3mo	$199,000	$153	69
506 Pumpkin Dr SW	0.21mi	3/1.5	1,111 (-9%)	6mo	$165,000	$149	68
3003 Cornville Rd	0.36mi	3/2.0	1,270 (+4%)	8mo	$179,000	$141	66
3002 Cotton Pl SW	0.41mi	3/2.0	1,143 (-6%)	10mo	$177,000	$155	58
405 SW Brenda St	0.59mi	3/2.0	1,264 (+4%)	8mo	$195,000	$154	56
401 Brenda St	0.60mi	3/2.0	1,255 (+3%)	13mo	$187,000	$149	52
317 Conan Gardens St SW	0.67mi	3/2.0	1,320 (+8%)	9mo	$210,000	$159	43

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-11,869
• Equity at exit: $23,111

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $6,564
• Equity at exit: $13,402

Cash invested: $43,400 (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: 395
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,457 high
• Mortgage (P&I): −$813
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $209

Break-even live

Break-even rent $1,193

Max offer price $155,000

Occupancy floor 81%

Sensitivity live

Price	-10% $297	-5% $253	+0% $209	+5% $165	+10% $121
Rent	-10% $94	-5% $151	+0% $209	+5% $266	+10% $324
Rate	-1.0pp $287	-0.5pp $248	base $209	+0.5pp $169	+1.0pp $128

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Courtney Dr SW Decatur, AL	1.0–3.0	1.0–2.0	1200	$1,425	$1.19	44d	6	0.62mi
306 Courtney Dr SW Unit 21 Decatur, AL	2.0	2.0	975	$975	$1.00	44d	1	0.64mi
2801 Sandlin Rd SW Decatur, AL	1.0–2.0	1.0	645	$999	$1.55	44d	6	0.75mi
3526 Highway 31 S Decatur, AL	2.0	1.5–2.5	1208	$985	$0.82	44d	3	1.09mi
4020 Ryan Dr SW Decatur, AL	3.0	2.0	1209	$1,825	$1.51	24d	1	1.26mi
4020 Ryan Dr SW Decatur, AL	3.0	2.0	1209	$1,850	$1.53	44d	1	1.26mi
2500 Spring Ave SW Decatur, AL	1.0–2.0	1.0–2.0	825	$987	$1.20	44d	7	1.38mi
4135 Hudson Ct SW , AL	3.0	2.5	1493	$1,425	$0.95	14d	1	1.46mi
4121 Hudson Ct SW Unit 1 , AL	3.0	2.0	1484	$1,650	$1.11	24d	1	1.46mi
4129 Hudson Ct SW , AL	3.0	2.5	1484	$1,684	$1.13	24d	1	1.46mi
4113 Hudson Ct SW , AL	3.0	2.5	1484	$1,700	$1.15	24d	1	1.46mi
4119 Hudson Ct SW Unit 1 Decatur, AL	3.0	2.5	1484	$1,650	$1.11	24d	1	1.46mi
4117 Hudson Ct SW Unit 1 Decatur, AL	3.0	2.5	1484	$1,750	$1.18	24d	1	1.46mi
4139 Hudson Ct SW Decatur, AL	3.0	2.5	1493	$1,425	$0.95	14d	1	1.46mi
4131 Hudson Ct SW , AL	3.0	2.5	1484	$1,684	$1.13	24d	1	1.46mi
4121 Hudson Ct SW , AL	3.0	2.5	1484	$1,650	$1.11	24d	1	1.46mi
4111 Hudson Ct SW , AL	3.0	2.5	1484	$1,695	$1.14	14d	1	1.46mi
4115 Hudson Ct SW , AL	3.0	2.5	1484	$1,450	$0.98	14d	1	1.46mi

Listing history 26 events

1. 2026-06-19
   days on market $155,000 Active 79 DOM
2. 2026-06-18
   days on market $155,000 Active 78 DOM
3. 2026-06-17
   days on market $155,000 Active 77 DOM
4. 2026-06-16
   days on market $155,000 Active 76 DOM
5. 2026-06-15
   days on market $155,000 Active 75 DOM
6. 2026-06-14
   days on market $155,000 Active 73 DOM
7. 2026-06-13
   days on market $155,000 Active 72 DOM
8. 2026-06-10
   days on market $155,000 Active 70 DOM
9. 2026-06-09
   days on market $155,000 Active 69 DOM
10. 2026-06-08
    days on market $155,000 Active 68 DOM
11. 2026-06-07
    days on market $155,000 Active 67 DOM
12. 2026-06-05
    days on market $155,000 Active 64 DOM
13. 2026-06-03
    days on market $155,000 Active 63 DOM
14. 2026-06-02
    days on market $155,000 Active 62 DOM
15. 2026-06-01
    days on market $155,000 Active 61 DOM
16. 2026-05-31
    days on market $155,000 Active 60 DOM
17. 2026-05-30
    days on market $155,000 Active 59 DOM
18. 2026-04-01
    listed $155,000 Active 205-char remark

    Show marketing remark (205 chars)

    Newly Remodeled, 3bdrm and 1ba, vinyl siding located in Soutwest, Decatur. This property is ready for a new home owner. Recently painted, new flooring and Central Heat and Air this home is move in Ready.

19. 2020-01-27
    soldstatus $62,500 Sold 48-char remark

    Show marketing remark (48 chars)

    Sold AS-IS. Good investment property. Short Sale

20. 2020-01-10
    status Pending 48-char remark

    Show marketing remark (48 chars)

    Sold AS-IS. Good investment property. Short Sale

21. 2020-01-08
    historical Contingent 48-char remark

    Show marketing remark (48 chars)

    Sold AS-IS. Good investment property. Short Sale

22. 2019-12-03
    price $62,000 48-char remark

    Show marketing remark (48 chars)

    Sold AS-IS. Good investment property. Short Sale

23. 2019-10-23
    listed $89,000 Active 48-char remark

    Show marketing remark (48 chars)

    Sold AS-IS. Good investment property. Short Sale

24. 2010-02-26
    soldstatus $75,900
25. 2002-07-26
    soldstatus $62,000
26. 1999-04-30
    soldstatus $63,750

ⓘ 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: $781 · $65/mo
• Projected year-2 tax: $781 · $65/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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: $17,490
• − Mortgage interest: −$8,682
• − Property taxes: −$781
• − Insurance: −$775
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$4,509
• Taxable loss: −$56
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $2,520/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

+143.1% since first listed

9 events — show timeline

• 2026-04-01 Listed $155,000 VMLS
• 2020-01-27 Sold (MLS) $62,500 VMLS
• 2020-01-10 Pending — VMLS
• 2020-01-08 Contingent — VMLS
• 2019-12-03 Price Changed $62,000 VMLS
• 2019-10-23 Listed $89,000 VMLS
• 2010-02-26 Sold (Public Records) $75,900 Public Records
• 2002-07-26 Sold (Public Records) $62,000 Public Records
• 1999-04-30 Sold (Public Records) $63,750 Public Records

Property tax history

+11.2%/yr

Latest (2025): $781 · +0.0% YoY. Source: county tax records.