703 East 2nd St · Tuscumbia, AL 35674

$158,144

3 bd · 2.0 ba · 1,673 sqft · SingleFamily public records · 11 Days on market

Built 1950 7,656 sqft lot $95/sqft · 19% below area Est $194k · 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +3.4/10.0
• 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

Charming 1950s brick home located in the heart of Tuscumbia! This 3 bedroom, 2 bath home blends original character with fresh updates, including new countertops, new kitchen flooring, and fresh paint throughout. Timeless hardwood floors add warmth and charm, while the cozy front porch offers the perfect place to relax. With the detached garage and additional storage shed, this property has it all! Conveniently located and full of charm, this house is a must-see!

Key facts

• 7,656 sq ft lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $98 ($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 $134k (15.6% below list).
• Recommended offer: $134k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 4 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; 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 $1k of loan paydown is wiped out by about $5k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $84k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $133,508 (15.6% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
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: 0.84% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

• ARV (median comp): $194,181
• List price: $158,144
• Delta: 19.73%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 E Commons St	0.37mi	3/2.0	1,703 (+2%)	2mo	$209,900	$123	78
1008 E 1st St	0.28mi	4/2.0 (+1)	1,600 (-4%)	1mo	$80,000	$50	74
205 S Mulberry St	0.34mi	3/2.0	1,751 (+5%)	6mo	$68,000	$39	71
1108 E 2nd St	0.43mi	3/2.0	1,567 (-6%)	3mo	$180,000	$115	66
306 Oak St	0.59mi	3/2.0	1,728 (+3%)	7mo	$224,000	$130	61
903 E 4th St	0.22mi	3/2.0	1,889 (+13%)	9mo	$289,900	$153	60
401 E Second St	0.25mi	3/2.0	1,896 (+13%)	7mo	$229,500	$121	60
207 Almon Ave	0.65mi	3/2.0	1,716 (+3%)	9mo	$250,000	$146	58
311 E 4th	0.31mi	2/2.0 (-1)	1,871 (+12%)	8mo	$215,000	$115	54
608 N Washington St	0.35mi	3/2.0	1,425 (-15%)	7mo	$205,000	$144	53
1005 E 1st St	0.26mi	4/2.5 (+1)	1,433 (-14%)	10mo	$196,000	$137	49
1002 John St	0.67mi	2/2.0 (-1)	1,523 (-9%)	7mo	$169,500	$111	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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-19,455
• Equity at exit: $23,580

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-9,170
• Equity at exit: $13,673

Cash invested: $44,280 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$829
• Tax from tax record: −$62 /mo · $739/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $98

Break-even live

Break-even rent $1,211

Max offer price $158,144

Occupancy floor 88%

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: $39,536
• Closing costs: $4,744
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1130 Paul E Johnson Memorial Dr Tuscumbia, AL	3.0	2.0	1700	$1,450	$0.85	44d	1	0.83mi
107 Harrison Dr Tuscumbia, AL	1.0–2.0	1.0–2.0	985	$1,050	$1.07	44d	5	0.99mi
701 E 18th St Sheffield, AL	4.0	2.5	2000	$1,800	$0.90	44d	1	1.00mi
100 Brink Ct Sheffield, AL	2.0	2.0	1100	$899	$0.82	44d	5	1.44mi

Listing history 19 events

1. 2026-06-19
   days on market $158,144 Active 11 DOM
2. 2026-06-18
   days on market $158,144 Active 10 DOM
3. 2026-06-17
   days on market $158,144 Active 9 DOM
4. 2026-06-16
   days on market $158,144 Active 8 DOM
5. 2026-06-15
   days on market $158,144 Active 7 DOM
6. 2026-06-14
   days on market $158,144 Active 5 DOM
7. 2026-06-13
   days on market $158,144 Active 4 DOM
8. 2026-06-10
   days on market $158,144 Active 2 DOM
9. 2026-06-09
   remarks 524-char remark
10. 2026-06-09
    days on marketlisting id $158,144 Active 1 DOM
11. 2026-06-08
    days on market $158,144 Active 3 DOM
12. 2026-06-07
    remarks 512-char remark
13. 2026-06-07
    pricestatusdays on marketlisting id $158,144 Active 2 DOM
14. 2026-04-27
    price $232,500 466-char remark

    Show marketing remark (466 chars)

    Charming 1950s brick home located in the heart of Tuscumbia! This 3 bedroom, 2 bath home blends original character with fresh updates, including new countertops, new kitchen flooring, and fresh paint throughout. Timeless hardwood floors add warmth and charm, while the cozy front porch offers the perfect place to relax. With the detached garage and additional storage shed, this property has it all! Conveniently located and full of charm, this house is a must-see!

15. 2026-03-04
    price $237,500 466-char remark

    Show marketing remark (466 chars)

    Charming 1950s brick home located in the heart of Tuscumbia! This 3 bedroom, 2 bath home blends original character with fresh updates, including new countertops, new kitchen flooring, and fresh paint throughout. Timeless hardwood floors add warmth and charm, while the cozy front porch offers the perfect place to relax. With the detached garage and additional storage shed, this property has it all! Conveniently located and full of charm, this house is a must-see!

16. 2026-01-23
    listed $242,500 Active 466-char remark

    Show marketing remark (466 chars)

    Charming 1950s brick home located in the heart of Tuscumbia! This 3 bedroom, 2 bath home blends original character with fresh updates, including new countertops, new kitchen flooring, and fresh paint throughout. Timeless hardwood floors add warmth and charm, while the cozy front porch offers the perfect place to relax. With the detached garage and additional storage shed, this property has it all! Conveniently located and full of charm, this house is a must-see!

17. 2025-01-28
    price $164,000
18. 2024-10-16
    price $167,000
19. 2024-08-27
    listed $168,000 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: $739 · $62/mo
• Projected year-2 tax: $739 · $62/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 ≥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: $16,021
• − Mortgage interest: −$8,859
• − Property taxes: −$739
• − Insurance: −$791
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$4,601
• Taxable loss: −$1,531
• Est. tax savings @ 24.0%: +$368
• After-tax cash flow: $1,542/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

+38.4% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $232,500 SAARMLS
• 2026-03-04 Price Changed $237,500 SAARMLS
• 2026-01-23 Listed $242,500 SAARMLS
• 2025-01-28 Price Changed $164,000 SAARMLS
• 2024-10-16 Price Changed $167,000 SAARMLS
• 2024-08-27 Listed $168,000 SAARMLS

Property tax history

+6.6%/yr

Latest (2025): $739 · +115.0% YoY. Source: county tax records.