2806 Moton Cir · Tuskegee, AL 36088

$25,000

3 bd · 1.0 ba · 1,242 sqft · SingleFamily · 48 Days on market

Built 1951 0.29 ac lot $20/sqft · 73% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Investor special! Home has been fully gutted inside & is ready for your vision. Major updates already started w/ new roof, doors & windows installed. Great opportunity for renovation, flip or rental. Sold as-is. All info to be verified.

Key facts

• New doors
• New roof
• New windows

Tags

• NEW ROOF
• NEW DOORS
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• Cap rate 43.3% vs local median 7.3% in Tuskegee — 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 57/100 on livability (#375 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Macon County (town): math 2% / reading 17% proficiency, ranked #123 of 129 in AL (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 5 units permitted in Macon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $212 of equity ($173 loan paydown + $39 appreciation (0.1% local appreciation)).
• Macon County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $25k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 4.78% ✓
• Cap rate: 43.32%
• Cash-on-cash: 132.25%
• DSCR: 6.88
• GRM: 1.7

CMA / ARV

• ARV (median comp): $91,187
• List price: $25,000
• Delta: -72.58%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2806 Wake Forest Dr	0.00mi	3/2.0	1,242 (0%)	23mo	$16,500	$13	77
1003 Fielder St	0.49mi	2/2.0 (-1)	1,275 (+3%)	19mo	$93,402	$73	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.94×
• Total profit: $48,602
• Equity at exit: $7,453

10-year hold

• IRR: —
• Equity multiple: 16.59×
• Total profit: $109,149
• Equity at exit: $9,116

Cash invested: $7,000 (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 36088

• Home prices YoY: 0.1%
• Active inventory: 10
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $771

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 30%

Sensitivity live

Price	-10% $789	-5% $780	+0% $771	+5% $763	+10% $754
Rent	-10% $677	-5% $724	+0% $771	+5% $819	+10% $866
Rate	-1.0pp $784	-0.5pp $778	base $771	+0.5pp $765	+1.0pp $758

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-02
   days on market $25,000 Active 48 DOM
2. 2026-06-01
   days on market $25,000 Active 47 DOM
3. 2026-05-31
   days on market $25,000 Active 46 DOM
4. 2026-05-30
   days on market $25,000 Active 45 DOM
5. 2026-05-19
   price $25,000 244-char remark

   Show marketing remark (244 chars)

   Investor special! Home has been fully gutted inside & is ready for your vision. Major updates already started w/ new roof, doors & windows installed. Great opportunity for renovation, flip or rental. Sold as-is. All info to be verified.

6. 2026-05-02
   price $29,000 244-char remark

   Show marketing remark (244 chars)

   Investor special! Home has been fully gutted inside & is ready for your vision. Major updates already started w/ new roof, doors & windows installed. Great opportunity for renovation, flip or rental. Sold as-is. All info to be verified.

7. 2026-04-23
   price $35,000 244-char remark

   Show marketing remark (244 chars)

   Investor special! Home has been fully gutted inside & is ready for your vision. Major updates already started w/ new roof, doors & windows installed. Great opportunity for renovation, flip or rental. Sold as-is. All info to be verified.

8. 2026-04-15
   listed $39,900 Active 244-char remark

   Show marketing remark (244 chars)

   Investor special! Home has been fully gutted inside & is ready for your vision. Major updates already started w/ new roof, doors & windows installed. Great opportunity for renovation, flip or rental. Sold as-is. All info to be verified.

9. 2024-07-19
   soldstatus $16,500 Sold 83-char remark

   Show marketing remark (83 chars)

   Just hitting the market, property for sale at 2806 Moton Circle, Tuskegee, AL, USA.

10. 2024-07-08
    status Pending 83-char remark

    Show marketing remark (83 chars)

    Just hitting the market, property for sale at 2806 Moton Circle, Tuskegee, AL, USA.

11. 2024-03-21
    listed $19,000 Active 83-char remark

    Show marketing remark (83 chars)

    Just hitting the market, property for sale at 2806 Moton Circle, Tuskegee, AL, USA.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $14,342
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$727
• Taxable income: $9,420
• Est. tax owed @ 24.0%: −$2,261
• After-tax cash flow: $6,996/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: Macon County
• NCES district ID: 0102190
• Math proficiency: 2% ▼ -18.00%
• Reading proficiency: 17% ▼ -8.00%
• Median HH income: $30,012
• Composite: 7.24/100
• National rank: #9958
• State rank: #123 of 129 in AL

Livability — Tuskegee

• Score: 57/100
• State rank: #375
• US rank: #21590

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tuskegee, AL
• City population: 3,493
• Population (ZIP): 3,493

Population outlook (Macon County) Hauer SSP2

• Today (2025): 15,805 people
• By 2030: 14,101 · -10.8%
• By 2040: 11,244 · -28.9%
• By 2050: 9,088 · -42.5%
• By 2075: 6,606 · -58.2%
• By 2100: 6,309 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (83%)
• Race & ethnicity: Black 83% White 10% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Macon

• 2024 margin: Solid D (+56.3) · D 77.8% · R 21.5%
• 2008→2024 swing: -17.8pp toward R · 2008: 74.0pp · 2024: 56.3pp
• All cycles: 2024: D+56.3 2020: D+63.8 2016: D+66.8 2012: D+74.4 2008: D+74.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.15%
• Current HPI: 149.1572
• Rent YoY: —
• Metro: —
• 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

+31.6% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $25,000 VMLS
• 2026-05-02 Price Changed $29,000 VMLS
• 2026-04-23 Price Changed $35,000 VMLS
• 2026-04-15 Listed $39,900 VMLS
• 2024-07-19 Sold (MLS) $16,500 Greater Alabama MLS
• 2024-07-08 Pending — Greater Alabama MLS
• 2024-03-21 Listed $19,000 Greater Alabama MLS