107 NE Colonel SW #1 · Tuskegee, AL 36083

$55,000

3 bd · 2.0 ba · 1,189 sqft · SingleFamily · 125 Days on market

Built 1979 Fair condition 0.50 ac lot $46/sqft · 20% below area Est $69k · 20% under ↓ 15% since listing

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.7/10.0

Listing remarks MLS

THIS HOME SHOWS WELL WITH LOTS OF POTENTIAL. , LOCATED CLOSE TO THE MAIN TRAVELING RD, WEST MARTIN LUTHER KING HIGHWAY. PLACES OF WORSHIP, BUSINESSES; ONE MILE FROM TUSKEGEE UNIVERSITY.

Key facts

• 0.5 acre lot
• Built 1979
• Listed 124 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.3% 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: 47 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 $1k of equity ($380 loan paydown + $1k appreciation (2.0% 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 (2.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.15% ✓
• Cap rate: 18.35%
• Cash-on-cash: 43.05%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

• ARV (median comp): $68,783
• List price: $55,000
• Delta: -20.04%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2806 Wake Forest Dr	0.48mi	3/2.0	1,242 (+4%)	23mo	$16,500	$13	51
1906 Colvert St	0.66mi	3/2.0	1,085 (-9%)	19mo	$130,000	$120	39
1003 Fielder St	0.73mi	2/2.0 (-1)	1,275 (+7%)	19mo	$93,402	$73	33

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

Projected returns pro-forma

1.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.0%
• Equity multiple: 3.53×
• Total profit: $38,901
• Equity at exit: $21,610

10-year hold

• IRR: 47.8%
• Equity multiple: 7.04×
• Total profit: $93,007
• Equity at exit: $31,055

Cash invested: $15,400 (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 36083

• Home prices YoY: 1.4%
• Active inventory: 47
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $553

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 48%

Sensitivity live

Price	-10% $591	-5% $572	+0% $553	+5% $534	+10% $515
Rent	-10% $459	-5% $506	+0% $553	+5% $599	+10% $646
Rate	-1.0pp $580	-0.5pp $567	base $553	+0.5pp $538	+1.0pp $524

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $55,000 Active 125 DOM
2. 2026-06-18
   days on market $55,000 Active 124 DOM
3. 2026-06-17
   days on market $55,000 Active 123 DOM
4. 2026-06-16
   days on market $55,000 Active 122 DOM
5. 2026-06-15
   days on market $55,000 Active 121 DOM
6. 2026-06-14
   days on market $55,000 Active 119 DOM
7. 2026-06-13
   days on market $55,000 Active 118 DOM
8. 2026-06-10
   days on market $55,000 Active 116 DOM
9. 2026-06-09
   days on market $55,000 Active 115 DOM
10. 2026-06-08
    days on market $55,000 Active 114 DOM
11. 2026-06-07
    days on market $55,000 Active 113 DOM
12. 2026-06-05
    days on market $55,000 Active 110 DOM
13. 2026-06-02
    days on market $55,000 Active 108 DOM
14. 2026-06-01
    days on market $55,000 Active 107 DOM
15. 2026-05-31
    days on market $55,000 Active 106 DOM
16. 2026-05-30
    days on market $55,000 Active 105 DOM
17. 2026-04-18
    status Active 185-char remark

    Show marketing remark (185 chars)

    THIS HOME SHOWS WELL WITH LOTS OF POTENTIAL. , LOCATED CLOSE TO THE MAIN TRAVELING RD, WEST MARTIN LUTHER KING HIGHWAY. PLACES OF WORSHIP, BUSINESSES; ONE MILE FROM TUSKEGEE UNIVERSITY.

18. 2026-04-18
    price $55,000 185-char remark

    Show marketing remark (185 chars)

    THIS HOME SHOWS WELL WITH LOTS OF POTENTIAL. , LOCATED CLOSE TO THE MAIN TRAVELING RD, WEST MARTIN LUTHER KING HIGHWAY. PLACES OF WORSHIP, BUSINESSES; ONE MILE FROM TUSKEGEE UNIVERSITY.

19. 2025-12-31
    historical 185-char remark

    Show marketing remark (185 chars)

    THIS HOME SHOWS WELL WITH LOTS OF POTENTIAL. , LOCATED CLOSE TO THE MAIN TRAVELING RD, WEST MARTIN LUTHER KING HIGHWAY. PLACES OF WORSHIP, BUSINESSES; ONE MILE FROM TUSKEGEE UNIVERSITY.

20. 2025-10-18
    listed $65,000 Active 185-char remark

    Show marketing remark (185 chars)

    THIS HOME SHOWS WELL WITH LOTS OF POTENTIAL. , LOCATED CLOSE TO THE MAIN TRAVELING RD, WEST MARTIN LUTHER KING HIGHWAY. PLACES OF WORSHIP, BUSINESSES; ONE MILE FROM TUSKEGEE UNIVERSITY.

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 19 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: $14,166
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$1,600
• Taxable income: $6,119
• Est. tax owed @ 24.0%: −$1,469
• After-tax cash flow: $5,162/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.

Condition & rehab AI · 5 photos

Fair 45/100 Moderate rehab

This home shows well with potential for improvement. Overgrown vegetation and debris need immediate attention, along with worn fixtures and flooring. Landscaping and curb appeal improvements, new flooring, and updated fixtures would significantly increase its value.

Repairs flagged

• Major Overgrown vegetation — Safety hazard and poor curb appeal
• Major Debris — Safety hazard and poor curb appeal
• Major Worn fixtures — Aesthetically unappealing and functional issues
• Major Worn hardwood flooring — Reduces value and requires replacement

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value
• Both New flooring — Improves aesthetics and functionality
• Both New fixtures in bathrooms — Enhances aesthetics and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Overgrown vegetation · Safety hazard and poor curb appeal	Major	$15,000–50,000
Debris · Safety hazard and poor curb appeal	Major	$15,000–50,000
Worn fixtures · Aesthetically unappealing and functional issues	Major	$15,000–50,000
Worn hardwood flooring · Reduces value and requires replacement	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both New flooring — Improves aesthetics and functionality ↑
• Both New fixtures in bathrooms — Enhances aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 9,355

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 (84%)
• Race & ethnicity: Black 84% White 12% Two or more races 3%
• Common ancestry: Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▲ 1.97%
• Current HPI: 138.7996
• 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

-15.4% since first listed

4 events — show timeline

• 2026-04-18 Relisted — LCMLS
• 2026-04-18 Price Changed $55,000 LCMLS
• 2025-12-31 Delisted — LCMLS
• 2025-10-18 Listed $65,000 LCMLS