109 Brown St · Tuskegee, AL 36083

$125,000

4 bd · 1.0 ba · 2,326 sqft · SingleFamily public records · 98 Days on market

Built 1963 0.34 ac lot $54/sqft · 33% below area Est $187k · 33% under

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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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.4/10.0
• Appreciation +6.0/10.0
• 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

Welcome to 109 Brown Street in Tuskegee, a 4 bedroom, 3.5 bathroom home with approximately 2,326+- square feet, built in 1963 and sitting on about 0.34+/- acres. Let’s be honest about this one upfront. The seller started renovations and didn’t finish them, which means this property currently lives somewhere between “project” and “opportunity. ” The upside is you’re not paying for someone else’s questionable design choices. The kitchen and bathrooms are essentially a blank slate, so the next owner gets to decide what the finished version looks like. The layout itself actually has a lot going for it. There’s an open floor plan, a large den, and plenty of square footage to work with, making this a solid candidate for a fix and flip, long term rental, or a buyer who doesn’t mind rolling up their sleeves and finishing what was started. Location wise, it’s convenient to several key areas. The property is approximately 3.7 miles from I-85, about 2.9 miles from the VA Hospital, around 1.7 miles from Tuskegee University, and roughly 22.4 miles from Tiger Town in Opelika. Close to the essentials without feeling right on top of everything. If you’re looking for something fully move in ready, this probably isn’t your house. But if you’re the type of buyer who understands the phrase “good bones” and sees potential where others see a project, this could be a great opportunity to create something solid. Come take a look and decide for yourself. Opportunities like this don’t last long once the right investor or buyer spots the potential. Schedule a showing and see what this property could become.

Key facts

• Open floor plan
• Large den
• 0.34 acre lot

Tags

• OPEN FLOOR PLAN
• LARGE DEN

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 $3k of equity ($864 loan paydown + $2k 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.14% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.80%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

• ARV (median comp): $187,375
• List price: $125,000
• Delta: -33.29%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.0%
• Equity multiple: 1.92×
• Total profit: $32,125
• Equity at exit: $49,114

10-year hold

• IRR: 19.4%
• Equity multiple: 3.56×
• Total profit: $89,643
• Equity at exit: $70,579

Cash invested: $35,000 (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 36083

• Home prices YoY: 1.4%
• Active inventory: 47
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$45 /mo · $537/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $373

Break-even live

Break-even rent $952

Max offer price $125,000

Occupancy floor 69%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $125,000 Active 98 DOM
2. 2026-06-18
   days on market $125,000 Active 97 DOM
3. 2026-06-17
   days on market $125,000 Active 96 DOM
4. 2026-06-16
   days on market $125,000 Active 95 DOM
5. 2026-06-15
   days on market $125,000 Active 94 DOM
6. 2026-06-14
   days on market $125,000 Active 92 DOM
7. 2026-06-13
   days on market $125,000 Active 91 DOM
8. 2026-06-10
   days on market $125,000 Active 89 DOM
9. 2026-06-09
   days on market $125,000 Active 88 DOM
10. 2026-06-08
    days on market $125,000 Active 87 DOM
11. 2026-06-07
    days on market $125,000 Active 86 DOM
12. 2026-06-05
    days on market $125,000 Active 83 DOM
13. 2026-06-02
    days on market $125,000 Active 81 DOM
14. 2026-06-01
    days on market $125,000 Active 80 DOM
15. 2026-05-31
    days on market $125,000 Active 79 DOM
16. 2026-05-30
    days on market $125,000 Active 78 DOM
17. 2026-03-13
    listed $125,000 Active 1709-char remark

    Show marketing remark (1709 chars)

    Welcome to 109 Brown Street in Tuskegee, a 4 bedroom, 3.5 bathroom home with approximately 2,326+- square feet, built in 1963 and sitting on about 0.34+/- acres. Let’s be honest about this one upfront. The seller started renovations and didn’t finish them, which means this property currently lives somewhere between “project” and “opportunity. ” The upside is you’re not paying for someone else’s questionable design choices. The kitchen and bathrooms are essentially a blank slate, so the next owner gets to decide what the finished version looks like. The layout itself actually has a lot going for it. There’s an open floor plan, a large den, and plenty of square footage to work with, making this a solid candidate for a fix and flip, long term rental, or a buyer who doesn’t mind rolling up their sleeves and finishing what was started. Location wise, it’s convenient to several key areas. The property is approximately 3.7 miles from I-85, about 2.9 miles from the VA Hospital, around 1.7 miles from Tuskegee University, and roughly 22.4 miles from Tiger Town in Opelika. Close to the essentials without feeling right on top of everything. If you’re looking for something fully move in ready, this probably isn’t your house. But if you’re the type of buyer who understands the phrase “good bones” and sees potential where others see a project, this could be a great opportunity to create something solid. Come take a look and decide for yourself. Opportunities like this don’t last long once the right investor or buyer spots the potential. Schedule a showing and see what this property could become.

ⓘ 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: $537 · $45/mo
• Projected year-2 tax: $537 · $45/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $17,099
• − Mortgage interest: −$7,002
• − Property taxes: −$537
• − Insurance: −$625
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$3,636
• Taxable income: $2,563
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $3,865/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): 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

1 event — show timeline

• 2026-03-13 Listed $125,000 LCMLS

Property tax history

-0.0%/yr

Latest (2025): $537 · -34.5% YoY. Source: county tax records.