1202 Washington Rd · Tuskegee, AL 36088

$109,000

3 bd · 1.0 ba · 1,534 sqft · SingleFamily public records · 35 Days on market

Built 1986 0.62 ac lot $71/sqft · at area comps Est $107k · at est.

---

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 +27.7/30.0
• DSCR +9.7/10.0
• ARV discount +6.7/15.0
• 1% rule +6.6/10.0
• Appreciation +5.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

THIS SINGLE-FAMILY HOME SHOWS WELL. MANY AMENITIES, SINGLE GARAGE, LARGE OPEN BACKYARD. PROPERTY LOOKS TO BE WELL MAINTAINED. SUBJECT IS LOCATED IN A QUIET AREA WITH LITTLE TRAFFIC.

Key facts

• Large open backyard
• Well maintained
• Quiet area

Tags

• LARGE OPEN BACKYARD
• QUIET AREA
• WELL MAINTAINED

Property features AI

Finance

• Other: Subdivision: BULLS
• HOA & community: Cable TV available through association amenities

Exterior

• Parking: Attached garage (1 car)
• Utilities: Cable available; Natural gas available; Sewer connected; Water available
• Home design: Residential single-story property; Brick construction
• Construction: Brick exterior
• Exterior features: No fencing; One-story residence; Lot dimensions approximately 150 x 110 x 150 x 118; Lot approximately 0.62 acres

Interior

• Kitchen: Cooktop; Electric range; Refrigerator
• Flooring: Carpet; Linoleum
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Fireplace insert heating; Central electric air conditioning; Ceiling fans
• Interior features: Ceiling fans; Fireplace with insert

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $106k (3.0% 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: crime F, amenities F, commute 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.
• Zoned schools: Tuskegee Public Elementary (math 2% / reading 12%, grade F, #245 of 257 statewide, top 96%, 265 students, 98% FRL) — zoned schools at 98% FRL track the district average.
• 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 $923 of equity ($754 loan paydown + $169 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

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 $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.16% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.87%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

• ARV (median comp): $107,052
• List price: $109,000
• Delta: 1.82%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3309 Hanna St	0.71mi	3/2.0	1,536 (+0%)	24mo	$100,000	$65	43
2615 Moton Cir	0.57mi	3/3.0	1,699 (+11%)	12mo	$214,900	$126	38

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: 12.5%
• Equity multiple: 1.60×
• Total profit: $18,419
• Equity at exit: $32,497

10-year hold

• IRR: 17.0%
• Equity multiple: 2.90×
• Total profit: $57,950
• Equity at exit: $39,745

Cash invested: $30,520 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,260 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $327

Break-even live

Break-even rent $846

Max offer price $109,000

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   status $109,000 Pending 35 DOM
2. 2026-06-08
   days on market $109,000 Active 35 DOM
3. 2026-06-07
   days on market $109,000 Active 34 DOM
4. 2026-06-05
   days on market $109,000 Active 31 DOM
5. 2026-06-02
   days on market $109,000 Active 29 DOM
6. 2026-06-01
   days on market $109,000 Active 28 DOM
7. 2026-05-31
   days on market $109,000 Active 27 DOM
8. 2026-05-30
   days on market $109,000 Active 26 DOM
9. 2026-04-10
   listed $109,000 Active 181-char remark

ⓘ 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: $616 · $51/mo
• Projected year-2 tax: $616 · $51/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $15,124
• − Mortgage interest: −$6,106
• − Property taxes: −$616
• − Insurance: −$545
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$3,171
• Taxable income: $2,266
• Est. tax owed @ 24.0%: −$544
• After-tax cash flow: $3,383/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

2 events — show timeline

• 2026-06-09 Pending — LCMLS
• 2026-04-10 Listed $109,000 LCMLS

Property tax history

+1.1%/yr

Latest (2025): $616 · +6.3% YoY. Source: county tax records.