411 Howard Rd · Tuskegee, AL 36088

$148,000

3 bd · 2.0 ba · 1,514 sqft · SingleFamily public records · 109 Days on market

Built 1958 0.80 ac lot $98/sqft · 34% above area Est $111k · 34% over ↓ 12% since listing

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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 +17.8/30.0
• DSCR +5.6/10.0
• Appreciation +5.1/10.0
• 1% rule +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Great opportunity in Tuskegee Institute! This property offers solid potential and is ready for your personal touch. The home needs TLC and new updates, making it a perfect project for buyers looking to customize and make it their own or for investors seeking their next investment opportunity. With a functional layout and spacious yard, this home provides a great foundation to renovate, refresh, and add value. Conveniently located near local schools, shopping, dining, and Tuskegee University, the location adds to its long-term appeal. Whether you’re looking to create your dream home or expand your investment portfolio, this property is full of potential.

Key facts

• Spacious yard
• Local schools
• Shopping

Tags

• SPACIOUS YARD
• LOCAL SCHOOLS
• SHOPPING
• DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $121 ($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 $126k (14.7% below list).
• Recommended offer: $126k (14.7% below list) — sets the bar for 1% rule.

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 $1k of equity ($1k loan paydown + $229 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 $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($135k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $126,175 (14.7% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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?
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: 0.85% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

• ARV (median comp): $110,578
• List price: $148,000
• Delta: 33.84%
• Verdict: OVERPRICED
• Comps: 16 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	0.42mi	3/2.0	1,536 (+2%)	24mo	$100,000	$65	58
2615 Moton Cir	0.19mi	3/3.0	1,699 (+12%)	12mo	$214,900	$126	57

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: 2.2%
• Equity multiple: 1.11×
• Total profit: $4,409
• Equity at exit: $44,124

10-year hold

• IRR: 7.5%
• Equity multiple: 1.82×
• Total profit: $34,146
• Equity at exit: $53,966

Cash invested: $41,440 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $121

Break-even live

Break-even rent $1,108

Max offer price $148,000

Occupancy floor 85%

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $148,000 Active 109 DOM
2. 2026-06-18
   days on market $148,000 Active 108 DOM
3. 2026-06-17
   days on market $148,000 Active 107 DOM
4. 2026-06-16
   days on market $148,000 Active 106 DOM
5. 2026-06-15
   days on market $148,000 Active 105 DOM
6. 2026-06-14
   days on market $148,000 Active 103 DOM
7. 2026-06-13
   days on market $148,000 Active 102 DOM
8. 2026-06-10
   days on market $148,000 Active 100 DOM
9. 2026-06-09
   days on market $148,000 Active 99 DOM
10. 2026-06-08
    days on market $148,000 Active 98 DOM
11. 2026-06-07
    pricedays on market $148,000 Active 97 DOM
12. 2026-06-05
    days on market $158,000 Active 94 DOM
13. 2026-06-02
    days on market $158,000 Active 92 DOM
14. 2026-06-01
    days on market $158,000 Active 91 DOM
15. 2026-05-31
    days on market $158,000 Active 90 DOM
16. 2026-05-30
    days on market $158,000 Active 89 DOM
17. 2026-04-28
    price $158,000 667-char remark

    Show marketing remark (667 chars)

    Great opportunity in Tuskegee Institute! This property offers solid potential and is ready for your personal touch. The home needs TLC and new updates, making it a perfect project for buyers looking to customize and make it their own or for investors seeking their next investment opportunity. With a functional layout and spacious yard, this home provides a great foundation to renovate, refresh, and add value. Conveniently located near local schools, shopping, dining, and Tuskegee University, the location adds to its long-term appeal. Whether you’re looking to create your dream home or expand your investment portfolio, this property is full of potential.

18. 2026-03-30
    price $168,000 667-char remark

    Show marketing remark (667 chars)

    Great opportunity in Tuskegee Institute! This property offers solid potential and is ready for your personal touch. The home needs TLC and new updates, making it a perfect project for buyers looking to customize and make it their own or for investors seeking their next investment opportunity. With a functional layout and spacious yard, this home provides a great foundation to renovate, refresh, and add value. Conveniently located near local schools, shopping, dining, and Tuskegee University, the location adds to its long-term appeal. Whether you’re looking to create your dream home or expand your investment portfolio, this property is full of potential.

19. 2026-03-02
    listed $179,000 Active 667-char remark

    Show marketing remark (667 chars)

    Great opportunity in Tuskegee Institute! This property offers solid potential and is ready for your personal touch. The home needs TLC and new updates, making it a perfect project for buyers looking to customize and make it their own or for investors seeking their next investment opportunity. With a functional layout and spacious yard, this home provides a great foundation to renovate, refresh, and add value. Conveniently located near local schools, shopping, dining, and Tuskegee University, the location adds to its long-term appeal. Whether you’re looking to create your dream home or expand your investment portfolio, this property is full of potential.

ⓘ 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: $452 · $38/mo
• Projected year-2 tax: $607 · $51/mo
• Expected delta: +$155/yr (+$13/mo · 34.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $15,141
• − Mortgage interest: −$8,290
• − Property taxes: −$452
• − Insurance: −$740
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$4,305
• Taxable loss: −$1,069
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $1,713/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

-11.7% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $158,000 MAAR
• 2026-03-30 Price Changed $168,000 MAAR
• 2026-03-02 Listed $179,000 MAAR

Property tax history

+3.5%/yr

Latest (2025): $452 · +27.6% YoY. Source: county tax records.