3407 Brush St · Muscle Shoals, AL 35661

$95,600

2 bd · 1.0 ba · 1,147 sqft · SingleFamily public records · 32 Days on market

Built 1951 0.38 ac lot Est $173k · 45% 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This house is a 2 bedroom 1 bath brick needing extensive work. This house is sold as is. All information must be verified by the purchaser. This house sale has to be approved by the court.

Key facts

• 0.38 acre lot
• Parking
• Built 1951

Property features AI

Finance

• Other: Lot dimensions approximately 125 x 132 (0.38 acres); Frontage length approximately 125'; Subdivision: Shoalshurst Addition #1; Directions: From 6th Street/Woodward Avenue, turn left onto 6th Street going east, turn left onto Brush Street; house on left.

Exterior

• Parking: One carport space
• Utilities: Public water; Electricity available; Sewer available; Water available; Sewer listed as unknown
• Home design: Single-family residential property; Property described as a fixer; R1 zoning; One above-grade finished level
• Construction: Brick and wood siding construction
• Exterior features: Shingle roof; Workshop on the property; Has a view; City street frontage; Publicly maintained road

Interior

• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Wood
• Bathrooms: One full bathroom
• Heating & cooling: No heating system specified; No cooling system specified
• Interior features: Carpet and wood flooring; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $93k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 2.6% in Muscle Shoals — 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 68/100 on livability (#68 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F.
• Muscle Shoals City (urban): math 42% / reading 60% proficiency, ranked #11 of 129 in AL (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Muscle Shoals Middle School (math 37% / reading 59%, grade C-, #29 of 257 statewide, top 12%, 648 students, 48% FRL); Muscle Shoals High School (math 47% / reading 42%, grade F, #22 of 305 statewide, top 8%, 853 students, 40% FRL) — zoned schools average 44% FRL vs 25% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 255 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 91 units permitted in Colbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $661 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Colbert County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $62k; list at $96k implies a 53% 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,732 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.21% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.75%
• DSCR: 1.70
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $173,197
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 Candler Ave	0.44mi	3/2.0 (+1)	1,140 (-1%)	8mo	$224,000	$196	63
706 Brighton Ave	0.61mi	3/1.5 (+1)	1,272 (+11%)	2mo	$155,000	$122	44
506 Lasalle Ave	0.59mi	3/2.0 (+1)	1,209 (+5%)	14mo	$175,000	$145	43
1603 E Sixth St	0.73mi	2/1.0	1,200 (+5%)	19mo	$115,000	$96	43
406 W Stevens Ave	0.65mi	3/2.0 (+1)	1,285 (+12%)	4mo	$194,000	$151	37
708 Elmhurst Ave	0.72mi	3/1.5 (+1)	1,200 (+5%)	21mo	$200,000	$167	34

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

Projected returns pro-forma

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

5-year hold

• IRR: 6.6%
• Equity multiple: 1.26×
• Total profit: $6,848
• Equity at exit: $14,254

10-year hold

• IRR: 15.9%
• Equity multiple: 2.29×
• Total profit: $34,608
• Equity at exit: $8,266

Cash invested: $26,768 (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 35661

• Active inventory: 255
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$501
• Tax from tax record: −$21 /mo · $252/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $351

Break-even live

Break-even rent $712

Max offer price $95,600

Occupancy floor 65%

Sensitivity live

Price	-10% $406	-5% $378	+0% $351	+5% $324	+10% $297
Rent	-10% $260	-5% $306	+0% $351	+5% $397	+10% $443
Rate	-1.0pp $400	-0.5pp $376	base $351	+0.5pp $327	+1.0pp $301

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: $23,900
• Closing costs: $2,868
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3971 Elledge Ln Muscle Shoals, AL	2.0	2.0	1150	$1,295	$1.13	45d	3	0.90mi
4311 Elledge Ln Muscle Shoals, AL	2.0	2.0	1200	$1,010	$0.84	45d	1	0.91mi

Listing history 19 events

1. 2026-06-18
   status $95,600 Pending 32 DOM
2. 2026-06-17
   days on market $95,600 Active 32 DOM
3. 2026-06-16
   days on market $95,600 Active 31 DOM
4. 2026-06-15
   days on market $95,600 Active 30 DOM
5. 2026-06-14
   days on market $95,600 Active 28 DOM
6. 2026-06-13
   days on market $95,600 Active 27 DOM
7. 2026-06-10
   days on market $95,600 Active 25 DOM
8. 2026-06-09
   days on market $95,600 Active 24 DOM
9. 2026-06-08
   days on market $95,600 Active 23 DOM
10. 2026-06-07
    days on market $95,600 Active 22 DOM
11. 2026-06-05
    days on market $95,600 Active 19 DOM
12. 2026-06-03
    days on market $95,600 Active 18 DOM
13. 2026-06-02
    days on market $95,600 Active 17 DOM
14. 2026-06-01
    days on market $95,600 Active 16 DOM
15. 2026-05-31
    days on market $95,600 Active 15 DOM
16. 2026-05-30
    days on market $95,600 Active 14 DOM
17. 2026-05-15
    listed $95,600 Active
18. 2015-10-30
    soldstatus $62,500
19. 2006-11-19
    listed $24,800

ⓘ 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: $252 · $21/mo
• Projected year-2 tax: $392 · $33/mo
• Expected delta: +$140/yr (+$12/mo · 55.5%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,877
• − Mortgage interest: −$5,355
• − Property taxes: −$252
• − Insurance: −$478
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$2,781
• Taxable income: $2,791
• Est. tax owed @ 24.0%: −$670
• After-tax cash flow: $3,547/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: Muscle Shoals City
• NCES district ID: 0102520
• Math proficiency: 42% ▼ -28.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $50,688
• Composite: 43.61/100
• National rank: #2969
• State rank: #11 of 129 in AL

Livability — Muscle Shoals

• Score: 68/100
• State rank: #68
• US rank: #9422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muscle Shoals, AL
• Population (ZIP): 18,957

Population outlook (Colbert County) Hauer SSP2

• Today (2025): 54,154 people
• By 2030: 53,746 · -0.8%
• By 2040: 52,431 · -3.2%
• By 2050: 50,303 · -7.1%
• By 2075: 44,789 · -17.3%
• By 2100: 36,676 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 14% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Colbert

• 2024 margin: Solid R (+46.4) · D 26.4% · R 72.8%
• 2008→2024 swing: -26.2pp toward R · 2008: -20.3pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+38.9 2016: R+38.3 2012: R+20.4 2008: R+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.94%
• Current HPI: 174.6414
• 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

+285.5% since first listed

4 events — show timeline

• 2026-06-18 Pending — SAARMLS
• 2026-05-15 Listed $95,600 SAARMLS
• 2015-10-30 Sold (Public Records) $62,500 Public Records
• 2006-11-19 Listed $24,800 SAARMLS

Property tax history

+6.5%/yr

Latest (2014): $252 · +6.5% YoY. Source: county tax records.