5470 Frankfort Rd · Tuscumbia, AL 35674

$175,000

3 bd · 1.0 ba · 1,839 sqft · SingleFamily public records · 65 Days on market

Built 1958 5.00 ac lot $95/sqft · 18% below area Est $213k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.7/30.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in a peaceful country setting, this 3-bedroom, 2-bath home offers the perfect blend of space, privacy, and potential. Situated on approx. 5 acres, the property features a large front yard, a spacious backyard, and beautiful wooded acreage behind the home for added seclusion. Inside, you’ll find generously sized rooms ready to be customized to your taste. The home includes an unfinished basement with both interior and exterior access—perfect for storage or future expansion. This fixer-upper is full of opportunity for the right buyer looking to create their dream home or investment property. Major updates have already been started, including an HVAC system that’s approximately 4 years old and a roof that was replaced in 2024. With its serene setting and ample land, this property is packed with potential and ready for your personal touch! Sold AS IS.

Key facts

• Spacious backyard
• Large front yard
• Unfinished basement

Tags

• 5 ACRES
• LARGE FRONT YARD
• SPACIOUS BACKYARD
• WOODED ACREAGE
• UNFINISHED BASEMENT
• INTERIOR AND EXTERIOR ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-83 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (29.0% below list).
• Recommended offer: $124k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.4% in Tuscumbia — 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 65/100 on livability (#122 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools D-, amenities F.
• Colbert County (rural): math 13% / reading 38% proficiency, ranked #90 of 129 in AL (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 220 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $124,263 (29.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — 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 D-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. 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: 0.71% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.04%
• DSCR: 0.91
• GRM: 11.7

CMA / ARV

• ARV (median comp): $212,773
• List price: $175,000
• Delta: -17.75%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.7%
• Equity multiple: 0.31×
• Total profit: $-33,738
• Equity at exit: $26,093

10-year hold

• IRR: -12.7%
• Equity multiple: 0.26×
• Total profit: $-36,500
• Equity at exit: $15,131

Cash invested: $49,000 (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 35674

• Home prices YoY: -28.4%
• Active inventory: 220
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$74 /mo · $893/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-83

Break-even live

Break-even rent $1,348

Max offer price $160,272

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-13
   days on market $175,000 Active 65 DOM
2. 2026-06-10
   days on market $175,000 Active 63 DOM
3. 2026-06-09
   days on market $175,000 Active 62 DOM
4. 2026-06-08
   days on market $175,000 Active 61 DOM
5. 2026-06-07
   days on market $175,000 Active 60 DOM
6. 2026-06-05
   days on market $175,000 Active 57 DOM
7. 2026-06-03
   days on market $175,000 Active 56 DOM
8. 2026-06-02
   days on market $175,000 Active 55 DOM
9. 2026-06-01
   days on market $175,000 Active 54 DOM
10. 2026-05-31
    days on market $175,000 Active 53 DOM
11. 2026-05-30
    days on market $175,000 Active 52 DOM
12. 2026-04-09
    listed $175,000 Active 885-char remark

    Show marketing remark (885 chars)

    Nestled in a peaceful country setting, this 3-bedroom, 2-bath home offers the perfect blend of space, privacy, and potential. Situated on approx. 5 acres, the property features a large front yard, a spacious backyard, and beautiful wooded acreage behind the home for added seclusion. Inside, you’ll find generously sized rooms ready to be customized to your taste. The home includes an unfinished basement with both interior and exterior access—perfect for storage or future expansion. This fixer-upper is full of opportunity for the right buyer looking to create their dream home or investment property. Major updates have already been started, including an HVAC system that’s approximately 4 years old and a roof that was replaced in 2024. With its serene setting and ample land, this property is packed with potential and ready for your personal touch! Sold AS IS.

13. 2026-03-04
    status Pending
14. 2025-11-05
    price $199,900
15. 2025-09-17
    listed $219,900 Active
16. 2025-06-18
    price $224,900
17. 2025-05-01
    price $249,000
18. 2025-02-13
    listed $289,000 Active
19. 2011-06-24
    listed $85,900
20. 2006-01-19
    listed $119,900
21. 2005-08-16
    listed $119,900
22. 2005-05-02
    listed $139,900

ⓘ 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: $893 · $74/mo
• Projected year-2 tax: $893 · $74/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 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $14,912
• − Mortgage interest: −$9,803
• − Property taxes: −$893
• − Insurance: −$875
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$5,091
• Taxable loss: −$4,136
• Est. tax savings @ 24.0%: +$993
• After-tax cash flow: $-8/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: Colbert County
• NCES district ID: 0100840
• Math proficiency: 13% ▼ -24.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $40,710
• Composite: 21.48/100
• National rank: #8328
• State rank: #90 of 129 in AL

Livability — Tuscumbia

• Score: 65/100
• State rank: #122
• US rank: #12659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Colbert County · 20,176 people
• City population: 20,176
• Metro: Florence-Muscle Shoals, AL
• Population (ZIP): 20,176
• Household income: $64,706
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 372.0

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 (82%)
• Race & ethnicity: White 82% Black 11% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -68.06%
• Current HPI: 171.9693
• Rent YoY: —
• Metro: Florence-Muscle Shoals, AL
• 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

+25.1% since first listed

11 events — show timeline

• 2026-04-09 Listed $175,000 SAARMLS
• 2026-03-04 Pending — SAARMLS
• 2025-11-05 Price Changed $199,900 SAARMLS
• 2025-09-17 Listed $219,900 SAARMLS
• 2025-06-18 Price Changed $224,900 SAARMLS
• 2025-05-01 Price Changed $249,000 SAARMLS
• 2025-02-13 Listed $289,000 SAARMLS
• 2011-06-24 Listed $85,900 SAARMLS
• 2006-01-19 Listed $119,900 SAARMLS
• 2005-08-16 Listed $119,900 SAARMLS
• 2005-05-02 Listed $139,900 SAARMLS

Property tax history

+12.4%/yr

Latest (2025): $893 · +6.5% YoY. Source: county tax records.