4157 Hudson Ct · Decatur, AL 35603

$181,650

3 bd · 2.5 ba · 1,493 sqft · Townhouse · 3 Days on market

Built 2026 Est $181k · at est.

---

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 +13.8/30.0
• ARV discount +7.3/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story home has a smart layout that offers space and convenience. The first floor is occupied by the living area, which includes an open-concept kitchen and dining area with a welcoming family room tucked in the back. Upstairs are all three bedrooms to provide peace and privacy, including the owner's suite which comes equipped with an attached bathroom and split walk-in closets.

Key facts

• Open-concept kitchen
• Attached bathroom
• Garage

Tags

• OPEN-CONCEPT KITCHEN
• ATTACHED BATHROOM
• SPLIT WALK-IN CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $182k.

Deal economics

• At list price, monthly cash flow is $17 ($205/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 $161k (11.3% below list).
• Recommended offer: $161k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.0% in Decatur — 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 72/100 on livability (#28 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment D+, crime F.
• Morgan County (rural): math 19% / reading 43% proficiency, ranked #61 of 129 in AL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 404 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 231 units permitted in Morgan 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.
• Morgan County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $161,064 (11.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $180,653
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4139 Hudson Ct	0.00mi	3/2.5	1,484 (-1%)	1mo	$185,400	$125	98
4123 Hudson Ct	0.00mi	3/2.5	1,484 (-1%)	1mo	$180,000	$121	98
4115 Hudson Ct	0.00mi	3/2.5	1,484 (-1%)	1mo	$186,650	$126	98
4113 Hudson Ct	0.00mi	3/2.5	1,484 (-1%)	1mo	$165,000	$111	98
4111 Hudson Ct	0.00mi	3/2.5	1,484 (-1%)	1mo	$185,400	$125	98
4119 Hudson Ct	0.00mi	3/2.5	1,484 (-1%)	1mo	$165,000	$111	98
4109 Hudson Ct	0.00mi	3/2.5	1,484 (-1%)	1mo	$179,900	$121	98
4117 Hudson Ct	0.00mi	3/2.5	1,484 (-1%)	1mo	$167,301	$113	98
4127 Hudson Ct	0.00mi	3/2.5	1,484 (-1%)	2mo	$179,900	$121	97
4129 Hudson Ct	0.00mi	3/2.5	1,484 (-1%)	2mo	$179,900	$121	97
4131 Hudson Ct	0.00mi	3/2.5	1,484 (-1%)	2mo	$179,900	$121	97
4125 Hudson Ct	0.00mi	3/2.5	1,484 (-1%)	2mo	$185,400	$125	97

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-28,324
• Equity at exit: $27,085

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-23,166
• Equity at exit: $15,706

Cash invested: $50,862 (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 35603

• Active inventory: 404
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$953
• Tax est. 1.5%: −$227 /mo · $2,725/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $17

Break-even live

Break-even rent $1,589

Max offer price $181,650

Occupancy floor 94%

Sensitivity live

Price	-10% $143	-5% $80	+0% $17	+5% $-46	+10% $-108
Rent	-10% $-110	-5% $-47	+0% $17	+5% $81	+10% $144
Rate	-1.0pp $109	-0.5pp $63	base $17	+0.5pp $-30	+1.0pp $-78

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: $45,412
• Closing costs: $5,450
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4115 Hudson Ct SW , AL	3.0	2.5	1484	$1,450	$0.98	16d	1	0.02mi
4129 Hudson Ct SW , AL	3.0	2.5	1484	$1,684	$1.13	25d	1	0.02mi
4121 Hudson Ct SW Unit 1 , AL	3.0	2.0	1484	$1,650	$1.11	25d	1	0.02mi
4135 Hudson Ct SW , AL	3.0	2.5	1493	$1,425	$0.95	16d	1	0.02mi
4131 Hudson Ct SW , AL	3.0	2.5	1484	$1,684	$1.13	25d	1	0.02mi
4121 Hudson Ct SW , AL	3.0	2.5	1484	$1,650	$1.11	25d	1	0.02mi
4111 Hudson Ct SW , AL	3.0	2.5	1484	$1,695	$1.14	16d	1	0.02mi
4117 Hudson Ct SW Unit 1 Decatur, AL	3.0	2.5	1484	$1,750	$1.18	25d	1	0.02mi
4113 Hudson Ct SW , AL	3.0	2.5	1484	$1,700	$1.15	25d	1	0.02mi
4119 Hudson Ct SW Unit 1 Decatur, AL	3.0	2.5	1484	$1,650	$1.11	25d	1	0.02mi
4139 Hudson Ct SW Decatur, AL	3.0	2.5	1493	$1,425	$0.95	16d	1	0.02mi
4030 Sherri ST SW Decatur, AL	4.0	2.0	1800	$2,000	$1.11	45d	1	0.14mi
4020 Ryan Dr SW Decatur, AL	3.0	2.0	1209	$1,850	$1.53	45d	1	0.19mi
4020 Ryan Dr SW Decatur, AL	3.0	2.0	1209	$1,825	$1.51	25d	1	0.19mi
3526 Highway 31 S Decatur, AL	2.0	1.5–2.5	1208	$985	$0.82	45d	3	0.93mi

Listing history 2 events

1. 2026-06-21
   remarks 393-char remark
2. 2026-06-21
   listed $181,650 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,328
• − Mortgage interest: −$10,175
• − Property taxes: −$2,725
• − Insurance: −$908
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$5,284
• Taxable loss: −$2,857
• Est. tax savings @ 24.0%: +$686
• After-tax cash flow: $891/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: Morgan County
• NCES district ID: 0102480
• Math proficiency: 19% ▼ -28.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $47,362
• Composite: 26.68/100
• National rank: #7157
• State rank: #61 of 129 in AL

Livability — Decatur

• Score: 72/100
• State rank: #28
• US rank: #5989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Morgan County · 67,628 people
• City population: 67,628
• Metro: Decatur, AL
• Population (ZIP): 32,179
• Household income: $81,490
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 467.0

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 118,775 people
• By 2030: 116,979 · -1.5%
• By 2040: 111,800 · -5.9%
• By 2050: 105,181 · -11.4%
• By 2075: 87,736 · -26.1%
• By 2100: 67,624 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 15% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 5% Arabic 2%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8%
• 2008→2024 swing: -8.8pp toward R · 2008: -43.8pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+49.2 2016: R+52.4 2012: R+44.5 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -141.07%
• Current HPI: 243.157
• Rent YoY: —
• Metro: Decatur, 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