1110 10th Ave SE · Decatur, AL 35603

$125,000

2 bd · 1.5 ba · 1,143 sqft · SingleFamily public records · 35 Days on market

Built 1955 7,000 sqft lot $109/sqft · 12% below area Est $165k · 24% under

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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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FOR RECORDING PURPOSES ONLY

Key facts

• Laminate flooring
• Half bath
• Craftsman style home

Tags

• CRAFTSMAN STYLE HOME
• LAMINATE FLOORING
• LVP FLOORING
• PRIVATE FULL BATH
• WALK-IN CLOSET
• HALF BATH

Property features AI

Finance

• Other: Subdivision: Dli&F Co Add 3
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport (1 space)
• Utilities: Public sewer
• Home design: Single-family residence; Residential property; Built in 1955
• Construction: Masonite exterior
• Exterior features: Lot approximately 50 x 140

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/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 $110k (12.2% below list).
• Recommended offer: $110k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: employment D+, crime F, amenities F.
• Decatur City (urban): math 22% / reading 40% proficiency, ranked #66 of 129 in AL (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oak Park Elementary School (math 8% / reading 32%, grade F, #457 of 627 statewide, top 74%, 503 students, 84% FRL); Decatur Middle School (math 17% / reading 36%, grade F, #150 of 257 statewide, top 60%, 815 students, 77% FRL); Decatur High School (math 27% / reading 27%, grade F, #90 of 305 statewide, top 35%, 1,040 students, 67% FRL) — zoned schools average 76% FRL vs 57% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 399 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 231 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($81k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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

• It's been on market 35 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $73k; list at $125k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,704 (12.2% 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 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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: 0.88% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

• ARV (median comp): $165,162
• List price: $125,000
• Delta: -24.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1209 11th Ave SE	0.13mi	3/1.0 (+1)	1,068 (-7%)	1mo	$118,500	$111	75
1002 7th Ave SE	0.26mi	3/2.0 (+1)	1,172 (+2%)	2mo	$153,000	$131	75
909 9th St SE	0.22mi	2/1.0	1,230 (+8%)	2mo	$182,000	$148	74
1024 9th Ave SE	0.09mi	2/1.0	1,008 (-12%)	7mo	$164,000	$163	68
1120 7th Ave SE	0.21mi	3/1.0 (+1)	1,040 (-9%)	0mo	$120,000	$115	68
1605 SE 7th St	0.47mi	2/1.0	1,113 (-3%)	5mo	$130,000	$117	68
1112 9th Ave SE	0.07mi	3/1.5 (+1)	1,295 (+13%)	3mo	$157,000	$121	67
1207 North St SE	0.68mi	2/2.0	1,172 (+2%)	6mo	$136,000	$116	57
819 3rd Ave SE	0.62mi	3/2.0 (+1)	1,232 (+8%)	3mo	$184,000	$149	48
1804 Enolam Blvd SE	0.60mi	3/1.0 (+1)	1,032 (-10%)	2mo	$164,900	$160	47
1628 8th St SE	0.54mi	2/1.0	1,012 (-12%)	8mo	$155,000	$153	47
1504 Wadsworth St SE	0.67mi	3/1.0 (+1)	1,014 (-11%)	2mo	$137,500	$136	41

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-11,890
• Equity at exit: $18,638

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $244
• Equity at exit: $10,808

Cash invested: $35,000 (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 35603

• Active inventory: 399
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,097 high
• Mortgage (P&I): −$656
• Tax from tax record: −$27 /mo · $321/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $132

Break-even live

Break-even rent $930

Max offer price $125,000

Occupancy floor 83%

Sensitivity live

Price	-10% $203	-5% $168	+0% $132	+5% $97	+10% $62
Rent	-10% $46	-5% $89	+0% $132	+5% $176	+10% $219
Rate	-1.0pp $195	-0.5pp $164	base $132	+0.5pp $100	+1.0pp $67

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 Prospect Dr SE Decatur, AL	3.0	1.0	1362	$1,795	$1.32	44d	1	0.54mi
1628 8th St SE Decatur, AL	2.0	1.0	1012	$1,200	$1.19	44d	1	0.55mi
719 5th Ave SE #1 Decatur, AL	1.0	1.0	700	$850	$1.21	44d	1	0.57mi
1821 7th St SE Decatur, AL	3.0	1.0	908	$1,100	$1.21	24d	1	0.65mi
1221 North St SE Decatur, AL	2.0	1.0	937	$775	$0.83	44d	2	0.74mi
1018 Grant St SE Unit 1026-4 Decatur, AL	2.0	1.0	890	$800	$0.90	44d	1	0.74mi
1205 Broadus Ave SE Decatur, AL	3.0	2.0	1306	$1,195	$0.92	44d	1	0.76mi
1018 Grant St SE Unit 1018-4 Decatur, AL	2.0	1.0	890	$775	$0.87	44d	1	0.76mi
818 Grant St SE Decatur, AL	2.0	1.0	910	$1,300	$1.43	44d	1	0.76mi
227 8th St SW Unit 19 Decatur, AL	2.0	1.0	850	$825	$0.97	44d	1	0.87mi
227 8th St SW Unit 8th 15 Decatur, AL	1.0	1.0	800	$725	$0.91	44d	1	0.87mi
1208 2nd Ave SW Unit 1208 28 Decatur, AL	2.0	1.0	850	$825	$0.97	44d	1	0.87mi
1220 2nd Ave SW Unit 2nd 7 Decatur, AL	2.0	1.0	850	$825	$0.97	44d	1	0.88mi
102 Elm Ct NE Decatur, AL	3.0	1.0	1216	$1,450	$1.19	24d	1	0.93mi
315 Hillside Rd SW Decatur, AL	3.0	1.5	1344	$1,400	$1.04	44d	1	1.02mi
1314 Pennylane SE Decatur, AL	3.0	1.5	1100	$1,198	$1.09	24d	1	1.02mi
2136 Eastbrook SE Decatur, AL	2.0	2.0	1400	$1,495	$1.07	44d	1	1.05mi
1602 Brookridge Dr SW Decatur, AL	1.0–2.0	1.0–2.0	797	$1,174	$1.47	44d	13	1.16mi
516 Ferry St NE Decatur, AL	2.0	1.0	900	$1,150	$1.28	24d	1	1.27mi
324 Cardinal Dr SW Decatur, AL	2.0	1.0	681	$952	$1.40	44d	14	1.39mi
2234 Harrison St SE Decatur, AL	2.0	1.0	850	$925	$1.09	15d	1	1.41mi
2115 Central Pkwy SW Decatur, AL	1.0–3.0	1.0	821	$850	$1.03	44d	1	1.41mi
201 Bluebird Ln SW Decatur, AL	2.0	1.0	950	$898	$0.94	44d	11	1.46mi
213 Wilson St NE Unit 4 Decatur, AL	2.0	1.0	975	$700	$0.72	24d	1	1.49mi
213 Wilson St NE Unit 2 Decatur, AL	2.0	1.0	975	$875	$0.90	24d	1	1.49mi

Listing history 25 events

1. 2026-06-19
   days on market $125,000 Active 35 DOM
2. 2026-06-18
   days on market $125,000 Active 34 DOM
3. 2026-06-17
   days on market $125,000 Active 33 DOM
4. 2026-06-16
   days on market $125,000 Active 32 DOM
5. 2026-06-15
   price $125,000 Active 31 DOM
6. 2026-06-15
   days on market $130,000 Active 31 DOM
7. 2026-06-14
   days on market $130,000 Active 29 DOM
8. 2026-06-13
   days on market $130,000 Active 28 DOM
9. 2026-06-10
   days on market $130,000 Active 26 DOM
10. 2026-06-09
    days on market $130,000 Active 25 DOM
11. 2026-06-08
    days on market $130,000 Active 24 DOM
12. 2026-06-07
    days on market $130,000 Active 23 DOM
13. 2026-06-05
    days on market $130,000 Active 20 DOM
14. 2026-06-03
    days on market $130,000 Active 19 DOM
15. 2026-06-02
    days on market $130,000 Active 18 DOM
16. 2026-06-01
    days on market $130,000 Active 17 DOM
17. 2026-05-31
    days on market $130,000 Active 16 DOM
18. 2026-05-30
    days on market $130,000 Active 15 DOM
19. 2026-05-15
    listed $130,000 Active 706-char remark
20. 2018-11-09
    soldstatus $72,825
21. 2018-10-31
    soldstatus $72,500 27-char remark

    Show marketing remark (27 chars)

    FOR RECORDING PURPOSES ONLY

22. 2018-10-31
    listed $72,500 27-char remark

    Show marketing remark (27 chars)

    FOR RECORDING PURPOSES ONLY

23. 2006-04-25
    soldstatus $69,900
24. 2004-11-16
    soldstatus $63,591
25. 2003-08-20
    soldstatus $59,900

ⓘ 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: $321 · $27/mo
• Projected year-2 tax: $512 · $43/mo
• Expected delta: +$192/yr (+$16/mo · 59.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $13,164
• − Mortgage interest: −$7,002
• − Property taxes: −$321
• − Insurance: −$625
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$3,636
• Taxable loss: −$526
• Est. tax savings @ 24.0%: +$126
• After-tax cash flow: $1,714/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: Decatur City
• NCES district ID: 0101170
• Math proficiency: 22% ▼ -27.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $42,170
• Composite: 26.21/100
• National rank: #7261
• State rank: #66 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

• Census place: Decatur, AL
• 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

Price history

+108.7% since first listed

8 events — show timeline

• 2026-06-15 Price Changed $125,000 VMLS
• 2026-05-15 Listed $130,000 VMLS
• 2018-11-09 Sold (Public Records) $72,825 Public Records
• 2018-10-31 Listed $72,500 VMLS
• 2018-10-31 Sold (MLS) $72,500 VMLS
• 2006-04-25 Sold (Public Records) $69,900 Public Records
• 2004-11-16 Sold (Public Records) $63,591 Public Records
• 2003-08-20 Sold (Public Records) $59,900 Public Records

Property tax history

+6.0%/yr

Latest (2025): $321 · +17.4% YoY. Source: county tax records.