145 Eastman St · Tuscumbia, AL 35674

$102,900

2 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 92 Days on market

Built 1998 0.43 ac lot $89/sqft · 24% below area Est $135k · 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced for Quick Sale: This lovely 2 bedroom, 1-1/2 bath home sits on a large, .43 acre lot and is nestled into pines. Conveniently located, just behind the Colbert Heights Schools. Perfect starter home or investment property. Call your favorite realtor today and schedule your visit, before it's too late. Information is deemed accurate, but buyer should verify any relevant information.

Key facts

• 0.43 acre lot
• Built 1998
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $186 ($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 $100k (2.5% below list).
• Recommended offer: $94k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 224 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 $711 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.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,639 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.97% ✗
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

• ARV (median comp): $134,990
• List price: $102,900
• Delta: -23.77%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 Pinehaven Dr	0.19mi	3/1.0 (+1)	1,127 (-2%)	4mo	$136,000	$121	77
935 Milk Springs Rd	0.56mi	3/1.5 (+1)	1,060 (-8%)	22mo	$150,000	$142	37

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-4,894
• Equity at exit: $15,343

10-year hold

• IRR: 5.1%
• Equity multiple: 1.37×
• Total profit: $10,770
• Equity at exit: $8,897

Cash invested: $28,812 (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: 224
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,003 medium
• Mortgage (P&I): −$540
• Tax from tax record: −$24 /mo · $288/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $186

Break-even live

Break-even rent $768

Max offer price $102,900

Occupancy floor 76%

Sensitivity live

Price	-10% $244	-5% $215	+0% $186	+5% $157	+10% $127
Rent	-10% $107	-5% $146	+0% $186	+5% $225	+10% $265
Rate	-1.0pp $238	-0.5pp $212	base $186	+0.5pp $159	+1.0pp $132

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: $25,725
• Closing costs: $3,087
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-02
   days on market $102,900 Active 92 DOM
2. 2026-06-01
   days on market $102,900 Active 91 DOM
3. 2026-05-31
   days on market $102,900 Active 90 DOM
4. 2026-05-30
   days on market $102,900 Active 89 DOM
5. 2026-03-02
   listed $102,900 Active 388-char remark

   Show marketing remark (388 chars)

   Priced for Quick Sale: This lovely 2 bedroom, 1-1/2 bath home sits on a large, .43 acre lot and is nestled into pines. Conveniently located, just behind the Colbert Heights Schools. Perfect starter home or investment property. Call your favorite realtor today and schedule your visit, before it's too late. Information is deemed accurate, but buyer should verify any relevant information.

6. 2025-10-10
   price $105,000
7. 2025-09-08
   listed $115,000 Active
8. 2022-01-31
   soldstatus $96,500
9. 2022-01-28
   soldstatus $96,500
10. 2021-10-12
    listed $96,000
11. 2019-11-13
    soldstatus $66,500
12. 2019-11-12
    soldstatus $66,500
13. 2019-06-21
    listed $64,900
14. 2018-06-26
    listed $69,900
15. 2018-06-26
    listed $64,000
16. 2017-07-11
    soldstatus $60,000
17. 2016-09-01
    listed $62,900

ⓘ 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: $288 · $24/mo
• Projected year-2 tax: $422 · $35/mo
• Expected delta: +$134/yr (+$11/mo · 46.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $12,033
• − Mortgage interest: −$5,764
• − Property taxes: −$288
• − Insurance: −$514
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$2,993
• Taxable income: $548
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $2,097/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

+63.6% since first listed

13 events — show timeline

• 2026-03-02 Listed $102,900 SAARMLS
• 2025-10-10 Price Changed $105,000 SAARMLS
• 2025-09-08 Listed $115,000 SAARMLS
• 2022-01-31 Sold (Public Records) $96,500 Public Records
• 2022-01-28 Sold (MLS) $96,500 SAARMLS
• 2021-10-12 Listed $96,000 SAARMLS
• 2019-11-13 Sold (Public Records) $66,500 Public Records
• 2019-11-12 Sold (MLS) $66,500 SAARMLS
• 2019-06-21 Listed $64,900 SAARMLS
• 2018-06-26 Listed $64,000 SAARMLS
• 2018-06-26 Listed $69,900 SAARMLS
• 2017-07-11 Sold (MLS) $60,000 SAARMLS
• 2016-09-01 Listed $62,900 SAARMLS

Property tax history

+6.0%/yr

Latest (2025): $288 · +4.4% YoY. Source: county tax records.