317 7th Ave NW · Decatur, AL 35601

$140,000

3 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 226 Days on market

Built 1944 6,969 sqft lot $122/sqft · 43% above area Est $112k · 25% over

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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).

• Cash flow +19.0/30.0
• DSCR +6.0/10.0
• 1% rule +3.9/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement! This 3-bedroom home offers original hardwood floors and solid potential for a buyer ready to make it their own. Major items have already been addressed, including the roof (2019), hot water heater (2022), refrigerator (2022), dishwasher (2023), and two LG window units (2024). The spacious backyard includes a utility shed (2022) and storm shelter for added functionality. Conveniently located near shopping, dining, and schools. A great opportunity for a homeowner or investor looking to add personal touches and build value.

Key facts

• New utility shed
• Newer fridge
• Storm shelter

Tags

• ORIGINAL HARDWOOD FLOORS
• NEWER FRIDGE
• NEW UTILITY SHED
• STORM SHELTER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $145 ($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 $124k (11.3% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Bankscaddell Elementary School (math 16% / reading 30%, grade F, #431 of 627 statewide, top 69%, 453 students, 88% FRL); Decatur High School (math 27% / reading 27%, grade F, #90 of 305 statewide, top 35%, 1,040 students, 67% FRL) — zoned schools average 78% FRL vs 57% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 225 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $968 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 226 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $18k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 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 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 7.54%
• Cash-on-cash: 4.44%
• DSCR: 1.20
• GRM: 9.4

CMA / ARV

• ARV (median comp): $111,997
• List price: $140,000
• Delta: 25.00%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 7th Ave NW	0.17mi	2/1.5 (-1)	1,122 (-2%)	14mo	$167,900	$150	69
217 8th Ave SW	0.39mi	2/1.0 (-1)	1,082 (-6%)	1mo	$59,900	$55	66
523 12th Ave NW	0.45mi	2/1.0 (-1)	1,064 (-7%)	8mo	$150,100	$141	56
609 7th Ave SW	0.60mi	3/1.5	1,250 (+9%)	5mo	$98,000	$78	51
201 10th Ave NW	0.28mi	3/1.5	1,320 (+15%)	12mo	$90,000	$68	50
608 7th Ave SW	0.59mi	2/1.0 (-1)	1,088 (-5%)	11mo	$94,000	$86	50
207 Cain St NE	0.65mi	2/2.0 (-1)	1,234 (+8%)	1mo	$80,000	$65	48
403 NW 14th Ave	0.52mi	3/1.0	1,000 (-13%)	9mo	$138,000	$138	47
611 SW 3rd Ave	0.67mi	3/1.0	1,238 (+8%)	12mo	$65,000	$53	46
223 12th Ave SW	0.55mi	2/2.0 (-1)	1,004 (-12%)	7mo	$163,500	$163	38
508 Monroe Dr NW	0.59mi	3/2.0	1,284 (+12%)	16mo	$183,000	$143	36
1101 SW 2nd St SW	0.63mi	4/1.5 (+1)	1,300 (+13%)	20mo	$143,000	$110	25

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 · 4.67% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-11,380
• Equity at exit: $20,874

10-year hold

• IRR: 3.6%
• Equity multiple: 1.27×
• Total profit: $10,751
• Equity at exit: $12,105

Cash invested: $39,200 (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 35601

• Home prices YoY: -26.5%
• Rents YoY: 4.7%
• Active inventory: 225
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$734
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $145

Break-even live

Break-even rent $1,058

Max offer price $140,000

Occupancy floor 83%

Sensitivity live

Price	-10% $224	-5% $185	+0% $145	+5% $106	+10% $66
Rent	-10% $47	-5% $96	+0% $145	+5% $194	+10% $243
Rate	-1.0pp $216	-0.5pp $181	base $145	+0.5pp $109	+1.0pp $72

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 8th Ave NW Decatur, AL	3.0	1.0	973	$1,125	$1.16	45d	1	0.07mi
225 5th Ave NW Decatur, AL	3.0	2.0	1496	$1,300	$0.87	45d	1	0.17mi
609 7th Ave SW Decatur, AL	4.0	2.0	1380	$1,425	$1.03	45d	1	0.57mi
14 Walnut St NE Decatur, AL	3.0	2.5	1430	$1,700	$1.19	45d	1	0.71mi
604 Alma St NW Decatur, AL	3.0	2.0	1350	$1,325	$0.98	23d	1	0.73mi
516 Ferry St NE Decatur, AL	2.0	1.0	900	$1,150	$1.28	25d	1	0.85mi
1050 Harborview Dr NE Decatur, AL	1.0–2.0	1.0–2.0	790	$1,305	$1.65	15d	7	0.92mi
213 Wilson St NE Unit 2 Decatur, AL	2.0	1.0	975	$875	$0.90	25d	1	0.96mi
213 Wilson St NE Unit 4 Decatur, AL	2.0	1.0	975	$700	$0.72	25d	1	0.96mi
603 Prospect Dr SE Decatur, AL	3.0	1.0	1362	$1,795	$1.32	45d	1	1.21mi
315 Hillside Rd SW Decatur, AL	3.0	1.5	1344	$1,400	$1.04	45d	1	1.22mi
818 Grant St SE Decatur, AL	2.0	1.0	910	$1,300	$1.43	45d	1	1.22mi
1504 Faye St SW Decatur, AL	3.0	2.0	1200	$1,450	$1.21	45d	1	1.23mi
1018 Grant St SE Unit 1018-4 Decatur, AL	2.0	1.0	890	$775	$0.87	45d	1	1.36mi
227 8th St SW Unit 19 Decatur, AL	2.0	1.0	850	$825	$0.97	45d	1	1.36mi
1018 Grant St SE Unit 1026-4 Decatur, AL	2.0	1.0	890	$800	$0.90	45d	1	1.37mi
1208 2nd Ave SW Unit 1208 28 Decatur, AL	2.0	1.0	850	$825	$0.97	45d	1	1.38mi
1220 2nd Ave SW Unit 2nd 7 Decatur, AL	2.0	1.0	850	$825	$0.97	45d	1	1.42mi

Listing history 29 events

1. 2026-06-21
   days on market $140,000 Active 226 DOM
2. 2026-06-19
   days on market $140,000 Active 224 DOM
3. 2026-06-18
   days on market $140,000 Active 223 DOM
4. 2026-06-17
   days on market $140,000 Active 222 DOM
5. 2026-06-16
   days on market $140,000 Active 221 DOM
6. 2026-06-15
   days on market $140,000 Active 220 DOM
7. 2026-06-14
   days on market $140,000 Active 218 DOM
8. 2026-06-13
   days on market $140,000 Active 217 DOM
9. 2026-06-10
   days on market $140,000 Active 215 DOM
10. 2026-06-09
    days on market $140,000 Active 214 DOM
11. 2026-06-08
    days on market $140,000 Active 213 DOM
12. 2026-06-07
    days on market $140,000 Active 212 DOM
13. 2026-06-05
    days on market $140,000 Active 209 DOM
14. 2026-06-03
    days on market $140,000 Active 208 DOM
15. 2026-06-02
    days on market $140,000 Active 207 DOM
16. 2026-06-01
    days on market $140,000 Active 206 DOM
17. 2026-05-31
    days on market $140,000 Active 205 DOM
18. 2026-05-30
    days on market $140,000 Active 204 DOM
19. 2026-03-25
    price $140,000 545-char remark

    Show marketing remark (545 chars)

    Price Improvement! This 3-bedroom home offers original hardwood floors and solid potential for a buyer ready to make it their own. Major items have already been addressed, including the roof (2019), hot water heater (2022), refrigerator (2022), dishwasher (2023), and two LG window units (2024). The spacious backyard includes a utility shed (2022) and storm shelter for added functionality. Conveniently located near shopping, dining, and schools. A great opportunity for a homeowner or investor looking to add personal touches and build value.

20. 2026-03-17
    price $145,000 545-char remark

    Show marketing remark (545 chars)

    Price Improvement! This 3-bedroom home offers original hardwood floors and solid potential for a buyer ready to make it their own. Major items have already been addressed, including the roof (2019), hot water heater (2022), refrigerator (2022), dishwasher (2023), and two LG window units (2024). The spacious backyard includes a utility shed (2022) and storm shelter for added functionality. Conveniently located near shopping, dining, and schools. A great opportunity for a homeowner or investor looking to add personal touches and build value.

21. 2026-02-21
    price $146,500 545-char remark

    Show marketing remark (545 chars)

    Price Improvement! This 3-bedroom home offers original hardwood floors and solid potential for a buyer ready to make it their own. Major items have already been addressed, including the roof (2019), hot water heater (2022), refrigerator (2022), dishwasher (2023), and two LG window units (2024). The spacious backyard includes a utility shed (2022) and storm shelter for added functionality. Conveniently located near shopping, dining, and schools. A great opportunity for a homeowner or investor looking to add personal touches and build value.

22. 2026-01-13
    price $147,000 545-char remark

    Show marketing remark (545 chars)

    Price Improvement! This 3-bedroom home offers original hardwood floors and solid potential for a buyer ready to make it their own. Major items have already been addressed, including the roof (2019), hot water heater (2022), refrigerator (2022), dishwasher (2023), and two LG window units (2024). The spacious backyard includes a utility shed (2022) and storm shelter for added functionality. Conveniently located near shopping, dining, and schools. A great opportunity for a homeowner or investor looking to add personal touches and build value.

23. 2026-01-03
    price $150,000 545-char remark

    Show marketing remark (545 chars)

    Price Improvement! This 3-bedroom home offers original hardwood floors and solid potential for a buyer ready to make it their own. Major items have already been addressed, including the roof (2019), hot water heater (2022), refrigerator (2022), dishwasher (2023), and two LG window units (2024). The spacious backyard includes a utility shed (2022) and storm shelter for added functionality. Conveniently located near shopping, dining, and schools. A great opportunity for a homeowner or investor looking to add personal touches and build value.

24. 2025-11-24
    price $155,000 545-char remark

    Show marketing remark (545 chars)

    Price Improvement! This 3-bedroom home offers original hardwood floors and solid potential for a buyer ready to make it their own. Major items have already been addressed, including the roof (2019), hot water heater (2022), refrigerator (2022), dishwasher (2023), and two LG window units (2024). The spacious backyard includes a utility shed (2022) and storm shelter for added functionality. Conveniently located near shopping, dining, and schools. A great opportunity for a homeowner or investor looking to add personal touches and build value.

25. 2025-11-07
    listed $158,000 Active 545-char remark

    Show marketing remark (545 chars)

    Price Improvement! This 3-bedroom home offers original hardwood floors and solid potential for a buyer ready to make it their own. Major items have already been addressed, including the roof (2019), hot water heater (2022), refrigerator (2022), dishwasher (2023), and two LG window units (2024). The spacious backyard includes a utility shed (2022) and storm shelter for added functionality. Conveniently located near shopping, dining, and schools. A great opportunity for a homeowner or investor looking to add personal touches and build value.

26. 2022-06-16
    soldstatus $95,000
27. 2022-06-13
    soldstatus $95,000 Sold 305-char remark

    Show marketing remark (305 chars)

    Charming Craftsman home with outstanding details and a beautiful front porch. Enjoy a remarkable built home with original hardwood floors and amazing woodwork. The kitchen and bathroom are remodeled. The main bedroom has a fireplace and a walk in cedar closet. Call today to schedule your private showing.

28. 2022-06-03
    status Pending 305-char remark

    Show marketing remark (305 chars)

    Charming Craftsman home with outstanding details and a beautiful front porch. Enjoy a remarkable built home with original hardwood floors and amazing woodwork. The kitchen and bathroom are remodeled. The main bedroom has a fireplace and a walk in cedar closet. Call today to schedule your private showing.

29. 2022-06-02
    listed $95,000 Active 305-char remark

    Show marketing remark (305 chars)

    Charming Craftsman home with outstanding details and a beautiful front porch. Enjoy a remarkable built home with original hardwood floors and amazing woodwork. The kitchen and bathroom are remodeled. The main bedroom has a fireplace and a walk in cedar closet. Call today to schedule your private showing.

ⓘ 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: $520 · $43/mo
• Projected year-2 tax: $574 · $48/mo
• Expected delta: +$54/yr (+$4/mo · 10.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $14,902
• − Mortgage interest: −$7,842
• − Property taxes: −$520
• − Insurance: −$700
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$4,073
• Taxable loss: −$617
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $1,890/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): 35,449
• Household income: $51,429
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1386.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 47% Hispanic / Latino 24% Black 24% Two or more races 10% Native American 2%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 18%

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: ▼ -89.26%
• Current HPI: 247.8437
• Rent YoY: ▲ 4.67%
• 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

+47.4% since first listed

11 events — show timeline

• 2026-03-25 Price Changed $140,000 VMLS
• 2026-03-17 Price Changed $145,000 VMLS
• 2026-02-21 Price Changed $146,500 VMLS
• 2026-01-13 Price Changed $147,000 VMLS
• 2026-01-03 Price Changed $150,000 VMLS
• 2025-11-24 Price Changed $155,000 VMLS
• 2025-11-07 Listed $158,000 VMLS
• 2022-06-16 Sold (Public Records) $95,000 Public Records
• 2022-06-13 Sold (MLS) $95,000 VMLS
• 2022-06-03 Pending — VMLS
• 2022-06-02 Listed $95,000 VMLS

Property tax history

+5.8%/yr

Latest (2025): $520 · +50.7% YoY. Source: county tax records.