1110 7th Ave · Decatur, AL 35601

$159,900

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 32 Days on market

Built 1957 Est $177k · 10% 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).

• Cash flow +14.9/30.0
• ARV discount +11.9/15.0
• DSCR +4.6/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this super adorable 3-bedroom, 2-bath home conveniently located in Southeast Decatur, just minutes from Point Mallard Park, Decatur Morgan Hospital, and vibrant downtown Decatur. This charming home is full of character and warmth, offering the perfect blend of comfort and convenience. Whether you're a first-time homebuyer, downsizing, or looking for your next investment, this cute and cozy home is ready to welcome its next owner!

Key facts

• Point mallard park
• Southeast decatur
• Downtown decatur

Tags

• SOUTHEAST DECATUR
• POINT MALLARD PARK
• DECATUR MORGAN HOSPITAL
• DOWNTOWN DECATUR

Property features AI

Finance

• Other: Subdivision: Dli&F Co Add 3
• Financial info: No financial or investment details provided
• HOA & community: No homeowners association

Exterior

• Parking: Concrete driveway
• Security: No security features provided
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Single-family residence; One level; Built in 1957; Living area approximately 1,305 square feet
• Construction: Vinyl siding exterior
• Exterior features: Public water; Public sewer

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Information on bedroom count or levels not provided
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space basement; One fireplace
• Laundry & utility: No laundry or utility room details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $47 ($562/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 $132k (17.7% below list).
• Recommended offer: $132k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Bankscaddell Elementary School (math 16% / reading 30%, grade F, #431 of 627 statewide, top 69%, 453 students, 88% 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 77% 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; 25 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 76% of comp listings sitting > 30 days — soft ceiling on asking rent; 231 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 32 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $160k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood 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 $131,628 (17.7% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $177,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1112 9th Ave SE	0.14mi	3/1.5	1,295 (-4%)	3mo	$157,000	$121	82
1213 SE 8th Ave	0.15mi	2/2.0 (-1)	1,411 (+4%)	5mo	$125,000	$89	73
909 7th Ave SE	0.25mi	4/1.0 (+1)	1,404 (+4%)	6mo	$115,000	$82	72
1419 10th Ave SE	0.45mi	3/1.5	1,320 (-2%)	2mo	$175,000	$133	71
909 9th St SE	0.27mi	2/1.0 (-1)	1,230 (-9%)	2mo	$182,000	$148	66
1002 7th Ave SE	0.16mi	3/2.0	1,172 (-13%)	2mo	$153,000	$131	65
211 Prospect Dr SE	0.61mi	2/1.5 (-1)	1,330 (-2%)	3mo	$160,000	$120	59
819 3rd Ave SE	0.46mi	3/2.0	1,232 (-9%)	3mo	$184,000	$149	57
1512 10th Ave SE	0.57mi	3/2.0	1,430 (+6%)	6mo	$155,000	$108	55
1409 8th Ave SE	0.37mi	4/2.0 (+1)	1,512 (+12%)	1mo	$222,000	$147	53
809 13th Ave SE	0.53mi	3/2.0	1,511 (+12%)	2mo	$219,000	$145	50
120 SW Cecil St	0.63mi	3/1.5	1,528 (+13%)	2mo	$185,000	$121	45

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-20,729
• Equity at exit: $23,842

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-4,863
• Equity at exit: $13,825

Cash invested: $44,772 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,316 high
• Mortgage (P&I): −$839
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $47

Break-even live

Break-even rent $1,257

Max offer price $159,900

Occupancy floor 91%

Sensitivity live

Price	-10% $137	-5% $92	+0% $47	+5% $2	+10% $-44
Rent	-10% $-57	-5% $-5	+0% $47	+5% $99	+10% $151
Rate	-1.0pp $127	-0.5pp $87	base $47	+0.5pp $5	+1.0pp $-37

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: $39,975
• Closing costs: $4,797
• 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	46d	1	0.46mi
818 Grant St SE Decatur, AL	2.0	1.0	910	$1,300	$1.43	46d	1	0.76mi
1707 Buena Vista Cir SE Decatur, AL	3.0	2.0	1756	$1,350	$0.77	46d	1	0.77mi
1628 8th St SE Decatur, AL	2.0	1.0	1012	$1,200	$1.19	46d	1	0.77mi
315 Hillside Rd SW Decatur, AL	3.0	1.5	1344	$1,400	$1.04	46d	1	0.79mi
1018 Grant St SE Unit 1026-4 Decatur, AL	2.0	1.0	890	$800	$0.90	46d	1	0.79mi
1018 Grant St SE Unit 1018-4 Decatur, AL	2.0	1.0	890	$775	$0.87	46d	1	0.80mi
1801 7th St SE Decatur, AL	4.0	2.0	1475	$1,550	$1.05	46d	1	0.82mi
1221 North St SE Decatur, AL	2.0	1.0	937	$775	$0.83	46d	2	0.85mi
1821 7th St SE Decatur, AL	3.0	1.0	908	$1,100	$1.21	25d	1	0.88mi
1205 Broadus Ave SE Decatur, AL	3.0	2.0	1306	$1,195	$0.92	46d	1	0.98mi
1602 Brookridge Dr SW Decatur, AL	1.0–2.0	1.0–2.0	797	$1,174	$1.47	46d	13	1.01mi
102 Elm Ct NE Decatur, AL	3.0	1.0	1216	$1,450	$1.19	25d	1	1.01mi
609 7th Ave SW Decatur, AL	4.0	2.0	1380	$1,425	$1.03	46d	1	1.18mi
516 Ferry St NE Decatur, AL	2.0	1.0	900	$1,150	$1.28	25d	1	1.21mi
1314 Pennylane SE Decatur, AL	3.0	1.5	1100	$1,198	$1.09	25d	1	1.23mi
2136 Eastbrook SE Decatur, AL	2.0	2.0	1400	$1,495	$1.07	46d	1	1.28mi
2115 Central Pkwy SW Decatur, AL	1.0–3.0	1.0	821	$950	$1.16	46d	1	1.33mi
201 Bluebird Ln SW Decatur, AL	2.0	1.0	950	$898	$0.94	46d	11	1.40mi
225 5th Ave NW Decatur, AL	3.0	2.0	1496	$1,300	$0.87	46d	1	1.42mi
206 Larkwood Dr SW Decatur, AL	4.0	2.0	1630	$1,500	$0.92	46d	1	1.44mi
213 Wilson St NE Unit 2 Decatur, AL	2.0	1.0	975	$875	$0.90	25d	1	1.45mi
213 Wilson St NE Unit 4 Decatur, AL	2.0	1.0	975	$700	$0.72	25d	1	1.45mi
14 Walnut St NE Decatur, AL	3.0	2.5	1430	$1,700	$1.19	46d	1	1.47mi
1805 8th Ave SW Decatur, AL	3.0	2.0	1725	$1,750	$1.01	46d	1	1.47mi

Listing history 21 events

1. 2026-06-22
   days on market $159,900 Active 32 DOM
2. 2026-06-21
   pricedays on market $159,900 Active 31 DOM
3. 2026-06-19
   days on market $169,900 Active 29 DOM
4. 2026-06-18
   days on market $169,900 Active 28 DOM
5. 2026-06-17
   days on market $169,900 Active 27 DOM
6. 2026-06-16
   days on market $169,900 Active 26 DOM
7. 2026-06-15
   days on market $169,900 Active 25 DOM
8. 2026-06-14
   days on market $169,900 Active 23 DOM
9. 2026-06-13
   days on market $169,900 Active 22 DOM
10. 2026-06-10
    days on market $169,900 Active 20 DOM
11. 2026-06-09
    days on market $169,900 Active 19 DOM
12. 2026-06-08
    days on market $169,900 Active 18 DOM
13. 2026-06-07
    days on market $169,900 Active 17 DOM
14. 2026-06-05
    days on market $169,900 Active 14 DOM
15. 2026-06-03
    days on market $169,900 Active 13 DOM
16. 2026-06-02
    days on market $169,900 Active 12 DOM
17. 2026-06-01
    days on market $169,900 Active 11 DOM
18. 2026-05-31
    days on market $169,900 Active 10 DOM
19. 2026-05-30
    days on market $169,900 Active 9 DOM
20. 2026-05-21
    listed $169,900 Active
21. 2006-10-20
    soldstatus $85,000

ⓘ 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: $1,055 · $88/mo
• Projected year-2 tax: $1,055 · $88/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 5/10 Major FEMA zone X (unshaded) · 66% 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: $15,795
• − Mortgage interest: −$8,957
• − Property taxes: −$1,055
• − Insurance: −$800
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$4,652
• Taxable loss: −$2,195
• Est. tax savings @ 24.0%: +$527
• After-tax cash flow: $1,089/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

+88.1% since first listed

3 events — show timeline

• 2026-06-19 Price Changed $159,900 VMLS
• 2026-05-21 Listed $169,900 VMLS
• 2006-10-20 Sold (Public Records) $85,000 Public Records

Property tax history

+11.8%/yr

Latest (2025): $1,055 · +7.0% YoY. Source: county tax records.