914 Madison St · Tuscumbia, AL 35674

$85,000

2 bd · 1.0 ba · 713 sqft · SingleFamily public records · 82 Days on market

Built 1950 6,534 sqft lot $119/sqft · at area comps Est $87k · at est.

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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 +23.6/30.0
• ARV discount +8.7/15.0
• DSCR +7.6/10.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer upper 2 bed, 1 bath. New roof! Owner financing avail. Financiada por el dueno. Hablo Espanol

Key facts

• New roof
• 6,534 sq ft lot
• Built 1950

Tags

• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $160 ($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 $84k (1.1% below list).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Tuscumbia City (suburban): math 18% / reading 41% proficiency, ranked #72 of 129 in AL (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 220 active listings in the ZIP; 91 units permitted in Colbert County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($65k/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 $588 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 82 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 5 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 $42k; list at $85k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
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: 0.99% ✗
• Cap rate: 8.55%
• Cash-on-cash: 8.07%
• DSCR: 1.36
• GRM: 8.4

CMA / ARV

• ARV (median comp): $87,425
• List price: $85,000
• Delta: -2.77%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
914 Madison St	0.00mi	2/1.0	800 (+12%)	8mo	$42,500	$53	73

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-3,616
• Equity at exit: $12,674

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $9,823
• Equity at exit: $7,349

Cash invested: $23,800 (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: 220
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $840 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$23 /mo · $273/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $160

Break-even live

Break-even rent $638

Max offer price $85,000

Occupancy floor 76%

Sensitivity live

Price	-10% $208	-5% $184	+0% $160	+5% $136	+10% $112
Rent	-10% $94	-5% $127	+0% $160	+5% $193	+10% $226
Rate	-1.0pp $203	-0.5pp $182	base $160	+0.5pp $138	+1.0pp $116

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-10
   days on market $85,000 Active 82 DOM
2. 2026-06-09
   days on market $85,000 Active 81 DOM
3. 2026-06-08
   days on market $85,000 Active 80 DOM
4. 2026-06-07
   days on market $85,000 Active 79 DOM
5. 2026-06-05
   days on market $85,000 Active 76 DOM
6. 2026-06-03
   days on market $85,000 Active 75 DOM
7. 2026-06-02
   days on market $85,000 Active 74 DOM
8. 2026-06-01
   days on market $85,000 Active 73 DOM
9. 2026-05-31
   days on market $85,000 Active 72 DOM
10. 2026-05-30
    days on market $85,000 Active 71 DOM
11. 2026-04-04
    status Active 98-char remark

    Show marketing remark (98 chars)

    Fixer upper 2 bed, 1 bath. New roof! Owner financing avail. Financiada por el dueno. Hablo Espanol

12. 2026-03-21
    status Pending 98-char remark

    Show marketing remark (98 chars)

    Fixer upper 2 bed, 1 bath. New roof! Owner financing avail. Financiada por el dueno. Hablo Espanol

13. 2026-03-07
    listed $85,000 Active 98-char remark

    Show marketing remark (98 chars)

    Fixer upper 2 bed, 1 bath. New roof! Owner financing avail. Financiada por el dueno. Hablo Espanol

14. 2025-10-28
    soldstatus $42,500 Sold 134-char remark

    Show marketing remark (134 chars)

    STEP INTO THIS COZY 2 BEDROOM HOME IN THE HEART OF TUSCUMBIA. GREAT FOR A FIRST TIME HOMEOWNER OR INVESTOR. COMES WITH A HUGE WORKSHOP

15. 2025-10-03
    status Pending 134-char remark

    Show marketing remark (134 chars)

    STEP INTO THIS COZY 2 BEDROOM HOME IN THE HEART OF TUSCUMBIA. GREAT FOR A FIRST TIME HOMEOWNER OR INVESTOR. COMES WITH A HUGE WORKSHOP

16. 2025-10-01
    listed $50,000 Active 134-char remark

    Show marketing remark (134 chars)

    STEP INTO THIS COZY 2 BEDROOM HOME IN THE HEART OF TUSCUMBIA. GREAT FOR A FIRST TIME HOMEOWNER OR INVESTOR. COMES WITH A HUGE WORKSHOP

17. 2019-04-15
    listed $13,500
18. 2019-04-08
    soldstatus $11,000
19. 2018-09-18
    listed $29,000

ⓘ 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: $273 · $23/mo
• Projected year-2 tax: $349 · $29/mo
• Expected delta: +$76/yr (+$6/mo · 27.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $10,086
• − Mortgage interest: −$4,761
• − Property taxes: −$273
• − Insurance: −$425
• − Repairs & maintenance: −$807
• − Management: −$807
• − Depreciation: −$2,473
• Taxable income: $540
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $1,791/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: Tuscumbia City
• NCES district ID: 0103420
• Math proficiency: 18% ▼ -24.00%
• Reading proficiency: 41% ▼ -7.00%
• Median HH income: $39,168
• Composite: 24.66/100
• National rank: #7619
• State rank: #72 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

• Census place: Tuscumbia, AL
• 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

+193.1% since first listed

9 events — show timeline

• 2026-04-04 Relisted — SAARMLS
• 2026-03-21 Pending — SAARMLS
• 2026-03-07 Listed $85,000 SAARMLS
• 2025-10-28 Sold (MLS) $42,500 VMLS
• 2025-10-03 Pending — VMLS
• 2025-10-01 Listed $50,000 VMLS
• 2019-04-15 Listed $13,500 SAARMLS
• 2019-04-08 Sold (MLS) $11,000 SAARMLS
• 2018-09-18 Listed $29,000 SAARMLS

Property tax history

-1.0%/yr

Latest (2025): $273 · +6.8% YoY. Source: county tax records.