1606 Brookline Ave · Decatur, AL 35603

$155,000

2 bd · 1.0 ba · 802 sqft · Townhouse public records · 5 Days on market

Built 1988

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make your appointment quick to see this cute 2 bedroom and 2 bath townhome. Gas log fireplace, wood floors downstairs, and master bedroom has 2 walk in closets. This townhome offers low maintenance!

Key facts

• Wood floors
• Gas log fireplace
• Low maintenance

Tags

• GAS LOG FIREPLACE
• WOOD FLOORS
• LOW MAINTENANCE

Property features AI

Finance

• Other: Living area approximately 1,256 square feet
• HOA & community: No homeowners association; Subdivision: Westmeade Townhomes

Exterior

• Parking: Two-car garage
• Utilities: Public sewer
• Home design: Townhouse; Residential property; Two levels; Not new construction
• Construction: Slab foundation
• Exterior features: Public water

Interior

• Bedrooms: Total rooms: 4
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Gas log fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (37.6% below list).
• Recommended offer: $97k (37.6% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.0% in Decatur — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Julian Harris Elementary School (math 22% / reading 52%, grade F, #267 of 627 statewide, top 45%, 364 students, 65% FRL); Austin Middle School (math 18% / reading 39%, grade F, #138 of 257 statewide, top 54%, 714 students, 77% FRL); Austin High School (math 20% / reading 24%, grade F, #142 of 305 statewide, top 51%, 1,025 students, 66% FRL).
• Market conditions: 395 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 14% 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 $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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,662 (37.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.62% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.55%
• DSCR: 0.80
• GRM: 13.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.1%
• Equity multiple: 0.18×
• Total profit: $-35,669
• Equity at exit: $23,111

10-year hold

• IRR: -19.5%
• Equity multiple: -0.03×
• Total profit: $-44,850
• Equity at exit: $13,402

Cash invested: $43,400 (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: 395
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $967 high
• Mortgage (P&I): −$813
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $-165

Break-even live

Break-even rent $1,175

Max offer price $125,936

Occupancy floor —

Sensitivity live

Price	-10% $-77	-5% $-121	+0% $-165	+5% $-208	+10% $-252
Rent	-10% $-241	-5% $-203	+0% $-165	+5% $-126	+10% $-88
Rate	-1.0pp $-86	-0.5pp $-125	base $-165	+0.5pp $-205	+1.0pp $-246

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1402 Brookline Ave SW Unit 1406-19 Decatur, AL	1.0	1.0	700	$750	$1.07	44d	1	0.20mi
2131 Westmead Dr SW Decatur, AL	2.0	1.5	1100	$1,100	$1.00	44d	1	0.66mi
1806 Runnymead Ave SW Decatur, AL	2.0	2.0	900	$999	$1.11	14d	2	1.15mi
2025 Danville Park Dr SW Decatur, AL	1.0–2.0	1.0–2.0	938	$1,325	$1.41	24d	8	1.32mi
911 Woodall Rd SW Decatur, AL	2.0	1.0	900	$875	$0.97	24d	1	1.33mi

Listing history 6 events

1. 2026-06-19
   days on market $155,000 Active 5 DOM
2. 2026-06-18
   days on market $155,000 Active 4 DOM
3. 2026-06-17
   days on market $155,000 Active 3 DOM
4. 2026-06-16
   days on market $155,000 Active 2 DOM
5. 2026-06-15
   remarks 554-char remark
6. 2026-06-15
   listed $155,000 Active 1 DOM

ⓘ 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: $609 · $51/mo
• Projected year-2 tax: $636 · $53/mo
• Expected delta: +$27/yr (+$2/mo · 4.4%)

ⓘ 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 ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $11,599
• − Mortgage interest: −$8,682
• − Property taxes: −$609
• − Insurance: −$775
• − Repairs & maintenance: −$928
• − Management: −$928
• − Depreciation: −$4,509
• Taxable loss: −$4,832
• Est. tax savings @ 24.0%: +$1,160
• After-tax cash flow: $-815/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

+128.3% since first listed

7 events — show timeline

• 2026-06-14 Listed $155,000 VMLS
• 2021-07-02 Sold (MLS) $140,000 VMLS
• 2021-05-14 Contingent — VMLS
• 2021-05-12 Listed $130,000 VMLS
• 2006-06-21 Sold (Public Records) $80,000 Public Records
• 2004-02-17 Sold (Public Records) $69,900 Public Records
• 1999-05-21 Sold (Public Records) $67,900 Public Records

Property tax history

+4.6%/yr

Latest (2025): $609 · +8.5% YoY. Source: county tax records.