109 5th Ave NW · Decatur, AL 35601

$133,000

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 301 Days on market

Built 1944 6,969 sqft lot $104/sqft · at area comps Est $132k · at est. ↓ 11% since listing

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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 +21.9/30.0
• ARV discount +7.1/15.0
• DSCR +7.0/10.0
• 1% rule +4.8/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

109 5th Avenue- This charming home has seen several recent updates while still offering an opportunity for the next owner to make it their own. Improvements include a new roof, HVAC system, water heater, flooring, kitchen cabinets, appliances, updated electrical & plumbing, along with fresh tile in the bathroom. A spacious covered front porch provides a welcoming spot to unwind, while the shaded backyard features a detached storage shed and convenient alley access for added functionality. Located just minutes from schools, grocery stores, parks, and everyday amenities, the property offers both convenience and potential. Home is being sold as-is

Key facts

• Updated electrical
• Hvac
• Appliances

Tags

• NEW ROOF
• HVAC
• WATER HEATER
• KITCHEN CABINETS
• APPLIANCES
• UPDATED ELECTRICAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/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 $131k (1.9% below list).
• Recommended offer: $117k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: schools C-, employment D+, crime 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.
• Market conditions: Rents rising fast (+4.7%/yr); 223 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 30% 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 $920 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 301 days — a 12% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 8481% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $79k; list at $133k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — 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 $117,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 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. 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: 0.98% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

• ARV (median comp): $131,762
• List price: $133,000
• Delta: 0.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 8th Ave NW	0.22mi	3/2.0	1,344 (+5%)	8mo	$215,000	$160	71
609 7th Ave SW	0.40mi	3/1.5	1,250 (-2%)	5mo	$98,000	$78	71
310 6th Ave NW	0.21mi	3/1.5	1,377 (+8%)	7mo	$164,000	$119	69
207 7th Ave SW	0.19mi	3/1.0	1,404 (+10%)	8mo	$120,200	$86	68
201 10th Ave NW	0.37mi	3/1.5	1,320 (+3%)	12mo	$90,000	$68	66
609 7th Ave SW	0.40mi	4/2.0 (+1)	1,380 (+8%)	1mo	$187,000	$136	58
207 Cain St NE	0.56mi	2/2.0 (-1)	1,234 (-4%)	1mo	$80,000	$65	58
211 Prospect Dr SE	0.74mi	2/1.5 (-1)	1,330 (+4%)	3mo	$160,000	$120	50
508 Cherry St NW	0.73mi	3/2.0	1,396 (+9%)	2mo	$219,000	$157	45
608 7th Ave SW	0.38mi	2/1.0 (-1)	1,088 (-15%)	11mo	$94,000	$86	43
216 Cain St	0.59mi	3/2.0	1,450 (+13%)	8mo	$239,000	$165	40
411 14th Ave NW	0.73mi	4/2.0 (+1)	1,426 (+11%)	9mo	$174,900	$123	30

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-6,042
• Equity at exit: $19,831

10-year hold

• IRR: 7.1%
• Equity multiple: 1.57×
• Total profit: $21,195
• Equity at exit: $11,499

Cash invested: $37,240 (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: 223
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,305 high
• Mortgage (P&I): −$697
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $209

Break-even live

Break-even rent $1,041

Max offer price $133,000

Occupancy floor 79%

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 5th Ave NW Decatur, AL	3.0	2.0	1496	$1,300	$0.87	43d	1	0.16mi
220 8th Ave NW Decatur, AL	3.0	1.0	973	$1,125	$1.16	43d	1	0.24mi
609 7th Ave SW Decatur, AL	4.0	2.0	1380	$1,425	$1.03	43d	1	0.40mi
14 Walnut St NE Decatur, AL	3.0	2.5	1430	$1,700	$1.19	43d	1	0.67mi
516 Ferry St NE Decatur, AL	2.0	1.0	900	$1,150	$1.28	23d	1	0.71mi
604 Alma St NW Decatur, AL	3.0	2.0	1350	$1,325	$0.98	21d	1	0.89mi
213 Wilson St NE Unit 2 Decatur, AL	2.0	1.0	975	$875	$0.90	23d	1	0.89mi
213 Wilson St NE Unit 4 Decatur, AL	2.0	1.0	975	$700	$0.72	23d	1	0.89mi
1050 Harborview Dr NE Decatur, AL	1.0–2.0	1.0–2.0	790	$1,305	$1.65	13d	7	0.93mi
603 Prospect Dr SE Decatur, AL	3.0	1.0	1362	$1,795	$1.32	43d	1	0.95mi
315 Hillside Rd SW Decatur, AL	3.0	1.5	1344	$1,400	$1.04	43d	1	0.99mi
818 Grant St SE Decatur, AL	2.0	1.0	910	$1,300	$1.43	43d	1	1.00mi
1018 Grant St SE Unit 1018-4 Decatur, AL	2.0	1.0	890	$775	$0.87	43d	1	1.14mi
1018 Grant St SE Unit 1026-4 Decatur, AL	2.0	1.0	890	$800	$0.90	43d	1	1.15mi
1504 Faye St SW Decatur, AL	3.0	2.0	1200	$1,450	$1.21	43d	1	1.16mi
102 Elm Ct NE Decatur, AL	3.0	1.0	1216	$1,450	$1.19	23d	1	1.34mi

Listing history 34 events

1. 2026-06-19
   days on market $133,000 Active 301 DOM
2. 2026-06-18
   days on market $133,000 Active 300 DOM
3. 2026-06-17
   days on market $133,000 Active 299 DOM
4. 2026-06-17
   price $133,000 Active 298 DOM
5. 2026-06-16
   days on market $133,500 Active 298 DOM
6. 2026-06-15
   days on market $133,500 Active 297 DOM
7. 2026-06-14
   days on market $133,500 Active 295 DOM
8. 2026-06-13
   days on market $133,500 Active 294 DOM
9. 2026-06-10
   days on market $133,500 Active 292 DOM
10. 2026-06-09
    days on market $133,500 Active 291 DOM
11. 2026-06-08
    days on market $133,500 Active 290 DOM
12. 2026-06-07
    days on market $133,500 Active 289 DOM
13. 2026-06-05
    days on market $133,500 Active 286 DOM
14. 2026-06-03
    days on market $133,500 Active 285 DOM
15. 2026-06-02
    days on market $133,500 Active 284 DOM
16. 2026-06-01
    days on market $133,500 Active 283 DOM
17. 2026-05-31
    days on market $133,500 Active 282 DOM
18. 2026-05-30
    days on market $133,500 Active 281 DOM
19. 2026-05-19
    price $133,500 657-char remark

    Show marketing remark (657 chars)

    109 5th Avenue- This charming home has seen several recent updates while still offering an opportunity for the next owner to make it their own. Improvements include a new roof, HVAC system, water heater, flooring, kitchen cabinets, appliances, updated electrical & plumbing, along with fresh tile in the bathroom. A spacious covered front porch provides a welcoming spot to unwind, while the shaded backyard features a detached storage shed and convenient alley access for added functionality. Located just minutes from schools, grocery stores, parks, and everyday amenities, the property offers both convenience and potential. Home is being sold as-is

20. 2026-05-01
    price $134,000 657-char remark

    Show marketing remark (657 chars)

    109 5th Avenue- This charming home has seen several recent updates while still offering an opportunity for the next owner to make it their own. Improvements include a new roof, HVAC system, water heater, flooring, kitchen cabinets, appliances, updated electrical & plumbing, along with fresh tile in the bathroom. A spacious covered front porch provides a welcoming spot to unwind, while the shaded backyard features a detached storage shed and convenient alley access for added functionality. Located just minutes from schools, grocery stores, parks, and everyday amenities, the property offers both convenience and potential. Home is being sold as-is

21. 2026-03-10
    price $135,000 657-char remark

    Show marketing remark (657 chars)

    109 5th Avenue- This charming home has seen several recent updates while still offering an opportunity for the next owner to make it their own. Improvements include a new roof, HVAC system, water heater, flooring, kitchen cabinets, appliances, updated electrical & plumbing, along with fresh tile in the bathroom. A spacious covered front porch provides a welcoming spot to unwind, while the shaded backyard features a detached storage shed and convenient alley access for added functionality. Located just minutes from schools, grocery stores, parks, and everyday amenities, the property offers both convenience and potential. Home is being sold as-is

22. 2026-03-10
    status Active 657-char remark

    Show marketing remark (657 chars)

    109 5th Avenue- This charming home has seen several recent updates while still offering an opportunity for the next owner to make it their own. Improvements include a new roof, HVAC system, water heater, flooring, kitchen cabinets, appliances, updated electrical & plumbing, along with fresh tile in the bathroom. A spacious covered front porch provides a welcoming spot to unwind, while the shaded backyard features a detached storage shed and convenient alley access for added functionality. Located just minutes from schools, grocery stores, parks, and everyday amenities, the property offers both convenience and potential. Home is being sold as-is

23. 2026-03-05
    historical $1,450
24. 2026-02-20
    historical Contingent 657-char remark

    Show marketing remark (657 chars)

    109 5th Avenue- This charming home has seen several recent updates while still offering an opportunity for the next owner to make it their own. Improvements include a new roof, HVAC system, water heater, flooring, kitchen cabinets, appliances, updated electrical & plumbing, along with fresh tile in the bathroom. A spacious covered front porch provides a welcoming spot to unwind, while the shaded backyard features a detached storage shed and convenient alley access for added functionality. Located just minutes from schools, grocery stores, parks, and everyday amenities, the property offers both convenience and potential. Home is being sold as-is

25. 2026-02-13
    price $137,400 657-char remark

    Show marketing remark (657 chars)

    109 5th Avenue- This charming home has seen several recent updates while still offering an opportunity for the next owner to make it their own. Improvements include a new roof, HVAC system, water heater, flooring, kitchen cabinets, appliances, updated electrical & plumbing, along with fresh tile in the bathroom. A spacious covered front porch provides a welcoming spot to unwind, while the shaded backyard features a detached storage shed and convenient alley access for added functionality. Located just minutes from schools, grocery stores, parks, and everyday amenities, the property offers both convenience and potential. Home is being sold as-is

26. 2026-01-16
    price $1,450
27. 2026-01-15
    price $137,500 657-char remark

    Show marketing remark (657 chars)

    109 5th Avenue- This charming home has seen several recent updates while still offering an opportunity for the next owner to make it their own. Improvements include a new roof, HVAC system, water heater, flooring, kitchen cabinets, appliances, updated electrical & plumbing, along with fresh tile in the bathroom. A spacious covered front porch provides a welcoming spot to unwind, while the shaded backyard features a detached storage shed and convenient alley access for added functionality. Located just minutes from schools, grocery stores, parks, and everyday amenities, the property offers both convenience and potential. Home is being sold as-is

28. 2025-11-14
    price $139,900 657-char remark

    Show marketing remark (657 chars)

    109 5th Avenue- This charming home has seen several recent updates while still offering an opportunity for the next owner to make it their own. Improvements include a new roof, HVAC system, water heater, flooring, kitchen cabinets, appliances, updated electrical & plumbing, along with fresh tile in the bathroom. A spacious covered front porch provides a welcoming spot to unwind, while the shaded backyard features a detached storage shed and convenient alley access for added functionality. Located just minutes from schools, grocery stores, parks, and everyday amenities, the property offers both convenience and potential. Home is being sold as-is

29. 2025-11-08
    listed $1,550
30. 2025-09-17
    price $144,900 657-char remark

    Show marketing remark (657 chars)

    109 5th Avenue- This charming home has seen several recent updates while still offering an opportunity for the next owner to make it their own. Improvements include a new roof, HVAC system, water heater, flooring, kitchen cabinets, appliances, updated electrical & plumbing, along with fresh tile in the bathroom. A spacious covered front porch provides a welcoming spot to unwind, while the shaded backyard features a detached storage shed and convenient alley access for added functionality. Located just minutes from schools, grocery stores, parks, and everyday amenities, the property offers both convenience and potential. Home is being sold as-is

31. 2025-08-22
    listed $149,900 Active 657-char remark

    Show marketing remark (657 chars)

    109 5th Avenue- This charming home has seen several recent updates while still offering an opportunity for the next owner to make it their own. Improvements include a new roof, HVAC system, water heater, flooring, kitchen cabinets, appliances, updated electrical & plumbing, along with fresh tile in the bathroom. A spacious covered front porch provides a welcoming spot to unwind, while the shaded backyard features a detached storage shed and convenient alley access for added functionality. Located just minutes from schools, grocery stores, parks, and everyday amenities, the property offers both convenience and potential. Home is being sold as-is

32. 2025-07-16
    listed $149,900 Active
33. 2025-06-16
    soldstatus $79,000
34. 2023-05-11
    soldstatus $150,000

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $831 · $69/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) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $15,664
• − Mortgage interest: −$7,450
• − Property taxes: −$831
• − Insurance: −$665
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$3,869
• Taxable income: $343
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $2,427/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

-11.0% since first listed

16 events — show timeline

• 2026-05-19 Price Changed $133,500 VMLS
• 2026-05-01 Price Changed $134,000 VMLS
• 2026-03-10 Price Changed $135,000 VMLS
• 2026-03-10 Relisted — VMLS
• 2026-03-05 Rental Removed $1,450 VMLS
• 2026-02-20 Contingent — VMLS
• 2026-02-13 Price Changed $137,400 VMLS
• 2026-01-16 Price Changed $1,450 VMLS
• 2026-01-15 Price Changed $137,500 VMLS
• 2025-11-14 Price Changed $139,900 VMLS
• 2025-11-08 Listed for Rent $1,550 VMLS
• 2025-09-17 Price Changed $144,900 VMLS
• 2025-08-22 Listed $149,900 VMLS
• 2025-07-16 Listed $149,900 VMLS
• 2025-06-16 Sold (Public Records) $79,000 Public Records
• 2023-05-11 Sold (Public Records) $150,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $831 · +117.3% YoY. Source: county tax records.