106 W Roosevelt Ave · Muscle Shoals, AL 35661

$189,900

3 bd · 1.5 ba · 1,134 sqft · SingleFamily public records · 51 Days on market

Built 1977 $167/sqft · 6% below area Est $205k · 7% 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 +11.4/30.0
• ARV discount +10.8/15.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready updated 3-bedroom, 1.5 bath brick home with attached one car garage. Freshly painted inside and out. Laminate flooring throughout, no carpet. Ceramic tile in Kitchen and Bathrooms. New modern lighting and ceiling fans. Appliances remain including washer and dryer and chest freezer. Keypad entry for front door and garage. New garage door and garage door opener. Large 12' X 28' deck and large storage building. Newly landscaped. New attic access ladder.

Key facts

• New modern lighting
• New garage door
• Garage

Tags

• ATTACHED ONE CAR GARAGE
• CERAMIC TILE IN KITCHEN
• CERAMIC TILE IN BATHROOMS
• NEW MODERN LIGHTING
• KEYPAD ENTRY FOR FRONT DOOR
• NEW GARAGE DOOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-66 ($-789/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (29.4% below list).
• Recommended offer: $134k (29.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.8% in Muscle Shoals — 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 68/100 on livability (#68 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F.
• Muscle Shoals City (urban): math 42% / reading 60% proficiency, ranked #11 of 129 in AL (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 254 active listings in the ZIP; 91 units permitted in Colbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 51 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $84k; list at $190k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,155 (29.4% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.71% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 11.8

CMA / ARV

• ARV (median comp): $205,100
• List price: $189,900
• Delta: -7.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Government Blvd	0.17mi	3/2.0	1,118 (-1%)	1mo	$225,000	$201	87
203 Sheridan Ave	0.12mi	3/2.0	1,092 (-4%)	0mo	$185,000	$169	86
211 W Colorado Ave	0.33mi	3/2.0	1,161 (+2%)	17mo	$197,285	$170	65
205 W Washington Dr	0.27mi	3/2.0	1,125 (-1%)	24mo	$195,000	$173	64
104 Hollywood Ave	0.28mi	2/1.0 (-1)	1,266 (+12%)	9mo	$64,000	$51	53
315 Fulton St	0.55mi	3/2.0	1,270 (+12%)	1mo	$239,900	$189	52
319 Fulton St	0.57mi	3/2.0	1,270 (+12%)	10mo	$230,000	$181	43
106 Michigan Blvd	0.72mi	3/2.0	1,200 (+6%)	15mo	$175,000	$146	42
313 W Washington Dr	0.44mi	3/2.0	1,272 (+12%)	23mo	$207,000	$163	38

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-35,052
• Equity at exit: $28,315

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-36,296
• Equity at exit: $16,419

Cash invested: $53,172 (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 35661

• Active inventory: 254
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$51 /mo · $607/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-66

Break-even live

Break-even rent $1,425

Max offer price $178,291

Occupancy floor 100%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-02
   days on market $189,900 Active 51 DOM
2. 2026-06-01
   days on market $189,900 Active 50 DOM
3. 2026-05-31
   days on market $189,900 Active 49 DOM
4. 2026-05-30
   days on market $189,900 Active 48 DOM
5. 2026-04-12
   listed $189,900 Active 468-char remark

   Show marketing remark (468 chars)

   Move in ready updated 3-bedroom, 1.5 bath brick home with attached one car garage. Freshly painted inside and out. Laminate flooring throughout, no carpet. Ceramic tile in Kitchen and Bathrooms. New modern lighting and ceiling fans. Appliances remain including washer and dryer and chest freezer. Keypad entry for front door and garage. New garage door and garage door opener. Large 12' X 28' deck and large storage building. Newly landscaped. New attic access ladder.

6. 2019-03-05
   soldstatus $83,500
7. 2013-09-05
   soldstatus $84,478

ⓘ 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: $607 · $51/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$172/yr (+$14/mo · 28.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 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: $16,099
• − Mortgage interest: −$10,637
• − Property taxes: −$607
• − Insurance: −$950
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$5,524
• Taxable loss: −$4,195
• Est. tax savings @ 24.0%: +$1,007
• After-tax cash flow: $218/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: Muscle Shoals City
• NCES district ID: 0102520
• Math proficiency: 42% ▼ -28.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $50,688
• Composite: 43.61/100
• National rank: #2969
• State rank: #11 of 129 in AL

Livability — Muscle Shoals

• Score: 68/100
• State rank: #68
• US rank: #9422

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment C+ Housing A+ Health & safety A User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muscle Shoals, AL
• Population (ZIP): 18,957

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 (78%)
• Race & ethnicity: White 78% Black 14% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -103.94%
• Current HPI: 174.6414
• Rent YoY: —
• Metro: —
• 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

+124.8% since first listed

3 events — show timeline

• 2026-04-12 Listed $189,900 FSBO.com
• 2019-03-05 Sold (Public Records) $83,500 Public Records
• 2013-09-05 Sold (Public Records) $84,478 Public Records