410 NW 8th Ave · Decatur, AL 35601

$50,000

2 bd · 1.0 ba · 1,483 sqft · SingleFamily public records · 3 Days on market

Built 1939 6,969 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Property is located in the heart of Decatur, AL. Located within minutes of Point Mallard. Easy interstate access. Located in close proximity to Wheeler lake and Marina. Great investment opportunity. Property has suffered fire damage. Home is priced to sale.

Key facts

• 6,969 sq ft lot
• Built 1939
• Listed 3 days

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Concrete driveway
• Utilities: Public sewer
• Home design: Single-family residence; One-story; Built in 1939; Residential property
• Construction: Vinyl siding; No fireplaces
• Exterior features: Concrete driveway; Lot in Freys Magnolia Park subdivision

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Window cooling unit; Wall furnace heating
• Interior features: Crawl space basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 22.1% 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: West Decatur Elementary School (math 8% / reading 17%, grade F, #536 of 627 statewide, top 88%, 346 students, 89% FRL); Decatur High School (math 27% / reading 27%, grade F, #90 of 305 statewide, top 35%, 1,040 students, 67% FRL) — zoned schools average 78% FRL vs 57% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 223 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 231 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 2.46% ✓
• Cap rate: 22.13%
• Cash-on-cash: 56.55%
• DSCR: 3.52
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $176,477
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 6th Ave NW	0.20mi	3/1.5 (+1)	1,377 (-7%)	7mo	$164,000	$119	66
207 7th Ave SW	0.47mi	3/1.0 (+1)	1,404 (-5%)	8mo	$120,200	$86	58
508 Cherry St NW	0.47mi	3/2.0 (+1)	1,396 (-6%)	2mo	$219,000	$157	57
403 Gordon Dr SW	0.51mi	2/1.0	1,559 (+5%)	14mo	$149,900	$96	56
512 Monroe Dr NW	0.52mi	3/2.0 (+1)	1,394 (-6%)	2mo	$165,000	$118	55
107 8th Ave NW	0.36mi	3/2.0 (+1)	1,344 (-9%)	8mo	$215,000	$160	52
302 Canal St NE	0.60mi	2/2.0	1,611 (+9%)	5mo	$240,000	$149	50
201 10th Ave NW	0.34mi	3/1.5 (+1)	1,320 (-11%)	12mo	$90,000	$68	49
216 Cain St	0.72mi	3/2.0 (+1)	1,450 (-2%)	8mo	$239,000	$165	47
206 4th Ave NW	0.40mi	3/1.0 (+1)	1,642 (+11%)	17mo	$60,000	$37	45
601 Vines St	0.54mi	3/2.0 (+1)	1,673 (+13%)	6mo	$185,000	$111	40
508 Monroe Dr NW	0.51mi	3/2.0 (+1)	1,284 (-13%)	16mo	$183,000	$143	32

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: 56.8%
• Equity multiple: 3.57×
• Total profit: $36,015
• Equity at exit: $7,455

10-year hold

• IRR: 62.3%
• Equity multiple: 7.74×
• Total profit: $94,362
• Equity at exit: $4,323

Cash invested: $14,000 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,228 high
• Mortgage (P&I): −$262
• Tax from tax record: −$27 /mo · $323/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $660

Break-even live

Break-even rent $392

Max offer price $50,000

Occupancy floor 41%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 8th Ave NW Decatur, AL	3.0	1.0	973	$1,125	$1.16	43d	1	0.20mi
225 5th Ave NW Decatur, AL	3.0	2.0	1496	$1,300	$0.87	43d	1	0.25mi
604 Alma St NW Decatur, AL	3.0	2.0	1350	$1,325	$0.98	21d	1	0.61mi
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	0.85mi
1050 Harborview Dr NE Decatur, AL	1.0–2.0	1.0–2.0	790	$1,305	$1.65	13d	7	0.85mi
213 Wilson St NE Unit 2 Decatur, AL	2.0	1.0	975	$875	$0.90	23d	1	0.93mi
213 Wilson St NE Unit 4 Decatur, AL	2.0	1.0	975	$700	$0.72	23d	1	0.93mi
818 Grant St SE Decatur, AL	2.0	1.0	910	$1,300	$1.43	43d	1	1.28mi
603 Prospect Dr SE Decatur, AL	3.0	1.0	1362	$1,795	$1.32	43d	1	1.30mi
1504 Faye St SW Decatur, AL	3.0	2.0	1200	$1,450	$1.21	43d	1	1.35mi
315 Hillside Rd SW Decatur, AL	3.0	1.5	1344	$1,400	$1.04	43d	1	1.35mi
1018 Grant St SE Unit 1018-4 Decatur, AL	2.0	1.0	890	$775	$0.87	43d	1	1.41mi
1018 Grant St SE Unit 1026-4 Decatur, AL	2.0	1.0	890	$800	$0.90	43d	1	1.42mi

Listing history 1 events

1. 2026-05-23
   listed $50,000 Active

ⓘ 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: $323 · $27/mo
• Projected year-2 tax: $323 · $27/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $14,730
• − Mortgage interest: −$2,801
• − Property taxes: −$323
• − Insurance: −$250
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$1,455
• Taxable income: $7,545
• Est. tax owed @ 24.0%: −$1,811
• After-tax cash flow: $6,107/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

1 event — show timeline

• 2026-05-23 Listed $50,000 VMLS

Property tax history

+1.6%/yr

Latest (2025): $323 · +0.0% YoY. Source: county tax records.