204 Ashurst Ave · Tallassee, AL 36078

$123,000

2 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 149 Days on market

Built 1900 10,454 sqft lot $92/sqft · at area comps Est $123k · 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 +21.7/30.0
• ARV discount +7.7/15.0
• DSCR +6.9/10.0
• 1% rule +4.3/10.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Classic Charm - Move in Ready! This beautiful home flows nicely from room to room, with a lot of Natural Light. This Vinyl Sided Home is in a great location. Walking distance to City Pool, fields and tennis courts! Inside features two spacious bedrooms, full bathroom and hardwood floors throughout the home. The Livingroom and Master bedroom have the fireplace mantles which is a very nice feature. Kitchen is a good size with plenty of cabinet space - this will need a refrigerator (owner taking). Laundry room is a very good size and does have some storage space (owner taking). Storm windows (2 years) insulated attic and barrier under home of conventional - crawl space goes throughout. Outside deck is approximately a year old along with side rails and side rails on back door. Also includes 10x12 Out Building and Double Wide Carport. MUST HAVE APPOINTMENT AT LEAST DAY NOTICE UNDER NO FAULT OF ITS OWN THIS CHARMING HOME IS BACK ON MARKET

Key facts

• Vinyl sided home
• Laundry room
• Fireplace mantles

Tags

• VINYL SIDED HOME
• WALKING DISTANCE TO CITY POOL
• HARDWOOD FLOORS
• FIREPLACE MANTLES
• PLENTY OF CABINET SPACE
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $189 ($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 $115k (6.5% below list).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.0% in Tallassee — 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 56/100 on livability (#418 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Tallassee City (rural): math 23% / reading 40% proficiency, ranked #60 of 129 in AL (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 113 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 218 units permitted in Tallapoosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $850 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tallapoosa County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 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 1900 — 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. 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?
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: 0.93% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

• ARV (median comp): $123,472
• List price: $123,000
• Delta: -0.38%
• 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
112 Freeman Ave	0.20mi	3/1.0 (+1)	1,248 (-7%)	2mo	$150,000	$120	72
405 4th St	0.24mi	2/2.0	1,284 (-4%)	8mo	$85,000	$66	71
310 Redden Ave	0.38mi	2/1.0	1,392 (+4%)	8mo	$133,000	$96	70
209 Central Blvd	0.11mi	2/1.5	1,276 (-5%)	21mo	$125,000	$98	68
110 N Ashurst Ave	0.14mi	2/2.0	1,233 (-8%)	11mo	$120,000	$97	67
406 Central Blvd	0.21mi	3/2.0 (+1)	1,239 (-8%)	13mo	$103,000	$83	58
310 Riverside Ave	0.24mi	2/1.0	1,189 (-11%)	16mo	$127,000	$107	56
23 Paxton Dr	0.25mi	2/1.0	1,465 (+9%)	20mo	$80,000	$55	56
405 Powers Ave	0.20mi	3/2.0 (+1)	1,479 (+10%)	15mo	$155,000	$105	52
508 Riverside Ave	0.39mi	3/1.5 (+1)	1,487 (+11%)	5mo	$187,500	$126	52
14 Alber Dr	0.39mi	2/2.0	1,184 (-12%)	14mo	$125,000	$106	46
660 Powers Ext	0.47mi	3/2.0 (+1)	1,468 (+10%)	20mo	$208,000	$142	37

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-7,936
• Equity at exit: $18,340

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $8,360
• Equity at exit: $10,635

Cash invested: $34,440 (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 36078

• Home prices YoY: -21.3%
• Active inventory: 113
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$645
• Tax from tax record: −$23 /mo · $275/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $189

Break-even live

Break-even rent $910

Max offer price $123,000

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 S Tallassee Dr Tallassee, AL	2.0	1.0	1260	$1,150	$0.91	20d	1	0.53mi

Listing history 19 events

1. 2026-06-19
   days on market $123,000 Active 149 DOM
2. 2026-06-18
   days on market $123,000 Active 148 DOM
3. 2026-06-17
   days on market $123,000 Active 147 DOM
4. 2026-06-16
   days on market $123,000 Active 146 DOM
5. 2026-06-15
   days on market $123,000 Active 145 DOM
6. 2026-06-14
   days on market $123,000 Active 143 DOM
7. 2026-06-12
   days on market $123,000 Active 142 DOM
8. 2026-06-09
   days on market $123,000 Active 139 DOM
9. 2026-06-08
   days on market $123,000 Active 138 DOM
10. 2026-06-07
    pricedays on market $123,000 Active 137 DOM
11. 2026-06-05
    days on market $125,000 Active 136 DOM
12. 2026-06-04
    days on market $125,000 Active 134 DOM
13. 2026-06-02
    days on market $125,000 Active 133 DOM
14. 2026-06-01
    days on market $125,000 Active 132 DOM
15. 2026-05-31
    days on market $125,000 Active 131 DOM
16. 2026-05-31
    days on market $125,000 Active 130 DOM
17. 2026-05-11
    status Active 951-char remark

    Show marketing remark (951 chars)

    Classic Charm - Move in Ready! This beautiful home flows nicely from room to room, with a lot of Natural Light. This Vinyl Sided Home is in a great location. Walking distance to City Pool, fields and tennis courts! Inside features two spacious bedrooms, full bathroom and hardwood floors throughout the home. The Livingroom and Master bedroom have the fireplace mantles which is a very nice feature. Kitchen is a good size with plenty of cabinet space - this will need a refrigerator (owner taking). Laundry room is a very good size and does have some storage space (owner taking). Storm windows (2 years) insulated attic and barrier under home of conventional - crawl space goes throughout. Outside deck is approximately a year old along with side rails and side rails on back door. Also includes 10x12 Out Building and Double Wide Carport. MUST HAVE APPOINTMENT AT LEAST DAY NOTICE UNDER NO FAULT OF ITS OWN THIS CHARMING HOME IS BACK ON MARKET

18. 2026-04-29
    status Pending 951-char remark

    Show marketing remark (951 chars)

    Classic Charm - Move in Ready! This beautiful home flows nicely from room to room, with a lot of Natural Light. This Vinyl Sided Home is in a great location. Walking distance to City Pool, fields and tennis courts! Inside features two spacious bedrooms, full bathroom and hardwood floors throughout the home. The Livingroom and Master bedroom have the fireplace mantles which is a very nice feature. Kitchen is a good size with plenty of cabinet space - this will need a refrigerator (owner taking). Laundry room is a very good size and does have some storage space (owner taking). Storm windows (2 years) insulated attic and barrier under home of conventional - crawl space goes throughout. Outside deck is approximately a year old along with side rails and side rails on back door. Also includes 10x12 Out Building and Double Wide Carport. MUST HAVE APPOINTMENT AT LEAST DAY NOTICE UNDER NO FAULT OF ITS OWN THIS CHARMING HOME IS BACK ON MARKET

19. 2026-01-07
    listed $125,000 Active 951-char remark

    Show marketing remark (951 chars)

    Classic Charm - Move in Ready! This beautiful home flows nicely from room to room, with a lot of Natural Light. This Vinyl Sided Home is in a great location. Walking distance to City Pool, fields and tennis courts! Inside features two spacious bedrooms, full bathroom and hardwood floors throughout the home. The Livingroom and Master bedroom have the fireplace mantles which is a very nice feature. Kitchen is a good size with plenty of cabinet space - this will need a refrigerator (owner taking). Laundry room is a very good size and does have some storage space (owner taking). Storm windows (2 years) insulated attic and barrier under home of conventional - crawl space goes throughout. Outside deck is approximately a year old along with side rails and side rails on back door. Also includes 10x12 Out Building and Double Wide Carport. MUST HAVE APPOINTMENT AT LEAST DAY NOTICE UNDER NO FAULT OF ITS OWN THIS CHARMING HOME IS BACK ON MARKET

ⓘ 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: $275 · $23/mo
• Projected year-2 tax: $504 · $42/mo
• Expected delta: +$230/yr (+$19/mo · 83.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,800
• − Mortgage interest: −$6,890
• − Property taxes: −$275
• − Insurance: −$615
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$3,578
• Taxable income: $234
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $2,216/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: Tallassee City
• NCES district ID: 0103240
• Math proficiency: 23% ▼ -22.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $46,393
• Composite: 27.03/100
• National rank: #7055
• State rank: #60 of 129 in AL

Livability — Tallassee

• Score: 56/100
• State rank: #418
• US rank: #22846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tallassee, AL
• Population (ZIP): 13,460

Population outlook (Tallapoosa County) Hauer SSP2

• Today (2025): 38,909 people
• By 2030: 37,413 · -3.8%
• By 2040: 33,935 · -12.8%
• By 2050: 30,467 · -21.7%
• By 2075: 22,716 · -41.6%
• By 2100: 15,167 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 18% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Tallapoosa

• 2024 margin: Solid R (+49.6) · D 24.9% · R 74.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -36.5pp · 2024: -49.6pp
• All cycles: 2024: R+49.6 2020: R+43.4 2016: R+41.6 2012: R+32.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.68%
• Current HPI: 179.7258
• 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

3 events — show timeline

• 2026-05-11 Relisted — MAAR
• 2026-04-29 Pending — MAAR
• 2026-01-07 Listed $125,000 MAAR

Property tax history

-3.1%/yr

Latest (2025): $275 · +0.4% YoY. Source: county tax records.