1713 Cagle Ave SW · Decatur, AL 35601

$165,000

3 bd · 1.0 ba · 1,469 sqft · SingleFamily public records · 14 Days on market

Built 1962 Est $194k · 15% under

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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 +18.0/30.0
• ARV discount +14.2/15.0
• DSCR +5.6/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home needs TLC. Would make a great rental or make it your own.

Key facts

• Built 1962
• Listed 14 days

Property features AI

Finance

• Other: Living area about 1,625 square feet
• HOA & community: No homeowners association; Subdivision: Greenacres

Exterior

• Parking: Concrete driveway
• Utilities: Public water service; Public sewer
• Home design: Single-family residence; One-story home; Built in 1962; Brick construction
• Construction: Brick exterior; Built in 1962
• Exterior features: Public water; Public sewer; Lot dimensions approximately 100 x 189 x 118 x 194

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crawl space foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $141 ($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 $141k (14.6% below list).
• Recommended offer: $141k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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); 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) — zoned schools average 77% FRL vs 57% district-wide (21 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; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 84% 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 33% 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 $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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $74k; list at $165k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $140,922 (14.6% below list)

Questions for the listing agent

1. Built in 1962 — 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: 0.85% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $193,908
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1626 Danville Rd SW	0.07mi	3/1.0	1,326 (-10%)	3mo	$125,000	$94	78
1704 Betty St SW	0.42mi	4/2.0 (+1)	1,466 (-0%)	3mo	$220,000	$150	69
1615 7th Ave SW	0.33mi	3/2.0	1,329 (-10%)	0mo	$176,000	$132	64
1820 Runnymead Ave SW	0.64mi	3/2.0	1,508 (+3%)	3mo	$215,000	$143	59
1312 SW Cloverdale Ave	0.53mi	3/1.5	1,350 (-8%)	1mo	$204,000	$151	59
416 Everett Dr SW	0.72mi	3/2.0	1,440 (-2%)	4mo	$182,619	$127	56
2261 Graham Ave SW	0.70mi	2/1.0 (-1)	1,412 (-4%)	2mo	$99,900	$71	54
946 Tracey Ln SW	0.65mi	3/2.0	1,583 (+8%)	1mo	$239,900	$152	52
1712 Vinca St SW	0.50mi	3/2.5	1,650 (+12%)	3mo	$215,000	$130	48
936 Tracey Ln SW	0.64mi	3/2.0	1,636 (+11%)	3mo	$240,000	$147	45
905 Cedar St SW	0.66mi	2/1.0 (-1)	1,281 (-13%)	4mo	$145,000	$113	40
304 Albert St SW	0.68mi	4/3.0 (+1)	1,676 (+14%)	1mo	$183,000	$109	31

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-15,414
• Equity at exit: $24,602

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $8,051
• Equity at exit: $14,266

Cash invested: $46,200 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$865
• Tax from tax record: −$38 /mo · $456/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $141

Break-even live

Break-even rent $1,230

Max offer price $165,000

Occupancy floor 85%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1518 15th Ave SW Decatur, AL	3.0	2.0	1440	$1,600	$1.11	43d	1	0.30mi
1805 8th Ave SW Decatur, AL	3.0	2.0	1725	$1,750	$1.01	43d	1	0.31mi
2019 Morgan Ave SW Decatur, AL	4.0	2.0	1064	$1,650	$1.55	43d	1	0.45mi
1806 Runnymead Ave SW Decatur, AL	2.0	2.0	900	$999	$1.11	13d	2	0.60mi
1602 Brookridge Dr SW Decatur, AL	1.0–2.0	1.0–2.0	797	$1,174	$1.47	43d	13	0.82mi
1321 Towerview St SW Decatur, AL	1.0–2.0	1.0	762	$964	$1.26	23d	3	0.94mi
1504 Faye St SW Decatur, AL	3.0	2.0	1200	$1,450	$1.21	43d	1	0.96mi
2500 Spring Ave SW Decatur, AL	1.0–2.0	1.0–2.0	825	$987	$1.20	43d	7	0.97mi
315 Hillside Rd SW Decatur, AL	3.0	1.5	1344	$1,400	$1.04	43d	1	1.03mi
1242 Beltline Rd SW Decatur, AL	1.0–3.0	1.0–2.0	1118	$1,150	$1.03	43d	5	1.05mi
2131 Westmead Dr SW Decatur, AL	2.0	1.5	1100	$1,100	$1.00	43d	1	1.07mi
2151 Westmead Dr SW Decatur, AL	2.0	2.5	1300	$1,445	$1.11	43d	1	1.11mi
2151 Westmead Dr SW Unit na Decatur, AL	2.0	1.5	1300	$1,445	$1.11	44d	1	1.11mi
2115 Central Pkwy SW Decatur, AL	1.0–3.0	1.0	821	$950	$1.16	43d	1	1.15mi
1607 Glenn St SW Apt 2 Decatur, AL	2.0	1.5	950	$1,100	$1.16	43d	1	1.17mi
206 Larkwood Dr SW Decatur, AL	4.0	2.0	1630	$1,500	$0.92	43d	1	1.22mi
201 Bluebird Ln SW Decatur, AL	2.0	1.0	950	$898	$0.94	43d	11	1.26mi
2025 Danville Park Dr SW Decatur, AL	1.0–2.0	1.0–2.0	938	$1,325	$1.41	23d	8	1.29mi
609 7th Ave SW Decatur, AL	4.0	2.0	1380	$1,425	$1.03	43d	1	1.48mi

Listing history 13 events

1. 2026-06-15
   status $165,000 Pending 14 DOM
2. 2026-06-15
   days on market $165,000 Active 14 DOM
3. 2026-06-14
   days on market $165,000 Active 12 DOM
4. 2026-06-13
   days on market $165,000 Active 11 DOM
5. 2026-06-10
   days on market $165,000 Active 9 DOM
6. 2026-06-09
   days on market $165,000 Active 8 DOM
7. 2026-06-08
   days on market $165,000 Active 7 DOM
8. 2026-06-07
   days on market $165,000 Active 6 DOM
9. 2026-06-05
   days on market $165,000 Active 3 DOM
10. 2026-06-03
    days on market $165,000 Active 2 DOM
11. 2026-06-03
    remarks 62-char remark
12. 2026-06-02
    remarks 42-char remark
13. 2026-06-02
    listed $165,000 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: $456 · $38/mo
• Projected year-2 tax: $677 · $56/mo
• Expected delta: +$221/yr (+$18/mo · 48.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 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: $16,911
• − Mortgage interest: −$9,243
• − Property taxes: −$456
• − Insurance: −$825
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$4,800
• Taxable loss: −$1,118
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $1,964/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

+122.5% since first listed

2 events — show timeline

• 2026-06-01 Listed $165,000 VMLS
• 2003-09-02 Sold (Public Records) $74,150 Public Records

Property tax history

+2.9%/yr

Latest (2025): $456 · +11.7% YoY. Source: county tax records.