1907 7th St SE · Decatur, AL 35601

$109,900

3 bd · 2.0 ba · 748 sqft · SingleFamily public records · 23 Days on market

Built 1950 8,000 sqft lot Est $124k · 11% under

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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 +26.1/30.0
• ARV discount +12.7/15.0
• DSCR +8.8/10.0
• 1% rule +5.7/10.0
• 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

Add your exterior touches to this affordable 3 bed, 2 bath home. The inside was rehabbed at some point in the recent past with modern paint, updated flooring, and light/plumbing fixtures. This one has the makings of a good rental investment or personal residence, take a look today!

Key facts

• 8,000 sq ft lot
• Built 1950
• Listed 22 days

Property features AI

Finance

• Other: Directions available: 6th Avenue, turn east onto 8th St, left onto 19th Avenue, right at 7th St — house on right
• HOA & community: No homeowners association; Subdivision: Enolam Oaks

Exterior

• Parking: Concrete driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story home; Built in 1950; Residential property
• Construction: No fireplaces
• Exterior features: Public water; Public sewer; Lot approximately 64 x 125

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: 6 total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Oak Park Elementary School (math 8% / reading 32%, grade F, #457 of 627 statewide, top 74%, 503 students, 84% FRL); Decatur Middle School (math 17% / reading 36%, grade F, #150 of 257 statewide, top 60%, 815 students, 77% FRL); Decatur High School (math 27% / reading 27%, grade F, #90 of 305 statewide, top 35%, 1,040 students, 67% FRL) — zoned schools average 76% FRL vs 57% district-wide (19 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; 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 $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago 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.
• Current owner paid $46k; list at $110k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.78%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $124,168
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1203 20th Ave SE	0.18mi	2/1.0 (-1)	724 (-3%)	1mo	$119,900	$166	77
1216 20th Ave SE	0.24mi	2/1.0 (-1)	750 (+0%)	4mo	$90,000	$120	76
1209 Seton Ave SE	0.23mi	2/1.0 (-1)	720 (-4%)	0mo	$100,000	$139	74
1207 Seton Ave SE	0.22mi	2/1.0 (-1)	720 (-4%)	8mo	$125,000	$174	68
1202 Broadus Ave	0.16mi	2/1.0 (-1)	836 (+12%)	6mo	$128,000	$153	59
1605 Jackson St SE	0.70mi	2/1.0 (-1)	792 (+6%)	8mo	$139,900	$177	42
1800 Wadsworth St SE	0.55mi	2/1.0 (-1)	839 (+12%)	20mo	$150,000	$179	28

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,425
• Equity at exit: $16,386

10-year hold

• IRR: 9.3%
• Equity multiple: 1.77×
• Total profit: $23,652
• Equity at exit: $9,502

Cash invested: $30,772 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $210

Break-even live

Break-even rent $915

Max offer price $109,900

Occupancy floor 77%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $109,900 Active 23 DOM
2. 2026-06-18
   days on market $109,900 Active 22 DOM
3. 2026-06-17
   days on market $109,900 Active 21 DOM
4. 2026-06-16
   days on market $109,900 Active 20 DOM
5. 2026-06-15
   days on market $109,900 Active 19 DOM
6. 2026-06-14
   days on market $109,900 Active 17 DOM
7. 2026-06-13
   days on market $109,900 Active 16 DOM
8. 2026-06-10
   days on market $109,900 Active 14 DOM
9. 2026-06-09
   days on market $109,900 Active 13 DOM
10. 2026-06-08
    days on market $109,900 Active 12 DOM
11. 2026-06-07
    days on market $109,900 Active 11 DOM
12. 2026-06-05
    days on market $109,900 Active 8 DOM
13. 2026-06-03
    days on market $109,900 Active 7 DOM
14. 2026-06-02
    days on market $109,900 Active 6 DOM
15. 2026-06-01
    days on market $109,900 Active 5 DOM
16. 2026-05-31
    days on market $109,900 Active 4 DOM
17. 2026-05-30
    days on market $109,900 Active 3 DOM
18. 2026-05-27
    listed $109,900 Active
19. 2026-04-18
    historical $1,345
20. 2026-02-09
    listed $1,345
21. 2025-09-25
    historical $1,400
22. 2025-09-22
    listed $149,900 Active
23. 2025-05-09
    listed $1,400
24. 2025-05-09
    historical $1,400
25. 2025-05-01
    price $1,400
26. 2025-04-03
    price $1,425
27. 2025-02-27
    listed $1,445
28. 2024-02-07
    historical $1,295
29. 2023-11-23
    listed $1,295
30. 2018-11-26
    soldstatus $45,500
31. 2018-06-22
    soldstatus $28,000
32. 2008-07-23
    soldstatus $6,500
33. 2000-04-10
    soldstatus $26,500

ⓘ 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: $413 · $34/mo
• Projected year-2 tax: $451 · $38/mo
• Expected delta: +$37/yr (+$3/mo · 9.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 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: $14,171
• − Mortgage interest: −$6,156
• − Property taxes: −$413
• − Insurance: −$1,347
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$3,197
• Taxable income: $791
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $2,330/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

+314.7% since first listed

16 events — show timeline

• 2026-05-27 Listed $109,900 VMLS
• 2026-04-18 Rental Removed $1,345 APPFOLIO
• 2026-02-09 Listed for Rent $1,345 APPFOLIO
• 2025-09-25 Rental Removed $1,400 VMLS
• 2025-09-22 Listed $149,900 VMLS
• 2025-05-09 Listed for Rent $1,400 VMLS
• 2025-05-09 Rental Removed $1,400 APPFOLIO
• 2025-05-01 Price Changed $1,400 APPFOLIO
• 2025-04-03 Price Changed $1,425 APPFOLIO
• 2025-02-27 Listed for Rent $1,445 APPFOLIO
• 2024-02-07 Rental Removed $1,295 APPFOLIO
• 2023-11-23 Listed for Rent $1,295 APPFOLIO
• 2018-11-26 Sold (Public Records) $45,500 Public Records
• 2018-06-22 Sold (Public Records) $28,000 Public Records
• 2008-07-23 Sold (Public Records) $6,500 Public Records
• 2000-04-10 Sold (Public Records) $26,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $413 · +0.0% YoY. Source: county tax records.