101 E Lamar Ave · Tuscumbia, AL 35674

$97,200

2 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 304 Days on market

Built 1950 6,534 sqft lot $75/sqft · 30% below area Est $139k · 30% under ↓ 22% since listing

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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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

~ALL REASONABLE OFFERS WILL BE CONSIDERED / MOTIVATED SELLERS~ Tuscumbia in Valdosta - Investor Special or low cost for price conscience individuals - This one would be really easy to remodel, but it is also livable as it is. It features 2 bedrooms and 1 bath. The kitchen is large for this sized home. You'll also have a dining room and a living room. The den can be entered from the side of the home. This home can also be considered a blank canvas, your possibilities are abundant. Easy access underneath, with a half basement for ease in adding ductwork or any other upgrades wanted or needed. ALL appliances convey with the home, including washer and dryer & a deep freezer at no additional cost to the buyer. This home will probably be snapped up really fast, come on and get it! * This home is being sold in "AS IS" condition. * * Buyer to verify all information.

Key facts

• Den entry from side
• Living room
• Large kitchen

Tags

• LARGE KITCHEN
• DINING ROOM
• LIVING ROOM
• DEN ENTRY FROM SIDE
• HALF BASEMENT
• ALL APPLIANCES CONVEY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.4% in Tuscumbia — 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 65/100 on livability (#122 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools D-, amenities F.
• Tuscumbia City (suburban): math 18% / reading 41% proficiency, ranked #72 of 129 in AL (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 224 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $672 of loan paydown is wiped out by about $3k 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 304 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $85,536 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 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 1950 — 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. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.31%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $138,926
• List price: $97,200
• Delta: -30.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 Frankfort Rd	0.09mi	3/2.0 (+1)	1,375 (+6%)	4mo	$125,000	$91	73
101 W Lamar Ave	0.09mi	3/1.0 (+1)	1,145 (-12%)	2mo	$124,000	$108	70
803 Tipton Dr	0.27mi	3/2.0 (+1)	1,260 (-3%)	11mo	$218,000	$173	65
1402 Vista Cir	0.56mi	3/1.5 (+1)	1,288 (-1%)	8mo	$155,000	$120	59
15 Sadie Ln	0.40mi	3/2.0 (+1)	1,400 (+8%)	4mo	$279,900	$200	56
1412 Greenbrier Dr	0.54mi	3/2.0 (+1)	1,347 (+4%)	8mo	$208,000	$154	52
1307 Calhoun St	0.58mi	3/1.5 (+1)	1,341 (+4%)	11mo	$196,000	$146	51
1009 Eastman Ave	0.57mi	3/1.5 (+1)	1,200 (-7%)	6mo	$180,000	$150	49
1407 Greenbrier Dr	0.60mi	3/2.0 (+1)	1,340 (+3%)	11mo	$210,000	$157	48
606 S Hudson St	0.35mi	3/2.0 (+1)	1,450 (+12%)	14mo	$200,000	$138	43
1309 Tennessee St	0.57mi	3/1.5 (+1)	1,161 (-10%)	12mo	$169,900	$146	39
1206 Cossey Dr	0.74mi	3/2.0 (+1)	1,400 (+8%)	17mo	$192,500	$138	29

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-6,623
• Equity at exit: $14,493

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $6,030
• Equity at exit: $8,404

Cash invested: $27,216 (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 35674

• Home prices YoY: -28.4%
• Active inventory: 224
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$510
• Tax est. 1.5%: −$122 /mo · $1,458/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $143

Break-even live

Break-even rent $850

Max offer price $97,200

Occupancy floor 81%

Sensitivity live

Price	-10% $210	-5% $177	+0% $143	+5% $109	+10% $76
Rent	-10% $62	-5% $102	+0% $143	+5% $184	+10% $225
Rate	-1.0pp $192	-0.5pp $168	base $143	+0.5pp $118	+1.0pp $92

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: $24,300
• Closing costs: $2,916
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Harrison Dr Tuscumbia, AL	1.0–2.0	1.0–2.0	985	$1,050	$1.07	44d	5	1.46mi

Listing history 21 events

1. 2026-06-21
   days on market $97,200 Active 304 DOM
2. 2026-06-19
   days on market $97,200 Active 302 DOM
3. 2026-06-18
   days on market $97,200 Active 301 DOM
4. 2026-06-17
   days on market $97,200 Active 300 DOM
5. 2026-06-16
   days on market $97,200 Active 299 DOM
6. 2026-06-15
   days on market $97,200 Active 298 DOM
7. 2026-06-14
   days on market $97,200 Active 296 DOM
8. 2026-06-13
   pricedays on market $97,200 Active 295 DOM
9. 2026-06-10
   days on market $97,500 Active 293 DOM
10. 2026-06-09
    days on market $97,500 Active 292 DOM
11. 2026-06-08
    days on market $97,500 Active 291 DOM
12. 2026-06-07
    days on market $97,500 Active 290 DOM
13. 2026-06-05
    days on market $97,500 Active 287 DOM
14. 2026-06-03
    days on market $97,500 Active 286 DOM
15. 2026-06-02
    days on market $97,500 Active 285 DOM
16. 2026-06-01
    days on market $97,500 Active 284 DOM
17. 2026-05-31
    days on market $97,500 Active 283 DOM
18. 2026-05-30
    days on market $97,500 Active 282 DOM
19. 2026-02-21
    price $97,500 890-char remark

    Show marketing remark (890 chars)

    ~ALL REASONABLE OFFERS WILL BE CONSIDERED / MOTIVATED SELLERS~ Tuscumbia in Valdosta - Investor Special or low cost for price conscience individuals - This one would be really easy to remodel, but it is also livable as it is. It features 2 bedrooms and 1 bath. The kitchen is large for this sized home. You'll also have a dining room and a living room. The den can be entered from the side of the home. This home can also be considered a blank canvas, your possibilities are abundant. Easy access underneath, with a half basement for ease in adding ductwork or any other upgrades wanted or needed. ALL appliances convey with the home, including washer and dryer & a deep freezer at no additional cost to the buyer. This home will probably be snapped up really fast, come on and get it! * This home is being sold in "AS IS" condition. * * Buyer to verify all information.

20. 2025-09-30
    price $113,900 890-char remark

    Show marketing remark (890 chars)

    ~ALL REASONABLE OFFERS WILL BE CONSIDERED / MOTIVATED SELLERS~ Tuscumbia in Valdosta - Investor Special or low cost for price conscience individuals - This one would be really easy to remodel, but it is also livable as it is. It features 2 bedrooms and 1 bath. The kitchen is large for this sized home. You'll also have a dining room and a living room. The den can be entered from the side of the home. This home can also be considered a blank canvas, your possibilities are abundant. Easy access underneath, with a half basement for ease in adding ductwork or any other upgrades wanted or needed. ALL appliances convey with the home, including washer and dryer & a deep freezer at no additional cost to the buyer. This home will probably be snapped up really fast, come on and get it! * This home is being sold in "AS IS" condition. * * Buyer to verify all information.

21. 2025-08-20
    listed $124,777 Active 890-char remark

    Show marketing remark (890 chars)

    ~ALL REASONABLE OFFERS WILL BE CONSIDERED / MOTIVATED SELLERS~ Tuscumbia in Valdosta - Investor Special or low cost for price conscience individuals - This one would be really easy to remodel, but it is also livable as it is. It features 2 bedrooms and 1 bath. The kitchen is large for this sized home. You'll also have a dining room and a living room. The den can be entered from the side of the home. This home can also be considered a blank canvas, your possibilities are abundant. Easy access underneath, with a half basement for ease in adding ductwork or any other upgrades wanted or needed. ALL appliances convey with the home, including washer and dryer & a deep freezer at no additional cost to the buyer. This home will probably be snapped up really fast, come on and get it! * This home is being sold in "AS IS" condition. * * Buyer to verify all information.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,377
• − Mortgage interest: −$5,445
• − Property taxes: −$1,458
• − Insurance: −$486
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$2,828
• Taxable income: $180
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $1,674/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: Tuscumbia City
• NCES district ID: 0103420
• Math proficiency: 18% ▼ -24.00%
• Reading proficiency: 41% ▼ -7.00%
• Median HH income: $39,168
• Composite: 24.66/100
• National rank: #7619
• State rank: #72 of 129 in AL

Livability — Tuscumbia

• Score: 65/100
• State rank: #122
• US rank: #12659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tuscumbia, AL
• County: Colbert County · 20,176 people
• City population: 20,176
• Metro: Florence-Muscle Shoals, AL
• Population (ZIP): 20,176
• Household income: $64,706
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 372.0

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 (82%)
• Race & ethnicity: White 82% Black 11% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -68.06%
• Current HPI: 171.9693
• Rent YoY: —
• Metro: Florence-Muscle Shoals, 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

-21.9% since first listed

3 events — show timeline

• 2026-02-21 Price Changed $97,500 SAARMLS
• 2025-09-30 Price Changed $113,900 SAARMLS
• 2025-08-20 Listed $124,777 SAARMLS

Property tax history

+3.4%/yr

Latest (2014): $171 · +3.4% YoY. Source: county tax records.