605 Hill Ave · Muscle Shoals, AL 35661

$129,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 483 Days on market

Built 1958 10,019 sqft lot $139/sqft · 30% below area Est $187k · 30% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +11.0/30.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

. Drive by to see both of the houses. 605,607. These are Across Woodward Ave from Captain D's then behind the Days Inn hotel. houses are between Woodward and John R st. GREAT LOCATION!! SUPER CONVENIENT. Buy AS IS or negotiate to get more remodeling . 12/21/23 NEW WINDOWS, NEW FLOORING, NEW BATH, NEW KITCHEN CABINETS AND TOPS, FRESH PAINT, NEW LIGHTS. NEW ROOF . It also has an attached garage. If you want the Muscle Shoals school District this is in Muscle Shoals city Limits!! Drive by and check them out! Drive by and look around and if interested call to see it.

Key facts

• New bath
• Fresh paint
• New flooring

Tags

• NEW WINDOWS
• NEW FLOORING
• NEW BATH
• NEW KITCHEN CABINETS
• FRESH PAINT
• NEW LIGHTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-55 ($-655/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (30.8% below list).
• Recommended offer: $90k (30.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.6% in Muscle Shoals — 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 68/100 on livability (#68 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F.
• Muscle Shoals City (urban): math 42% / reading 60% proficiency, ranked #11 of 129 in AL (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mcbride Elementary School (math 46% / reading 67%, grade C+, #82 of 627 statewide, top 13%, 614 students, 47% FRL); Muscle Shoals Middle School (math 37% / reading 59%, grade C-, #29 of 257 statewide, top 12%, 648 students, 48% FRL); Muscle Shoals High School (math 47% / reading 42%, grade F, #22 of 305 statewide, top 8%, 853 students, 40% FRL) — zoned schools average 45% FRL vs 25% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 255 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 $898 of loan paydown is wiped out by about $4k 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 483 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,900 (30.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 483 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 12.0

CMA / ARV

• ARV (median comp): $186,606
• List price: $129,900
• Delta: -30.39%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Elmhurst Ave	0.22mi	3/1.0	900 (-4%)	8mo	$165,000	$183	76

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: -19.4%
• Equity multiple: 0.32×
• Total profit: $-24,596
• Equity at exit: $19,369

10-year hold

• IRR: -12.2%
• Equity multiple: 0.28×
• Total profit: $-26,174
• Equity at exit: $11,231

Cash invested: $36,372 (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 35661

• Active inventory: 255
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $899 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$29 /mo · $354/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $-55

Break-even live

Break-even rent $968

Max offer price $120,252

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-18	+0% $-55	+5% $-91	+10% $-128
Rent	-10% $-126	-5% $-90	+0% $-55	+5% $-19	+10% $16
Rate	-1.0pp $11	-0.5pp $-22	base $-55	+0.5pp $-88	+1.0pp $-123

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Brink Ct Sheffield, AL	2.0	2.0	1100	$899	$0.82	45d	5	1.36mi

Listing history 26 events

1. 2026-06-21
   days on market $129,900 Active 483 DOM
2. 2026-06-19
   days on market $129,900 Active 481 DOM
3. 2026-06-18
   days on market $129,900 Active 480 DOM
4. 2026-06-17
   days on market $129,900 Active 479 DOM
5. 2026-06-16
   days on market $129,900 Active 478 DOM
6. 2026-06-15
   days on market $129,900 Active 477 DOM
7. 2026-06-14
   days on market $129,900 Active 475 DOM
8. 2026-06-13
   days on market $129,900 Active 474 DOM
9. 2026-06-10
   days on market $129,900 Active 472 DOM
10. 2026-06-09
    days on market $129,900 Active 471 DOM
11. 2026-06-08
    days on market $129,900 Active 470 DOM
12. 2026-06-07
    days on market $129,900 Active 469 DOM
13. 2026-06-05
    days on market $129,900 Active 466 DOM
14. 2026-06-03
    days on market $129,900 Active 465 DOM
15. 2026-06-02
    days on market $129,900 Active 464 DOM
16. 2026-06-01
    days on market $129,900 Active 463 DOM
17. 2026-05-31
    days on market $129,900 Active 462 DOM
18. 2026-05-30
    days on market $129,900 Active 461 DOM
19. 2025-02-24
    listed $129,900 Active 571-char remark

    Show marketing remark (571 chars)

    . Drive by to see both of the houses. 605,607. These are Across Woodward Ave from Captain D's then behind the Days Inn hotel. houses are between Woodward and John R st. GREAT LOCATION!! SUPER CONVENIENT. Buy AS IS or negotiate to get more remodeling . 12/21/23 NEW WINDOWS, NEW FLOORING, NEW BATH, NEW KITCHEN CABINETS AND TOPS, FRESH PAINT, NEW LIGHTS. NEW ROOF . It also has an attached garage. If you want the Muscle Shoals school District this is in Muscle Shoals city Limits!! Drive by and check them out! Drive by and look around and if interested call to see it.

20. 2023-12-29
    status Active
21. 2023-12-24
    status Pending
22. 2023-12-22
    price $129,900
23. 2023-08-29
    status Active
24. 2023-08-19
    historical
25. 2023-05-31
    price $122,900
26. 2023-01-18
    listed $119,900 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: $354 · $29/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: +$179/yr (+$15/mo · 50.5%)

ⓘ 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 1/10 Low
• 🌡 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: $10,788
• − Mortgage interest: −$7,276
• − Property taxes: −$354
• − Insurance: −$650
• − Repairs & maintenance: −$863
• − Management: −$863
• − Depreciation: −$3,779
• Taxable loss: −$2,997
• Est. tax savings @ 24.0%: +$719
• After-tax cash flow: $64/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: Muscle Shoals City
• NCES district ID: 0102520
• Math proficiency: 42% ▼ -28.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $50,688
• Composite: 43.61/100
• National rank: #2969
• State rank: #11 of 129 in AL

Livability — Muscle Shoals

• Score: 68/100
• State rank: #68
• US rank: #9422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muscle Shoals, AL
• Population (ZIP): 18,957

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 (78%)
• Race & ethnicity: White 78% Black 14% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -103.94%
• Current HPI: 174.6414
• 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

+8.3% since first listed

8 events — show timeline

• 2025-02-24 Listed $129,900 SAARMLS
• 2023-12-29 Relisted — SAARMLS
• 2023-12-24 Pending — SAARMLS
• 2023-12-22 Price Changed $129,900 SAARMLS
• 2023-08-29 Relisted — SAARMLS
• 2023-08-19 Delisted — SAARMLS
• 2023-05-31 Price Changed $122,900 SAARMLS
• 2023-01-18 Listed $119,900 SAARMLS

Property tax history

+6.8%/yr

Latest (2025): $354 · +7.9% YoY. Source: county tax records.