1910 Railroad Ave · Tuskegee, AL 36083

$50,000

4 bd · 3.0 ba · 2,063 sqft · SingleFamily · 123 Days on market

Built 1986 Poor condition 0.47 ac lot $24/sqft · 58% below area

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +6.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Schools +0.7/10.0

Listing remarks MLS

Calling all investors and renovation enthusiasts! This spacious 4-bedroom, 3-bath, two-story home at 1910 Railroad Ave, Tuskegee, AL 36083 is full of potential and ready for your vision. With generous square footage and a flexible layout, this property offers the perfect canvas for a full renovation, rental conversion, or resale project. The home features multiple bedrooms and bathrooms across two levels, providing ample space for families or future tenants. Once updated, it has strong potential as a primary residence, income-producing rental, or fix-and-flip investment. Conveniently located in Tuskegee, the property offers access to local amenities, schools, and major roadways. Bring your contractor and imagination—this is a value-add opportunity you don’t want to miss. Sold as-is. Great potential for investors, flippers, or buyers looking to customize a home to their taste.

Key facts

• 0.47 acre lot
• Garage
• Built 1986

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $50k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($600 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 7.3% in Tuskegee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 57/100 on livability (#375 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Macon County (town): math 2% / reading 17% proficiency, ranked #123 of 129 in AL (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5 units permitted in Macon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($346 loan paydown + $986 appreciation (2.0% local appreciation)).
• Macon County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $37k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 F-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: 1.20% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.01%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $119,448
• List price: $50,000
• Delta: -58.14%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 N Marable Dr	0.58mi	3/3.0 (-1)	2,083 (+1%)	10mo	$185,000	$89	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 1.82×
• Total profit: $11,548
• Equity at exit: $19,645

10-year hold

• IRR: 17.8%
• Equity multiple: 3.37×
• Total profit: $33,123
• Equity at exit: $28,232

Cash invested: $14,000 (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 36083

• Home prices YoY: 1.4%
• Active inventory: 47
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $600 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$126
• Net cashflow: $128

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 74%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2802 Auburn St Tuskegee, AL	3.0	2.0	1458	$600	$0.41	43d	1	1.23mi

Listing history 24 events

1. 2026-06-19
   days on market $50,000 Active 123 DOM
2. 2026-06-18
   days on market $50,000 Active 122 DOM
3. 2026-06-17
   days on market $50,000 Active 121 DOM
4. 2026-06-16
   days on market $50,000 Active 120 DOM
5. 2026-06-15
   days on market $50,000 Active 119 DOM
6. 2026-06-14
   days on market $50,000 Active 117 DOM
7. 2026-06-13
   days on market $50,000 Active 116 DOM
8. 2026-06-10
   days on market $50,000 Active 114 DOM
9. 2026-06-09
   days on market $50,000 Active 113 DOM
10. 2026-06-08
    days on market $50,000 Active 112 DOM
11. 2026-06-07
    days on market $50,000 Active 111 DOM
12. 2026-06-05
    days on market $50,000 Active 108 DOM
13. 2026-06-02
    days on market $50,000 Active 106 DOM
14. 2026-06-01
    days on market $50,000 Active 105 DOM
15. 2026-05-31
    days on market $50,000 Active 104 DOM
16. 2026-05-30
    days on market $50,000 Active 103 DOM
17. 2026-02-16
    listed $50,000 Active 900-char remark

    Show marketing remark (900 chars)

    Calling all investors and renovation enthusiasts! This spacious 4-bedroom, 3-bath, two-story home at 1910 Railroad Ave, Tuskegee, AL 36083 is full of potential and ready for your vision. With generous square footage and a flexible layout, this property offers the perfect canvas for a full renovation, rental conversion, or resale project. The home features multiple bedrooms and bathrooms across two levels, providing ample space for families or future tenants. Once updated, it has strong potential as a primary residence, income-producing rental, or fix-and-flip investment. Conveniently located in Tuskegee, the property offers access to local amenities, schools, and major roadways. Bring your contractor and imagination—this is a value-add opportunity you don’t want to miss. Sold as-is. Great potential for investors, flippers, or buyers looking to customize a home to their taste.

18. 2024-10-02
    listed $46,000 Active
19. 2022-12-29
    soldstatus $37,000 Closed
20. 2022-12-09
    status Pending
21. 2022-11-10
    price $45,000
22. 2022-06-12
    listed $65,000 Active
23. 2017-04-20
    soldstatus $7,500
24. 2016-10-28
    listed $14,900

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

Taxation est. · year 1

• Rental income: $7,200
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$576
• − Management: −$576
• − Depreciation: −$1,455
• Taxable income: $793
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $1,351/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations to bring it up to modern standards, with a focus on the kitchen and bathrooms. Improvements will significantly enhance its value for resale or rental.

Repairs flagged

• Major Kitchen cabinets — Severe wear and tear
• Major Kitchen countertops — Severe wear and tear
• Major Kitchen flooring — Severe wear and tear
• Major Bath fixtures — Severe wear and tear
• Major Bath flooring — Severe wear and tear
• Major Roof — Rusty metal roof
• Major Exterior siding — Weathered and peeling
• Major Windows — Worn window frames and screens
• Major HVAC/mechanicals — No visible damage

Value-add opportunities

• Both Kitchen renovation — Modernizing the kitchen will improve both resale and rental value
• Both Bathroom renovation — Modernizing the bathrooms will improve both resale and rental value
• Both Exterior painting and landscaping — A fresh coat of paint and landscaping will improve curb appeal and both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Severe wear and tear	Major	$15,000–50,000
Kitchen countertops · Severe wear and tear	Major	$15,000–50,000
Kitchen flooring · Severe wear and tear	Major	$15,000–50,000
Bath fixtures · Severe wear and tear	Major	$15,000–50,000
Bath flooring · Severe wear and tear	Major	$15,000–50,000
Roof · Rusty metal roof	Major	$15,000–50,000
Exterior siding · Weathered and peeling	Major	$15,000–50,000
Windows · Worn window frames and screens	Major	$15,000–50,000
HVAC/mechanicals · No visible damage	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both Kitchen renovation — Modernizing the kitchen will improve both resale and rental value ↑
• Both Bathroom renovation — Modernizing the bathrooms will improve both resale and rental value ↑
• Both Exterior painting and landscaping — A fresh coat of paint and landscaping will improve curb appeal and both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Macon County
• NCES district ID: 0102190
• Math proficiency: 2% ▼ -18.00%
• Reading proficiency: 17% ▼ -8.00%
• Median HH income: $30,012
• Composite: 7.24/100
• National rank: #9958
• State rank: #123 of 129 in AL

Livability — Tuskegee

• Score: 57/100
• State rank: #375
• US rank: #21590

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tuskegee, AL
• City population: 3,493
• Population (ZIP): 9,355

Population outlook (Macon County) Hauer SSP2

• Today (2025): 15,805 people
• By 2030: 14,101 · -10.8%
• By 2040: 11,244 · -28.9%
• By 2050: 9,088 · -42.5%
• By 2075: 6,606 · -58.2%
• By 2100: 6,309 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (84%)
• Race & ethnicity: Black 84% White 12% Two or more races 3%
• Common ancestry: Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Macon

• 2024 margin: Solid D (+56.3) · D 77.8% · R 21.5%
• 2008→2024 swing: -17.8pp toward R · 2008: 74.0pp · 2024: 56.3pp
• All cycles: 2024: D+56.3 2020: D+63.8 2016: D+66.8 2012: D+74.4 2008: D+74.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.97%
• Current HPI: 138.7996
• 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

+235.6% since first listed

8 events — show timeline

• 2026-02-16 Listed $50,000 LCMLS
• 2024-10-02 Listed $46,000 MAAR
• 2022-12-29 Sold (MLS) $37,000 LCMLS
• 2022-12-09 Pending — LCMLS
• 2022-11-10 Price Changed $45,000 LCMLS
• 2022-06-12 Listed $65,000 LCMLS
• 2017-04-20 Sold (MLS) $7,500 MAAR
• 2016-10-28 Listed $14,900 MAAR