207 Riverside Ave · Tallassee, AL 36078

$33,800

1 bd · 1.0 ba · 1,242 sqft · SingleFamily public records · 1 Days on market

Built 1900 9,147 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 207 Riverside Ave in Tallassee! This property is being sold AS IS, WHERE IS and offers potential for investors, renovators, or buyers looking for a project. Situated on a fully fenced lot, the property includes a metal storage building in the backyard, providing additional storage space and utility. The home currently features 1 bedroom and 1 bathroom but was originally configured as a 2-bedroom home, offering possibilities for restoration or reconfiguration. Extensive repairs and renovations are needed, making this an ideal opportunity for those looking to bring new life to a property. Located in an area where several homes have recently been improved, this property p

Key facts

• Fully fenced lot
• 9,147 sq ft lot
• Built 1900

Tags

• FULLY FENCED LOT
• METAL STORAGE BUILDING

Property features AI

Exterior

• Parking: Parking pad
• Home design: Single-family residence; Residential property
• Exterior features: 0.21-acre lot; Directions: From Hwy 63S, turn left on AL 229S, left on Little Rd, continue straight onto N Ann Ave, left onto AL 14E, left onto Freeman Ave, left on 2nd St/Redden Ave, right on Riverside Ave (look for sign on right)

Interior

• Interior features: On waterfront

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Cap rate 31.3% vs local median 4.0% in Tallassee — 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 56/100 on livability (#418 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Tallassee City (rural): math 23% / reading 40% proficiency, ranked #60 of 129 in AL (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 113 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 218 units permitted in Tallapoosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $234 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Tallapoosa County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; 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 $33,800

Questions for the listing agent

1. Built in 1900 — 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. 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?
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: 3.40% ✓
• Cap rate: 31.29%
• Cash-on-cash: 89.26%
• DSCR: 4.97
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $120,474
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Riverside Ave	0.12mi	2/1.0 (+1)	1,189 (-4%)	16mo	$127,000	$107	69
110 N Ashurst Ave	0.28mi	2/2.0 (+1)	1,233 (-1%)	11mo	$120,000	$97	68
209 Central Blvd	0.15mi	2/1.5 (+1)	1,276 (+3%)	21mo	$125,000	$98	64
310 Redden Ave	0.17mi	2/1.0 (+1)	1,392 (+12%)	8mo	$133,000	$96	60
405 4th St	0.49mi	2/2.0 (+1)	1,284 (+3%)	8mo	$85,000	$66	56
16 Alber Dr	0.44mi	2/2.0 (+1)	1,248 (+0%)	23mo	$114,900	$92	50
14 Alber Dr	0.45mi	2/2.0 (+1)	1,184 (-5%)	14mo	$125,000	$106	50
308 Harris St	0.64mi	2/1.0 (+1)	1,332 (+7%)	8mo	$120,000	$90	47

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: 89.9%
• Equity multiple: 5.16×
• Total profit: $39,358
• Equity at exit: $5,040

10-year hold

• IRR: 92.8%
• Equity multiple: 10.72×
• Total profit: $92,004
• Equity at exit: $2,922

Cash invested: $9,464 (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 36078

• Home prices YoY: -21.3%
• Active inventory: 113
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$177
• Tax from tax record: −$13 /mo · $158/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $704

Break-even live

Break-even rent $259

Max offer price $33,800

Occupancy floor 34%

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: $8,450
• Closing costs: $1,014
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 S Tallassee Dr Tallassee, AL	2.0	1.0	1260	$1,150	$0.91	20d	1	0.71mi

Listing history 2 events

1. 2026-06-02
   remarks 699-char remark
2. 2026-06-02
   listed $33,800 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: $158 · $13/mo
• Projected year-2 tax: $158 · $13/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,800
• − Mortgage interest: −$1,893
• − Property taxes: −$158
• − Insurance: −$169
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$983
• Taxable income: $8,388
• Est. tax owed @ 24.0%: −$2,013
• After-tax cash flow: $6,434/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: Tallassee City
• NCES district ID: 0103240
• Math proficiency: 23% ▼ -22.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $46,393
• Composite: 27.03/100
• National rank: #7055
• State rank: #60 of 129 in AL

Livability — Tallassee

• Score: 56/100
• State rank: #418
• US rank: #22846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tallassee, AL
• Population (ZIP): 13,460

Population outlook (Tallapoosa County) Hauer SSP2

• Today (2025): 38,909 people
• By 2030: 37,413 · -3.8%
• By 2040: 33,935 · -12.8%
• By 2050: 30,467 · -21.7%
• By 2075: 22,716 · -41.6%
• By 2100: 15,167 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 18% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Tallapoosa

• 2024 margin: Solid R (+49.6) · D 24.9% · R 74.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -36.5pp · 2024: -49.6pp
• All cycles: 2024: R+49.6 2020: R+43.4 2016: R+41.6 2012: R+32.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.68%
• Current HPI: 179.7258
• 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

+12.7% since first listed

4 events — show timeline

• 2026-06-01 Listed $33,800 LMMLS
• 2007-02-27 Sold (Public Records) $60,000 Public Records
• 2003-07-09 Sold (Public Records) $35,000 Public Records
• 2002-03-12 Sold (Public Records) $30,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $158 · -3.3% YoY. Source: county tax records.