105 W Tunstall St · Tuscumbia, AL 35674

$50,000

2 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 23 Days on market

Built 1958 0.28 ac lot $44/sqft · 58% below area

---

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 +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

Cute cottage located close to hospital and doctor offices . Family Room with large wood burning fire place, formal dining, metal roof plus large covered porch . Situated on large lot with detached workshop. This would make a great rental home or starter home.

Key facts

• Durable metal roof
• Detached workspace
• Hvac installed

Tags

• BONUS ROOM
• DURABLE METAL ROOF
• DETACHED WORKSPACE
• HVAC INSTALLED

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Utilities: Public sewer
• Home design: Single-family residential property
• Construction: Above-grade finished area approximately 1,144
• Exterior features: Lot dimensions approximately 100 x 120; Lot area about 0.28 acres; Zoned R1

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($997 rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.8% 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, amenities F, commute 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.
• Zoned schools: Deshler Middle School (math 11% / reading 37%, grade F, #168 of 257 statewide, top 66%, 349 students, 71% FRL); Deshler High School (math 22% / reading 32%, grade F, #90 of 305 statewide, top 35%, 434 students, 53% FRL) — zoned schools average 62% FRL vs 47% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 220 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 $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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. 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.
5. 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.
6. 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: 1.99% ✓
• Cap rate: 16.76%
• Cash-on-cash: 37.37%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

• ARV (median comp): $120,081
• List price: $50,000
• Delta: -58.36%
• 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
105 W Tunstall St	0.00mi	2/1.0	1,144 (0%)	0mo	$37,000	$32	100
210 W Moore St W	0.12mi	3/1.5 (+1)	1,150 (+0%)	11mo	$74,900	$65	78
1010 SW 12th Ave	0.27mi	3/1.0 (+1)	1,156 (+1%)	13mo	$159,900	$138	70
710 N Milton St	0.30mi	3/1.0 (+1)	1,172 (+2%)	10mo	$137,000	$117	69
805 SW 14th Ave	0.35mi	3/2.0 (+1)	1,100 (-4%)	3mo	$189,900	$173	66
1000 SW 14th Ave	0.37mi	3/2.0 (+1)	1,100 (-4%)	7mo	$142,500	$130	61
101 Monroe Dr	0.04mi	3/1.5 (+1)	1,302 (+14%)	12mo	$94,500	$73	58
900 N Cave St	0.34mi	3/2.0 (+1)	1,237 (+8%)	4mo	$164,900	$133	58
803 SW 14th Ave	0.68mi	3/2.0 (+1)	1,100 (-4%)	2mo	$191,900	$174	51
606 N Jefferson St	0.34mi	3/1.0 (+1)	1,299 (+14%)	10mo	$147,000	$113	48
607 W 3rd St	0.74mi	3/1.5 (+1)	1,242 (+9%)	1mo	$145,000	$117	43
101 Village Dr	0.70mi	3/2.0 (+1)	1,275 (+12%)	13mo	$198,000	$155	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: 33.3%
• Equity multiple: 2.41×
• Total profit: $19,688
• Equity at exit: $7,455

10-year hold

• IRR: 40.3%
• Equity multiple: 4.78×
• Total profit: $52,981
• Equity at exit: $4,323

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 35674

• Home prices YoY: -28.4%
• Active inventory: 220
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $997 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $436

Break-even live

Break-even rent $445

Max offer price $50,000

Occupancy floor 51%

Sensitivity live

Price	-10% $464	-5% $450	+0% $436	+5% $422	+10% $408
Rent	-10% $357	-5% $397	+0% $436	+5% $475	+10% $515
Rate	-1.0pp $461	-0.5pp $449	base $436	+0.5pp $423	+1.0pp $410

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
500 N Montgomery Ave Sheffield, AL	2.0	1.0–2.0	483	$1,000	$2.07	44d	10	1.44mi

Listing history 3 events

1. 2026-05-01
   listed $50,000 Active 1003-char remark
2. 2016-08-12
   soldstatus $32,500 259-char remark

   Show marketing remark (259 chars)

   Cute cottage located close to hospital and doctor offices . Family Room with large wood burning fire place, formal dining, metal roof plus large covered porch . Situated on large lot with detached workshop. This would make a great rental home or starter home.

3. 2016-04-05
   listed $35,000 259-char remark

   Show marketing remark (259 chars)

   Cute cottage located close to hospital and doctor offices . Family Room with large wood burning fire place, formal dining, metal roof plus large covered porch . Situated on large lot with detached workshop. This would make a great rental home or starter home.

ⓘ 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: $825 · $69/mo
• Projected year-2 tax: $825 · $69/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°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: $11,967
• − Mortgage interest: −$2,801
• − Property taxes: −$825
• − Insurance: −$250
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$1,455
• Taxable income: $4,722
• Est. tax owed @ 24.0%: −$1,133
• After-tax cash flow: $4,099/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

+5.7% since first listed

7 events — show timeline

• 2026-06-11 Sold (Public Records) $37,000 Public Records
• 2026-06-09 Delisted — SAARMLS
• 2026-06-09 Sold (MLS) $37,000 SAARMLS
• 2026-05-24 Pending — SAARMLS
• 2026-05-01 Listed $50,000 SAARMLS
• 2016-08-12 Sold (MLS) $32,500 SAARMLS
• 2016-04-05 Listed $35,000 SAARMLS

Property tax history

+6.7%/yr

Latest (2025): $825 · +7.0% YoY. Source: county tax records.