707 Rushing Cir · Tallassee, AL 36078

$13,900

4 bd · 1.0 ba · 1,476 sqft · SingleFamily public records · 39 Days on market

Built 1945 10,005 sqft lot $9/sqft · 93% below area ↓ 30% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Under $20K — Steal of a Deal! Calling all investors, rehabbers, and HGTV visionaries! This property is a true blank canvas with endless potential. Whether you are looking to create a single-family home with a full gut renovation, redesign it as a spacious 4-bedroom, 2-bath layout, or explore the possibility of converting it into a 2bd 1 bth duplex, this property gives you the opportunity to bring your vision to life. Priced for a quick sale, this is the perfect project for someone ready to roll up their sleeves and create value. Bring your ideas, your contractor, and your best offer — opportunities like this do not last long! is an equitable interest listing where seller is sel

Key facts

• 0.23 acre lot
• 2 parking spots
• Built 1945

Property features AI

Exterior

• Parking: Detached carport; 2 carport spaces
• Utilities: Cable available; Electricity available; Public water; Public sewer
• Home design: Single-story home; Wood siding construction
• Construction: Built (year per public records); Wood siding; Single-story
• Exterior features: City lot; Mature trees

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Interior features: Split-bedroom floor plan; Tile flooring
• Laundry & utility: Water heater included

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $14k).
• Recommended offer: $13k (3.0% below list) — sets the bar for market timing.
• Cap rate 99.8% 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; 92 units permitted in Elmore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $96 of loan paydown is wiped out by about $417 of value loss. Plan a longer hold.
• Elmore County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($13k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $13,483 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 10.68% ✓
• Cap rate: 99.84%
• Cash-on-cash: 334.09%
• DSCR: 15.87
• GRM: 0.8

CMA / ARV

• ARV (median comp): $195,756
• List price: $13,900
• Delta: -92.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Jordan Ave	0.30mi	3/2.0 (-1)	1,569 (+6%)	12mo	$80,000	$51	56
102 N Dubois St	0.41mi	3/2.0 (-1)	1,609 (+9%)	1mo	$176,900	$110	56
311 John St	0.31mi	3/2.0 (-1)	1,618 (+10%)	11mo	$130,000	$80	51
719 Whatley Dr	0.56mi	3/2.0 (-1)	1,613 (+9%)	9mo	$205,000	$127	42

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: —
• Equity multiple: 18.16×
• Total profit: $66,780
• Equity at exit: $2,073

10-year hold

• IRR: —
• Equity multiple: 38.79×
• Total profit: $147,091
• Equity at exit: $1,202

Cash invested: $3,892 (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: 0.8×

Monthly cashflow live

• Estimated rent: $1,484 medium
• Mortgage (P&I): −$73
• Tax from tax record: −$10 /mo · $126/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $1,084

Break-even live

Break-even rent $113

Max offer price $13,900

Occupancy floor 22%

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: $3,475
• Closing costs: $417
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $13,900 Active 39 DOM
2. 2026-06-18
   days on market $13,900 Active 38 DOM
3. 2026-06-17
   price $13,900 Active 37 DOM
4. 2026-06-17
   days on market $15,900 Active 37 DOM
5. 2026-06-16
   days on market $15,900 Active 36 DOM
6. 2026-06-15
   days on market $15,900 Active 35 DOM
7. 2026-06-14
   days on market $15,900 Active 33 DOM
8. 2026-06-12
   days on market $15,900 Active 32 DOM
9. 2026-06-09
   days on market $15,900 Active 29 DOM
10. 2026-06-08
    days on market $15,900 Active 28 DOM
11. 2026-06-07
    days on market $15,900 Active 27 DOM
12. 2026-06-05
    days on market $15,900 Active 25 DOM
13. 2026-06-04
    pricedays on market $15,900 Active 23 DOM
14. 2026-06-02
    days on market $19,900 Active 22 DOM
15. 2026-06-01
    days on market $19,900 Active 21 DOM
16. 2026-05-31
    days on market $19,900 Active 20 DOM
17. 2026-05-31
    days on market $19,900 Active 19 DOM
18. 2026-05-11
    listed $19,900 Active 976-char remark

ⓘ 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: $126 · $10/mo
• Projected year-2 tax: $126 · $10/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $17,814
• − Mortgage interest: −$779
• − Property taxes: −$126
• − Insurance: −$70
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$404
• Taxable income: $13,585
• Est. tax owed @ 24.0%: −$3,260
• After-tax cash flow: $9,742/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 (Elmore County) Hauer SSP2

• Today (2025): 85,154 people
• By 2030: 86,667 · +1.8%
• By 2040: 89,014 · +4.5%
• By 2050: 90,331 · +6.1%
• By 2075: 96,096 · +12.8%
• By 2100: 95,290 · +11.9%

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 · Elmore

• 2024 margin: Solid R (+52.1) · D 23.6% · R 75.6%
• 2008→2024 swing: -1.1pp toward R · 2008: -50.9pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+48.2 2016: R+52.0 2012: R+48.8 2008: R+50.9

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

-30.2% since first listed

3 events — show timeline

• 2026-06-17 Price Changed $13,900 MAAR
• 2026-06-04 Price Changed $15,900 MAAR
• 2026-05-11 Listed $19,900 MAAR

Property tax history

+4.2%/yr

Latest (2025): $126 · +0.0% YoY. Source: county tax records.