2723 Longfellow Dr SW · Decatur, AL 35603

$160,000

4 bd · 1.0 ba · 1,538 sqft · SingleFamily public records · 11 Days on market

Built 1984 0.48 ac lot $104/sqft · 41% below area Est $271k · 41% under

---

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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Huni stop the car, this is the one!!!! Check out this 4bedroom 2bathroom beauty seated on a large lot with mature trees. This one won't last long!!!

Key facts

• 0.48 acre lot
• Garage
• Built 1984

Property features AI

Finance

• Other: Residential property, not new construction
• HOA & community: No homeowners association; Located in the Braswell subdivision

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Built in 1984
• Construction: Vinyl siding exterior
• Exterior features: Public water; Public sewer; Lot roughly 0.48 acres with dimensions approximately 93 x 256 x 87 x 222

Interior

• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Six total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (3.8% below list).
• Recommended offer: $154k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 4.0% in Decatur — 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 72/100 on livability (#28 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, amenities F.
• Decatur City (urban): math 22% / reading 40% proficiency, ranked #66 of 129 in AL (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chestnut Grove Elementary School (math 22% / reading 42%, grade F, #331 of 627 statewide, top 57%, 447 students, 60% FRL); Austin Middle School (math 18% / reading 39%, grade F, #138 of 257 statewide, top 54%, 714 students, 77% FRL); Austin High School (math 20% / reading 24%, grade F, #142 of 305 statewide, top 51%, 1,025 students, 66% FRL).
• Market conditions: 403 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 231 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Morgan County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 15y 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 $116k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,874 (3.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (median comp): $270,903
• List price: $160,000
• Delta: -40.94%
• 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
1528 Oak Lea Rd SW	0.33mi	3/2.0 (-1)	1,582 (+3%)	1mo	$248,900	$157	70
1612 Modaus Rd Sw SW	0.25mi	3/1.5 (-1)	1,633 (+6%)	2mo	$179,900	$110	69
3006 Saratoga Sq SW	0.38mi	3/2.0 (-1)	1,530 (-0%)	8mo	$220,000	$144	66
3006 Concord Ln SW	0.35mi	3/2.5 (-1)	1,474 (-4%)	0mo	$246,900	$168	66
2107 SW Lancelot Dr	0.53mi	3/2.0 (-1)	1,585 (+3%)	14mo	$255,000	$161	50
3020 Battlement Rd	0.33mi	3/2.0 (-1)	1,368 (-11%)	14mo	$242,000	$177	45
2110 Berwick Pl SW	0.40mi	3/2.0 (-1)	1,681 (+9%)	15mo	$264,000	$157	44
3028 Saratoga Sq SW	0.36mi	3/2.0 (-1)	1,650 (+7%)	22mo	$235,000	$142	44
928 Spring Ct SW	0.75mi	4/1.5	1,700 (+10%)	8mo	$194,000	$114	39
2302 Richmond St SW	0.73mi	3/2.0 (-1)	1,666 (+8%)	12mo	$265,000	$159	33
2701 Lexington Ave SW	0.68mi	3/2.0 (-1)	1,748 (+14%)	12mo	$283,000	$162	26
2706 Lexington Ave	0.64mi	4/2.0	1,755 (+14%)	22mo	$260,000	$148	24

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-10,148
• Equity at exit: $23,857

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $11,310
• Equity at exit: $13,834

Cash invested: $44,800 (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 35603

• Active inventory: 403
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,539 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $249

Break-even live

Break-even rent $1,224

Max offer price $160,000

Occupancy floor 79%

Sensitivity live

Price	-10% $339	-5% $294	+0% $249	+5% $203	+10% $158
Rent	-10% $127	-5% $188	+0% $249	+5% $310	+10% $370
Rate	-1.0pp $329	-0.5pp $289	base $249	+0.5pp $207	+1.0pp $165

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1242 Beltline Rd SW Decatur, AL	1.0–3.0	1.0–2.0	1118	$1,150	$1.03	45d	5	0.63mi
2019 Morgan Ave SW Decatur, AL	4.0	2.0	1064	$1,650	$1.55	45d	1	1.16mi

Listing history 16 events

1. 2026-05-18
   status Pending 149-char remark
2. 2026-05-07
   listed $160,000 Active 149-char remark
3. 2025-09-19
   price $224,000
4. 2025-07-06
   listed $225,000 Active
5. 2025-06-18
   historical
6. 2025-05-20
   status Active
7. 2025-05-20
   price $235,000
8. 2025-04-30
   historical
9. 2025-04-26
   status Active
10. 2025-03-30
    status Pending
11. 2025-02-23
    listed $199,000 Active
12. 2015-10-30
    soldstatus $116,000
13. 2015-09-04
    listed $119,900
14. 2013-03-28
    soldstatus $99,900
15. 2011-07-28
    listed $99,900
16. 2011-04-07
    soldstatus $96,500

ⓘ 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: $734 · $61/mo
• Projected year-2 tax: $734 · $61/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,465
• − Mortgage interest: −$8,962
• − Property taxes: −$734
• − Insurance: −$800
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$4,655
• Taxable income: $360
• Est. tax owed @ 24.0%: −$86
• After-tax cash flow: $2,898/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: Decatur City
• NCES district ID: 0101170
• Math proficiency: 22% ▼ -27.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $42,170
• Composite: 26.21/100
• National rank: #7261
• State rank: #66 of 129 in AL

Livability — Decatur

• Score: 72/100
• State rank: #28
• US rank: #5989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Decatur, AL
• County: Morgan County · 67,628 people
• City population: 67,628
• Metro: Decatur, AL
• Population (ZIP): 32,179
• Household income: $81,490
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 467.0

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 118,775 people
• By 2030: 116,979 · -1.5%
• By 2040: 111,800 · -5.9%
• By 2050: 105,181 · -11.4%
• By 2075: 87,736 · -26.1%
• By 2100: 67,624 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 15% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 5% Arabic 2%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8%
• 2008→2024 swing: -8.8pp toward R · 2008: -43.8pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+49.2 2016: R+52.4 2012: R+44.5 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -141.07%
• Current HPI: 243.157
• Rent YoY: —
• Metro: Decatur, 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

+65.8% since first listed

16 events — show timeline

• 2026-05-18 Pending — VMLS
• 2026-05-07 Listed $160,000 VMLS
• 2025-09-19 Price Changed $224,000 VMLS
• 2025-07-06 Listed $225,000 VMLS
• 2025-06-18 Delisted — VMLS
• 2025-05-20 Relisted — VMLS
• 2025-05-20 Price Changed $235,000 VMLS
• 2025-04-30 Delisted — VMLS
• 2025-04-26 Relisted — VMLS
• 2025-03-30 Pending — VMLS
• 2025-02-23 Listed $199,000 VMLS
• 2015-10-30 Sold (MLS) $116,000 VMLS
• 2015-09-04 Listed $119,900 VMLS
• 2013-03-28 Sold (MLS) $99,900 VMLS
• 2011-07-28 Listed $99,900 VMLS
• 2011-04-07 Sold (Public Records) $96,500 Public Records

Property tax history

-1.4%/yr

Latest (2025): $734 · +15.0% YoY. Source: county tax records.