402 W 7th St · Tuscumbia, AL 35674

$104,500

2 bd · 1.0 ba · 1,077 sqft · SingleFamily · 34 Days on market

Built 1920 Average condition 8,712 sqft lot $97/sqft · 27% below area Est $144k · 27% under

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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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cutel affordable, and full of potential- this 2-bedroom, 1-bath home is a great opportunity to make something you own. With recent exterior improvements already in place and a new roof, the groundwork has been started for you. Inside it's ready for a little cosmetic updating to truly shine. situation 100 yards from beautiful Spring park, you'll love the convenience and charm of the area while putting you own personal touch on this home. Whether you are looking for a place to settle in or a smart investment, this one has all the right pieces to build on. Schedule your showing today!

Key facts

• 8,712 sq ft lot
• Parking
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $104k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $59 ($705/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 $99k (5.4% below list).
• Recommended offer: $99k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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, schools D-, amenities 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.
• 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 $722 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $98,854 (5.4% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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: 0.95% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $144,116
• List price: $104,500
• Delta: -27.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 W 7th St	0.00mi	2/1.0	1,077 (0%)	0mo	$103,000	$96	100
701 S Hook St	0.34mi	2/1.0	1,115 (+4%)	18mo	$72,000	$65	63
207 S Milton St	0.04mi	2/2.5	1,217 (+13%)	14mo	$45,000	$37	59
505 N Milton St	0.46mi	2/1.0	1,041 (-3%)	21mo	$142,000	$136	56
303 W 1st St	0.39mi	3/2.0 (+1)	1,125 (+4%)	14mo	$198,900	$177	53
710 N Milton St	0.71mi	3/1.0 (+1)	1,172 (+9%)	10mo	$137,000	$117	39
714 Water St	0.72mi	3/1.0 (+1)	1,007 (-6%)	14mo	$129,000	$128	39
302 E Third St	0.54mi	3/1.5 (+1)	1,212 (+12%)	17mo	$200,000	$165	33

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-13,175
• Equity at exit: $15,581

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-6,592
• Equity at exit: $9,035

Cash invested: $29,260 (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: 8.8×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$548
• Tax est. 1.5%: −$131 /mo · $1,568/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $59

Break-even live

Break-even rent $914

Max offer price $104,500

Occupancy floor 89%

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: $26,125
• Closing costs: $3,135
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Harrison Dr Tuscumbia, AL	1.0–2.0	1.0–2.0	985	$1,050	$1.07	44d	5	1.14mi

Listing history 2 events

1. 2026-05-11
   status Pending 588-char remark

   Show marketing remark (588 chars)

   Cutel affordable, and full of potential- this 2-bedroom, 1-bath home is a great opportunity to make something you own. With recent exterior improvements already in place and a new roof, the groundwork has been started for you. Inside it's ready for a little cosmetic updating to truly shine. situation 100 yards from beautiful Spring park, you'll love the convenience and charm of the area while putting you own personal touch on this home. Whether you are looking for a place to settle in or a smart investment, this one has all the right pieces to build on. Schedule your showing today!

2. 2026-04-07
   listed $104,500 Active 588-char remark

   Show marketing remark (588 chars)

   Cutel affordable, and full of potential- this 2-bedroom, 1-bath home is a great opportunity to make something you own. With recent exterior improvements already in place and a new roof, the groundwork has been started for you. Inside it's ready for a little cosmetic updating to truly shine. situation 100 yards from beautiful Spring park, you'll love the convenience and charm of the area while putting you own personal touch on this home. Whether you are looking for a place to settle in or a smart investment, this one has all the right pieces to build on. Schedule your showing today!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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: $11,862
• − Mortgage interest: −$5,854
• − Property taxes: −$1,568
• − Insurance: −$522
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$3,040
• Taxable loss: −$1,019
• Est. tax savings @ 24.0%: +$245
• After-tax cash flow: $950/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 · 6 photos

Average 55/100 Cosmetic rehab

This 2-bedroom, 1-bath home has a good foundation and exterior, but needs some cosmetic updates to the interior and landscaping to maximize its resale and rental value.

Repairs flagged

• Minor Kitchen counters — Countertops are cluttered and need cleaning.
• Minor Living room furniture — Furniture appears to be in good condition but could be updated for a more modern look.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the overall appearance and value of the home.
• Both Replace kitchen countertops — New countertops can enhance the kitchen's functionality and aesthetic appeal.
• Both Replace living room furniture — Modern furniture can significantly improve the living room's appeal and value.
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and property value.
• Both HVAC maintenance — Regular HVAC maintenance can improve energy efficiency and reduce utility costs, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen counters · Countertops are cluttered and need cleaning.	Minor	$500–3,000
Living room furniture · Furniture appears to be in good condition but could be updated for a more modern look.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the overall appearance and value of the home. ↑
• Both Replace kitchen countertops — New countertops can enhance the kitchen's functionality and aesthetic appeal. ↑
• Both Replace living room furniture — Modern furniture can significantly improve the living room's appeal and value. ↑
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and property value. ↑
• Both HVAC maintenance — Regular HVAC maintenance can improve energy efficiency and reduce utility costs, enhancing 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: 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

2 events — show timeline

• 2026-05-11 Pending — SAARMLS
• 2026-04-07 Listed $104,500 SAARMLS