1301 Runnymead Ave · Decatur, AL 35601

$170,000

5 bd · 3.0 ba · 2,429 sqft · SingleFamily public records · 102 Days on market

Built 1970 0.29 ac lot $70/sqft · 33% below area Est $271k · 37% 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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bed 3.5 bath home with 2585sqft and 2 car garage.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1970

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $229 ($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 $160k (5.8% below list).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: schools C-, employment D+, crime 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.
• Market conditions: Rents rising fast (+4.7%/yr); 223 active listings in the ZIP; 231 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 102 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $130k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (median comp): $270,817
• List price: $170,000
• Delta: -37.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1208 Byron Ave SW	0.07mi	4/3.0 (-1)	2,307 (-5%)	18mo	$310,000	$134	69
1919 Patterson St SW	0.17mi	4/2.5 (-1)	2,284 (-6%)	10mo	$260,000	$114	67
1922 SW Leeann St	0.18mi	4/2.5 (-1)	2,700 (+11%)	8mo	$243,000	$90	59
1305 Fletcher Ave SW	0.13mi	4/2.0 (-1)	2,064 (-15%)	14mo	$279,800	$136	48
1819 Cumberland Ave	0.74mi	4/2.5 (-1)	2,456 (+1%)	14mo	$250,000	$102	45

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 · 4.67% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.78×
• Total profit: $-10,289
• Equity at exit: $25,348

10-year hold

• IRR: 5.6%
• Equity multiple: 1.45×
• Total profit: $21,186
• Equity at exit: $14,698

Cash invested: $47,600 (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 35601

• Home prices YoY: -26.5%
• Rents YoY: 4.7%
• Active inventory: 223
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,601 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $229

Break-even live

Break-even rent $1,312

Max offer price $170,000

Occupancy floor 81%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $170,000 Active 102 DOM
2. 2026-06-18
   days on market $170,000 Active 101 DOM
3. 2026-06-17
   days on market $170,000 Active 100 DOM
4. 2026-06-16
   days on market $170,000 Active 99 DOM
5. 2026-06-15
   days on market $170,000 Active 98 DOM
6. 2026-06-14
   days on market $170,000 Active 96 DOM
7. 2026-06-13
   days on market $170,000 Active 95 DOM
8. 2026-06-10
   days on market $170,000 Active 93 DOM
9. 2026-06-09
   days on market $170,000 Active 92 DOM
10. 2026-06-08
    days on market $170,000 Active 91 DOM
11. 2026-06-07
    days on market $170,000 Active 90 DOM
12. 2026-06-05
    days on market $170,000 Active 87 DOM
13. 2026-06-03
    days on market $170,000 Active 86 DOM
14. 2026-06-02
    days on market $170,000 Active 85 DOM
15. 2026-06-01
    days on market $170,000 Active 84 DOM
16. 2026-05-31
    days on market $170,000 Active 83 DOM
17. 2026-05-30
    days on market $170,000 Active 82 DOM
18. 2026-05-14
    price $170,000 51-char remark

    Show marketing remark (51 chars)

    4 bed 3.5 bath home with 2585sqft and 2 car garage.

19. 2026-03-09
    listed $300,000 Active 51-char remark

    Show marketing remark (51 chars)

    4 bed 3.5 bath home with 2585sqft and 2 car garage.

20. 2019-05-30
    soldstatus $159,000 Sold 390-char remark

    Show marketing remark (390 chars)

    This large home is tastefully decorated with a great floor plan that makes entertainig a breeze. You will enjoy the spacious family room, formal dining room, living room/study with French doors, beautiful kitchen with new cabinets, countertops, tile backsplash, tile floor, stainless steel appliances. There is a bedroom and two bathrooms downstairs and 4 bedrooms and 2 bathrooms upstairs.

21. 2019-04-30
    status Pending 390-char remark

    Show marketing remark (390 chars)

    This large home is tastefully decorated with a great floor plan that makes entertainig a breeze. You will enjoy the spacious family room, formal dining room, living room/study with French doors, beautiful kitchen with new cabinets, countertops, tile backsplash, tile floor, stainless steel appliances. There is a bedroom and two bathrooms downstairs and 4 bedrooms and 2 bathrooms upstairs.

22. 2019-04-28
    status Active 390-char remark

    Show marketing remark (390 chars)

    This large home is tastefully decorated with a great floor plan that makes entertainig a breeze. You will enjoy the spacious family room, formal dining room, living room/study with French doors, beautiful kitchen with new cabinets, countertops, tile backsplash, tile floor, stainless steel appliances. There is a bedroom and two bathrooms downstairs and 4 bedrooms and 2 bathrooms upstairs.

23. 2019-04-17
    historical Contingent 390-char remark

    Show marketing remark (390 chars)

    This large home is tastefully decorated with a great floor plan that makes entertainig a breeze. You will enjoy the spacious family room, formal dining room, living room/study with French doors, beautiful kitchen with new cabinets, countertops, tile backsplash, tile floor, stainless steel appliances. There is a bedroom and two bathrooms downstairs and 4 bedrooms and 2 bathrooms upstairs.

24. 2019-04-08
    price $159,000 390-char remark

    Show marketing remark (390 chars)

    This large home is tastefully decorated with a great floor plan that makes entertainig a breeze. You will enjoy the spacious family room, formal dining room, living room/study with French doors, beautiful kitchen with new cabinets, countertops, tile backsplash, tile floor, stainless steel appliances. There is a bedroom and two bathrooms downstairs and 4 bedrooms and 2 bathrooms upstairs.

25. 2019-02-28
    listed $169,900 Active 390-char remark

    Show marketing remark (390 chars)

    This large home is tastefully decorated with a great floor plan that makes entertainig a breeze. You will enjoy the spacious family room, formal dining room, living room/study with French doors, beautiful kitchen with new cabinets, countertops, tile backsplash, tile floor, stainless steel appliances. There is a bedroom and two bathrooms downstairs and 4 bedrooms and 2 bathrooms upstairs.

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $885 · $74/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $19,216
• − Mortgage interest: −$9,523
• − Property taxes: −$885
• − Insurance: −$850
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$4,945
• Taxable loss: −$62
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $2,763/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): 35,449
• Household income: $51,429
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1386.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 47% Hispanic / Latino 24% Black 24% Two or more races 10% Native American 2%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 18%

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: ▼ -89.26%
• Current HPI: 247.8437
• Rent YoY: ▲ 4.67%
• 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

+0.1% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $170,000 VMLS
• 2026-03-09 Listed $300,000 VMLS
• 2019-05-30 Sold (MLS) $159,000 VMLS
• 2019-04-30 Pending — VMLS
• 2019-04-28 Relisted — VMLS
• 2019-04-17 Contingent — VMLS
• 2019-04-08 Price Changed $159,000 VMLS
• 2019-02-28 Listed $169,900 VMLS

Property tax history

+4.3%/yr

Latest (2025): $885 · +5.7% YoY. Source: county tax records.