1303 S Main St · Tuskegee, AL 36083

$159,900

3 bd · 2.0 ba · 1,970 sqft · SingleFamily public records · 239 Days on market

Built 1955 0.25 ac lot $81/sqft · 53% above area

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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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +6.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Use your imagination in this amazing home that is conveniently located approximately 5 minutes from Tuskegee University. It features a very unique sunroom, very spacious front and backyards, 3 bedrooms, 2 bathrooms, carport, dining area, living area with a fireplace and a finished basement that can be used for additional bedrooms, a game room, mother in law suite and so much more. This home will also be "SOLD AS IS"

Key facts

• Spacious front yard
• Mother in law suite
• Unique sunroom

Tags

• UNIQUE SUNROOM
• SPACIOUS FRONT YARD
• SPACIOUS BACK YARD
• FINISHED BASEMENT
• GAME ROOM
• MOTHER IN LAW SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 7.3% in Tuskegee — 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 57/100 on livability (#375 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Macon County (town): math 2% / reading 17% proficiency, ranked #123 of 129 in AL (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5 units permitted in Macon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.0% local appreciation)).
• Macon County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 1.22% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.92%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (median comp): $104,433
• List price: $159,900
• Delta: 53.11%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1306 S Main St	0.05mi	4/2.0 (+1)	1,850 (-6%)	9mo	$117,000	$63	75
1008 Bluewater Ct	0.65mi	4/2.0 (+1)	1,816 (-8%)	9mo	$209,948	$116	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 1.98×
• Total profit: $43,796
• Equity at exit: $62,826

10-year hold

• IRR: 20.4%
• Equity multiple: 3.69×
• Total profit: $120,609
• Equity at exit: $90,284

Cash invested: $44,772 (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 36083

• Home prices YoY: 1.4%
• Active inventory: 47
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$116 /mo · $1,391/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $519

Break-even live

Break-even rent $1,292

Max offer price $159,900

Occupancy floor 68%

Sensitivity live

Price	-10% $610	-5% $565	+0% $519	+5% $474	+10% $429
Rent	-10% $365	-5% $442	+0% $519	+5% $596	+10% $673
Rate	-1.0pp $600	-0.5pp $560	base $519	+0.5pp $478	+1.0pp $436

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 New St Tuskegee, AL	3.0	3.0	1528	$1,950	$1.28	44d	1	1.34mi

Listing history 5 events

1. 2026-05-31
   days on market $159,900 Active 239 DOM
2. 2026-05-30
   days on market $159,900 Active 238 DOM
3. 2026-04-05
   status Active 429-char remark

   Show marketing remark (429 chars)

   Use your imagination in this amazing home that is conveniently located approximately 5 minutes from Tuskegee University. It features a very unique sunroom, very spacious front and backyards, 3 bedrooms, 2 bathrooms, carport, dining area, living area with a fireplace and a finished basement that can be used for additional bedrooms, a game room, mother in law suite and so much more. This home will also be "SOLD AS IS"

4. 2026-03-03
   historical 429-char remark

   Show marketing remark (429 chars)

   Use your imagination in this amazing home that is conveniently located approximately 5 minutes from Tuskegee University. It features a very unique sunroom, very spacious front and backyards, 3 bedrooms, 2 bathrooms, carport, dining area, living area with a fireplace and a finished basement that can be used for additional bedrooms, a game room, mother in law suite and so much more. This home will also be "SOLD AS IS"

5. 2025-09-03
   listed $159,900 Active 429-char remark

   Show marketing remark (429 chars)

   Use your imagination in this amazing home that is conveniently located approximately 5 minutes from Tuskegee University. It features a very unique sunroom, very spacious front and backyards, 3 bedrooms, 2 bathrooms, carport, dining area, living area with a fireplace and a finished basement that can be used for additional bedrooms, a game room, mother in law suite and so much more. This home will also be "SOLD AS IS"

ⓘ 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: $1,391 · $116/mo
• Projected year-2 tax: $1,391 · $116/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $23,400
• − Mortgage interest: −$8,957
• − Property taxes: −$1,391
• − Insurance: −$800
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$4,652
• Taxable income: $3,857
• Est. tax owed @ 24.0%: −$926
• After-tax cash flow: $5,308/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: Macon County
• NCES district ID: 0102190
• Math proficiency: 2% ▼ -18.00%
• Reading proficiency: 17% ▼ -8.00%
• Median HH income: $30,012
• Composite: 7.24/100
• National rank: #9958
• State rank: #123 of 129 in AL

Livability — Tuskegee

• Score: 57/100
• State rank: #375
• US rank: #21590

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tuskegee, AL
• City population: 3,493
• Population (ZIP): 9,355

Population outlook (Macon County) Hauer SSP2

• Today (2025): 15,805 people
• By 2030: 14,101 · -10.8%
• By 2040: 11,244 · -28.9%
• By 2050: 9,088 · -42.5%
• By 2075: 6,606 · -58.2%
• By 2100: 6,309 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (84%)
• Race & ethnicity: Black 84% White 12% Two or more races 3%
• Common ancestry: Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Macon

• 2024 margin: Solid D (+56.3) · D 77.8% · R 21.5%
• 2008→2024 swing: -17.8pp toward R · 2008: 74.0pp · 2024: 56.3pp
• All cycles: 2024: D+56.3 2020: D+63.8 2016: D+66.8 2012: D+74.4 2008: D+74.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.97%
• Current HPI: 138.7996
• 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

3 events — show timeline

• 2026-04-05 Relisted — LCMLS
• 2026-03-03 Delisted — LCMLS
• 2025-09-03 Listed $159,900 LCMLS

Property tax history

+1.7%/yr

Latest (2025): $1,391 · +3.8% YoY. Source: county tax records.