750 Hughes St · Muscle Shoals, AL 35661

$162,500

4 bd · 1.0 ba · 1,463 sqft · SingleFamily public records · 19 Days on market

Built 1968 1.00 ac lot $111/sqft · 17% below area Est $201k · 19% 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOOKING FOR A 4BR HOME IN THE COUNTRY? CHECK OUT THIS 4BR/2BA HOME SITUATED ON A 1 ACRE LOT AT THE END OF A DEAD END STREET. THIS HOME FEATURES AN EAT IN KITCHEN W/ WHITE CABINETS, LIVING ROOM W/ WOOD LAMINATE FLOORING, A DEN W/ CLOSET THAT COULD BE USED AS A 5TH BEDROOM, & A LG BACK DECK OVERLOOKING A LEVEL BACKYARD. ALL INFORMATION IS DEEMED RELIABLE, BUT TO VERIFIED BY PURCHASER.

Key facts

• New flooring
• New kitchen cabinets
• 1 acre lot

Tags

• 1 ACRE LOT
• NEW KITCHEN CABINETS
• NEW FLOORING
• NEW FIXTURES ALL IN BATHS

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single family residence; Residential property
• Construction: 1,500 above-grade finished area
• Exterior features: Approximately 123.89 x 352 lot dimensions; Approximately 1 acre lot

Interior

• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Interior features: 9 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/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 $159k (2.1% below list).
• Recommended offer: $159k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.8% in Muscle Shoals — 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 68/100 on livability (#68 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F.
• Colbert County (rural): math 13% / reading 38% proficiency, ranked #90 of 129 in AL (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Colbert County High School (math 5% / reading 32%, grade F, #184 of 305 statewide, top 61%, 455 students, 43% FRL) — zoned schools average 43% FRL vs 59% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 254 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 19 days — a 2% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $55k; list at $162k implies a 196% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,110 (2.1% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $200,954
• List price: $162,500
• Delta: -19.14%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-17,775
• Equity at exit: $24,229

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-4,394
• Equity at exit: $14,050

Cash invested: $45,500 (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 35661

• Active inventory: 254
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,591 medium
• Mortgage (P&I): −$852
• Tax est. 1.5%: −$203 /mo · $2,438/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $134

Break-even live

Break-even rent $1,422

Max offer price $162,500

Occupancy floor 87%

Sensitivity live

Price	-10% $246	-5% $190	+0% $134	+5% $78	+10% $22
Rent	-10% $8	-5% $71	+0% $134	+5% $197	+10% $260
Rate	-1.0pp $216	-0.5pp $175	base $134	+0.5pp $92	+1.0pp $49

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-07
   listed $162,500 Active 193-char remark
2. 2016-06-30
   soldstatus $54,900
3. 2016-06-28
   soldstatus $54,900

   Show marketing remark (390 chars)

   LOOKING FOR A 4BR HOME IN THE COUNTRY? CHECK OUT THIS 4BR/2BA HOME SITUATED ON A 1 ACRE LOT AT THE END OF A DEAD END STREET. THIS HOME FEATURES AN EAT IN KITCHEN W/ WHITE CABINETS, LIVING ROOM W/ WOOD LAMINATE FLOORING, A DEN W/ CLOSET THAT COULD BE USED AS A 5TH BEDROOM, & A LG BACK DECK OVERLOOKING A LEVEL BACKYARD. ALL INFORMATION IS DEEMED RELIABLE, BUT TO VERIFIED BY PURCHASER.

4. 2015-10-21
   listed $59,900
5. 2015-05-03
   listed $54,900

   Show marketing remark (390 chars)

   LOOKING FOR A 4BR HOME IN THE COUNTRY? CHECK OUT THIS 4BR/2BA HOME SITUATED ON A 1 ACRE LOT AT THE END OF A DEAD END STREET. THIS HOME FEATURES AN EAT IN KITCHEN W/ WHITE CABINETS, LIVING ROOM W/ WOOD LAMINATE FLOORING, A DEN W/ CLOSET THAT COULD BE USED AS A 5TH BEDROOM, & A LG BACK DECK OVERLOOKING A LEVEL BACKYARD. ALL INFORMATION IS DEEMED RELIABLE, BUT TO VERIFIED BY PURCHASER.

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,093
• − Mortgage interest: −$9,103
• − Property taxes: −$2,438
• − Insurance: −$812
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$4,727
• Taxable loss: −$1,042
• Est. tax savings @ 24.0%: +$250
• After-tax cash flow: $1,858/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: Colbert County
• NCES district ID: 0100840
• Math proficiency: 13% ▼ -24.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $40,710
• Composite: 21.48/100
• National rank: #8328
• State rank: #90 of 129 in AL

Livability — Muscle Shoals

• Score: 68/100
• State rank: #68
• US rank: #9422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,957

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 (78%)
• Race & ethnicity: White 78% Black 14% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -103.94%
• Current HPI: 174.6414
• 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

+196.0% since first listed

6 events — show timeline

• 2026-05-26 Pending — SAARMLS
• 2026-05-07 Listed $162,500 SAARMLS
• 2016-06-30 Sold (Public Records) $54,900 Public Records
• 2016-06-28 Sold (MLS) $54,900 SAARMLS
• 2015-10-21 Listed $59,900 SAARMLS
• 2015-05-03 Listed $54,900 SAARMLS

Property tax history

+6.2%/yr

Latest (2025): $322 · +5.7% YoY. Source: county tax records.