1680 County Road 81 · Franklin, AL 36083

$150,000

4 bd · 2.0 ba · 2,128 sqft · Other public records · 407 Days on market

Built 2002 0.33 ac lot $70/sqft · 173% above area ↓ 16% since listing

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Why this score? — see what drove the D+ 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 +16.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Step into this spacious and inviting home, offering four bedrooms and two bathrooms across over 2,100 square feet of thoughtfully designed living space. The open living room/dining room combo creates a warm and welcoming atmosphere, perfect for entertaining guests or relaxing with loved ones. The well-appointed kitchen features a dishwasher, stove, and a functional island, making meal prep a breeze. Enjoy your morning coffee in the cozy breakfast area, and take advantage of the convenient laundry room for easy household chores. Retreat to the master suite, where you’ll find a luxurious garden tub and a separate shower, providing the perfect space to unwind. Outside, a back deck offers an ideal spot for outdoor gatherings and quiet evenings under the stars. This home blends comfort and convenience, making it a standout choice for any buyer. Don't miss the opportunity to make it yours!

Key facts

• Master suite
• Cozy breakfast area
• Functional island

Tags

• WELL APPOINTED KITCHEN
• FUNCTIONAL ISLAND
• COZY BREAKFAST AREA
• CONVENIENT LAUNDRY ROOM
• MASTER SUITE
• LUXURIOUS GARDEN TUB

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $142k (5.0% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#284 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, amenities F, commute 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: 49 active listings in the ZIP; 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 407 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 407 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $55,000
• List price: $150,000
• Delta: 172.73%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.0%
• Equity multiple: 1.38×
• Total profit: $15,753
• Equity at exit: $58,936

10-year hold

• IRR: 10.3%
• Equity multiple: 2.39×
• Total profit: $58,583
• Equity at exit: $84,695

Cash invested: $42,000 (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: 49
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $89

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 89%

Sensitivity live

Price	-10% $193	-5% $141	+0% $89	+5% $37	+10% $-15
Rent	-10% $-24	-5% $33	+0% $89	+5% $145	+10% $201
Rate	-1.0pp $164	-0.5pp $127	base $89	+0.5pp $50	+1.0pp $10

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $150,000 Active 407 DOM
2. 2026-06-19
   days on market $150,000 Active 405 DOM
3. 2026-06-18
   days on market $150,000 Active 404 DOM
4. 2026-06-17
   days on market $150,000 Active 403 DOM
5. 2026-06-16
   days on market $150,000 Active 402 DOM
6. 2026-06-15
   days on market $150,000 Active 401 DOM
7. 2026-06-14
   days on market $150,000 Active 399 DOM
8. 2026-06-13
   days on market $150,000 Active 398 DOM
9. 2026-06-10
   days on market $150,000 Active 396 DOM
10. 2026-06-09
    days on market $150,000 Active 395 DOM
11. 2026-06-08
    days on market $150,000 Active 394 DOM
12. 2026-06-07
    days on market $150,000 Active 393 DOM
13. 2026-06-05
    days on market $150,000 Active 390 DOM
14. 2026-06-02
    days on market $150,000 Active 388 DOM
15. 2026-06-01
    days on market $150,000 Active 387 DOM
16. 2026-05-31
    days on market $150,000 Active 386 DOM
17. 2026-05-30
    days on market $150,000 Active 385 DOM
18. 2026-02-02
    price $150,000 902-char remark

    Show marketing remark (902 chars)

    Step into this spacious and inviting home, offering four bedrooms and two bathrooms across over 2,100 square feet of thoughtfully designed living space. The open living room/dining room combo creates a warm and welcoming atmosphere, perfect for entertaining guests or relaxing with loved ones. The well-appointed kitchen features a dishwasher, stove, and a functional island, making meal prep a breeze. Enjoy your morning coffee in the cozy breakfast area, and take advantage of the convenient laundry room for easy household chores. Retreat to the master suite, where you’ll find a luxurious garden tub and a separate shower, providing the perfect space to unwind. Outside, a back deck offers an ideal spot for outdoor gatherings and quiet evenings under the stars. This home blends comfort and convenience, making it a standout choice for any buyer. Don't miss the opportunity to make it yours!

19. 2025-12-03
    status Active 902-char remark

    Show marketing remark (902 chars)

    Step into this spacious and inviting home, offering four bedrooms and two bathrooms across over 2,100 square feet of thoughtfully designed living space. The open living room/dining room combo creates a warm and welcoming atmosphere, perfect for entertaining guests or relaxing with loved ones. The well-appointed kitchen features a dishwasher, stove, and a functional island, making meal prep a breeze. Enjoy your morning coffee in the cozy breakfast area, and take advantage of the convenient laundry room for easy household chores. Retreat to the master suite, where you’ll find a luxurious garden tub and a separate shower, providing the perfect space to unwind. Outside, a back deck offers an ideal spot for outdoor gatherings and quiet evenings under the stars. This home blends comfort and convenience, making it a standout choice for any buyer. Don't miss the opportunity to make it yours!

20. 2025-12-01
    historical 902-char remark

    Show marketing remark (902 chars)

    Step into this spacious and inviting home, offering four bedrooms and two bathrooms across over 2,100 square feet of thoughtfully designed living space. The open living room/dining room combo creates a warm and welcoming atmosphere, perfect for entertaining guests or relaxing with loved ones. The well-appointed kitchen features a dishwasher, stove, and a functional island, making meal prep a breeze. Enjoy your morning coffee in the cozy breakfast area, and take advantage of the convenient laundry room for easy household chores. Retreat to the master suite, where you’ll find a luxurious garden tub and a separate shower, providing the perfect space to unwind. Outside, a back deck offers an ideal spot for outdoor gatherings and quiet evenings under the stars. This home blends comfort and convenience, making it a standout choice for any buyer. Don't miss the opportunity to make it yours!

21. 2025-07-26
    price $169,000 902-char remark

    Show marketing remark (902 chars)

    Step into this spacious and inviting home, offering four bedrooms and two bathrooms across over 2,100 square feet of thoughtfully designed living space. The open living room/dining room combo creates a warm and welcoming atmosphere, perfect for entertaining guests or relaxing with loved ones. The well-appointed kitchen features a dishwasher, stove, and a functional island, making meal prep a breeze. Enjoy your morning coffee in the cozy breakfast area, and take advantage of the convenient laundry room for easy household chores. Retreat to the master suite, where you’ll find a luxurious garden tub and a separate shower, providing the perfect space to unwind. Outside, a back deck offers an ideal spot for outdoor gatherings and quiet evenings under the stars. This home blends comfort and convenience, making it a standout choice for any buyer. Don't miss the opportunity to make it yours!

22. 2025-05-08
    listed $179,000 Active 902-char remark

    Show marketing remark (902 chars)

    Step into this spacious and inviting home, offering four bedrooms and two bathrooms across over 2,100 square feet of thoughtfully designed living space. The open living room/dining room combo creates a warm and welcoming atmosphere, perfect for entertaining guests or relaxing with loved ones. The well-appointed kitchen features a dishwasher, stove, and a functional island, making meal prep a breeze. Enjoy your morning coffee in the cozy breakfast area, and take advantage of the convenient laundry room for easy household chores. Retreat to the master suite, where you’ll find a luxurious garden tub and a separate shower, providing the perfect space to unwind. Outside, a back deck offers an ideal spot for outdoor gatherings and quiet evenings under the stars. This home blends comfort and convenience, making it a standout choice for any buyer. Don't miss the opportunity to make it yours!

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $17,096
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$4,364
• Taxable loss: −$1,405
• Est. tax savings @ 24.0%: +$337
• After-tax cash flow: $1,404/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 — Franklin

• Score: 60/100
• State rank: #284
• US rank: #18648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-16.2% since first listed

5 events — show timeline

• 2026-02-02 Price Changed $150,000 LCMLS
• 2025-12-03 Relisted — LCMLS
• 2025-12-01 Delisted — LCMLS
• 2025-07-26 Price Changed $169,000 LCMLS
• 2025-05-08 Listed $179,000 LCMLS

Property tax history

-6.0%/yr

Latest (2023): $103 · -13.4% YoY. Source: county tax records.