47 Hancock Rd · Ladonia, AL 36869

$95,000

3 bd · 1.0 ba · 1,156 sqft · SingleFamily public records · 81 Days on market

Built 1950 1.04 ac lot $82/sqft · 44% below area Est $185k · 49% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3BR/1BA Convenient to Hwy 80, shopping, and dining. Great opportunity for homeowners or investors—plenty of potential! Nestled in the desirable Ladonia area of Phenix City, this 3-bedroom, 1-bath home offers the perfect blend of space, privacy, and potential. This property provides a peaceful setting with plenty of room to expand, entertain, or simply enjoy the outdoors. Inside, you’ll find a spacious layout featuring an open kitchen concept and a mix of hardwood, tile, and carpet flooring.

Key facts

• Convenient to hwy 80
• Open kitchen concept
• 1.04 acre lot

Tags

• CONVENIENT TO HWY 80
• OPEN KITCHEN CONCEPT
• HARDWOOD TILE CARPET FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 4.4% in Ladonia — 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 61/100 on livability (#251 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, schools F, amenities F.
• Russell County (rural): math 18% / reading 45% proficiency, ranked #65 of 129 in AL (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 107 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($50k/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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Russell County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $95k implies a 215% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 1.70% ✓
• Cap rate: 14.74%
• Cash-on-cash: 30.17%
• DSCR: 2.34
• GRM: 4.9

CMA / ARV

• ARV (median comp): $185,400
• List price: $95,000
• Delta: -48.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Virginia St	0.60mi	3/2.0	1,168 (+1%)	1mo	$167,000	$143	66
6 Kennedy St	0.35mi	3/2.0	1,254 (+8%)	3mo	$211,000	$168	63
7 Mann St	0.31mi	3/2.0	1,294 (+12%)	2mo	$206,740	$160	60
34 Kennedy St	0.31mi	3/2.0	1,300 (+12%)	3mo	$177,000	$136	59
15 Kennedy St	0.34mi	3/2.0	1,254 (+8%)	9mo	$199,900	$159	59
19 Mann St	0.26mi	3/2.0	1,242 (+7%)	17mo	$166,900	$134	57
123 Woodland Dr	0.53mi	2/1.0 (-1)	1,120 (-3%)	11mo	$170,000	$152	56
24 Kennedy St	0.37mi	3/2.0	1,243 (+8%)	14mo	$194,900	$157	54
6 Alabama Ave Ave	0.74mi	3/1.0	1,213 (+5%)	5mo	$100,000	$82	53
3 Florida Dr	0.65mi	3/2.0	1,266 (+10%)	9mo	$235,000	$186	42
11 Tennessee Ave	0.67mi	3/1.5	1,250 (+8%)	16mo	$140,000	$112	39
128 Woodland Dr	0.53mi	3/1.0	1,328 (+15%)	14mo	$250,000	$188	39

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 · 0.43% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 1.87×
• Total profit: $23,124
• Equity at exit: $14,165

10-year hold

• IRR: 28.3%
• Equity multiple: 3.22×
• Total profit: $59,103
• Equity at exit: $8,214

Cash invested: $26,600 (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 36869

• Home prices YoY: -22.2%
• Rents YoY: 0.4%
• Active inventory: 107
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,613 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $669

Break-even live

Break-even rent $766

Max offer price $95,000

Occupancy floor 54%

Sensitivity live

Price	-10% $722	-5% $696	+0% $669	+5% $642	+10% $615
Rent	-10% $541	-5% $605	+0% $669	+5% $732	+10% $796
Rate	-1.0pp $717	-0.5pp $693	base $669	+0.5pp $644	+1.0pp $619

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Vineyard Dr Phenix City, AL	3.0	2.0	1324	$1,600	$1.21	45d	1	1.13mi
567 Mill Pond Dr Phenix City, AL	3.0	2.0	1240	$1,400	$1.13	14d	1	1.19mi

Listing history 20 events

1. 2026-06-18
   days on market $95,000 Active 81 DOM
2. 2026-06-17
   days on market $95,000 Active 80 DOM
3. 2026-06-16
   days on market $95,000 Active 79 DOM
4. 2026-06-15
   days on market $95,000 Active 78 DOM
5. 2026-06-14
   days on market $95,000 Active 76 DOM
6. 2026-06-13
   days on market $95,000 Active 75 DOM
7. 2026-06-10
   days on market $95,000 Active 73 DOM
8. 2026-06-09
   days on market $95,000 Active 72 DOM
9. 2026-06-08
   days on market $95,000 Active 71 DOM
10. 2026-06-07
    pricedays on market $95,000 Active 70 DOM
11. 2026-06-05
    days on market $99,900 Active 67 DOM
12. 2026-06-02
    days on market $99,900 Active 65 DOM
13. 2026-06-01
    days on market $99,900 Active 64 DOM
14. 2026-05-31
    days on market $99,900 Active 63 DOM
15. 2026-05-30
    days on market $99,900 Active 62 DOM
16. 2026-05-07
    price $99,900 507-char remark

    Show marketing remark (507 chars)

    3BR/1BA Convenient to Hwy 80, shopping, and dining. Great opportunity for homeowners or investors—plenty of potential! Nestled in the desirable Ladonia area of Phenix City, this 3-bedroom, 1-bath home offers the perfect blend of space, privacy, and potential. This property provides a peaceful setting with plenty of room to expand, entertain, or simply enjoy the outdoors. Inside, you’ll find a spacious layout featuring an open kitchen concept and a mix of hardwood, tile, and carpet flooring.

17. 2026-03-25
    listed $110,000 Active 507-char remark

    Show marketing remark (507 chars)

    3BR/1BA Convenient to Hwy 80, shopping, and dining. Great opportunity for homeowners or investors—plenty of potential! Nestled in the desirable Ladonia area of Phenix City, this 3-bedroom, 1-bath home offers the perfect blend of space, privacy, and potential. This property provides a peaceful setting with plenty of room to expand, entertain, or simply enjoy the outdoors. Inside, you’ll find a spacious layout featuring an open kitchen concept and a mix of hardwood, tile, and carpet flooring.

18. 2016-12-12
    soldstatus $30,200 398-char remark

    Show marketing remark (398 chars)

    This rustic charmer sits on right at an acre lot. Located in the Ladonia area, this property offers easy access to Highway 80. Inside you have hardwood floors and an open concept in the kitchen area. There is a wrap around deck area, great for entertaining and enjoying the outdoors. The master bedroom is oversized with a large closet. Do not miss this one! This is a Fannie Mae HomePath Property!

19. 2016-06-15
    listed $39,900 398-char remark

    Show marketing remark (398 chars)

    This rustic charmer sits on right at an acre lot. Located in the Ladonia area, this property offers easy access to Highway 80. Inside you have hardwood floors and an open concept in the kitchen area. There is a wrap around deck area, great for entertaining and enjoying the outdoors. The master bedroom is oversized with a large closet. Do not miss this one! This is a Fannie Mae HomePath Property!

20. 2006-04-03
    soldstatus $71,298

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $809 · $67/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,351
• − Mortgage interest: −$5,321
• − Property taxes: −$809
• − Insurance: −$475
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$2,764
• Taxable income: $6,885
• Est. tax owed @ 24.0%: −$1,652
• After-tax cash flow: $6,372/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: Russell County
• NCES district ID: 0102880
• Math proficiency: 18% ▼ -28.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $40,292
• Composite: 26.41/100
• National rank: #7226
• State rank: #65 of 129 in AL

Livability — Ladonia

• Score: 61/100
• State rank: #251
• US rank: #17877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ladonia, AL
• County: Russell County · 53,055 people
• Metro: Columbus, GA-AL
• Population (ZIP): 21,518
• Household income: $50,061
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 789.0

Population outlook (Russell County) Hauer SSP2

• Today (2025): 70,137 people
• By 2030: 75,826 · +8.1%
• By 2040: 87,858 · +25.3%
• By 2050: 99,721 · +42.2%
• By 2075: 128,009 · +82.5%
• By 2100: 149,251 · +112.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 50% White 41% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Russell

• 2024 margin: Toss-up / Even · D 50.4% · R 48.7%
• 2008→2024 swing: -5.6pp toward R · 2008: 7.3pp · 2024: 1.7pp
• All cycles: 2024: D+1.7 2020: D+6.4 2016: D+1.9 2012: D+11.8 2008: D+7.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.69%
• Current HPI: 166.9094
• Rent YoY: ▲ 0.43%
• Metro: Columbus, GA-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

+40.1% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $99,900 EABOR
• 2026-03-25 Listed $110,000 EABOR
• 2016-12-12 Sold (MLS) $30,200 LCMLS
• 2016-06-15 Listed $39,900 LCMLS
• 2006-04-03 Sold (Public Records) $71,298 Public Records

Property tax history

+13.6%/yr

Latest (2025): $809 · +6.9% YoY. Source: county tax records.