26768 Whitt St · Ardmore, AL 35739

$200,000

6 bd · 4.0 ba · 2,628 sqft · SingleFamily public records · 12 Days on market

Built 1993 $76/sqft · 22% below area Est $271k · 26% 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 +15.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This Beautiful full brick home with an inground saltwater pool (with a privacy fence) has a lot to offer! 6 Bedrooms and 4 full bathrooms with two Master Suites on main floor! Enjoy some quiet time sitting outside the lovely covered porch. Entertain your guests in its spacious living room that features crown mouldings, a fireplace and opens to the kitchen! The kitchen has new countertops and lots of storage. Large Master suite offers 2 closets with 1 walk-in and a glamour bath with a Whirlpool tub! ALL secondary bedrooms have walk-in closets and new carpets. 3 of the bedrooms are upstairs - perfect for teens! New metal roof in 2005.

Key facts

• Garage
• Pool
• Built 1993

Property features AI

Finance

• Other: Located in Metes And Bounds subdivision
• HOA & community: No association

Exterior

• Parking: Attached garage (garage faces side); Carport with 2 spaces
• Utilities: Public sewer
• Home design: Single-family residence; Residential property; One, Two, Multi/split levels; Built in 1993
• Construction: Brick construction
• Exterior features: Concrete driveway; Deck; Front porch; Patio; Private salt water pool; Public water

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space basement; Gas log fireplace; 9 total rooms

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $77 ($928/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 $169k (15.4% below list).
• Recommended offer: $169k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.5% in Ardmore — 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 65/100 on livability (#120 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Limestone County (rural): math 21% / reading 44% proficiency, ranked #52 of 129 in AL (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cedar Hill Elementary School (math 33% / reading 52%, grade F, #209 of 627 statewide, top 34%, 578 students, 48% FRL); Ardmore High School (math 15% / reading 38%, grade F, #107 of 305 statewide, top 36%, 993 students, 50% FRL).
• Market conditions: 47 active listings in the ZIP; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Limestone County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,236 (15.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 0.85% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 9.8

CMA / ARV

• ARV (median comp): $271,044
• List price: $200,000
• Delta: -26.21%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26768 Whitt St	0.00mi	6/4.0	2,771 (+5%)	0mo	$185,000	$67	91

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 3.03×
• Total profit: $113,798
• Equity at exit: $180,176

10-year hold

• IRR: 22.4%
• Equity multiple: 6.91×
• Total profit: $331,147
• Equity at exit: $388,556

Cash invested: $56,000 (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 35739

• Home prices YoY: 3.6%
• Active inventory: 47
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,692 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$128 /mo · $1,530/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $77

Break-even live

Break-even rent $1,595

Max offer price $200,000

Occupancy floor 90%

Sensitivity live

Price	-10% $191	-5% $134	+0% $77	+5% $21	+10% $-36
Rent	-10% $-56	-5% $10	+0% $77	+5% $144	+10% $211
Rate	-1.0pp $178	-0.5pp $128	base $77	+0.5pp $25	+1.0pp $-27

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-05
   status Pending 59-char remark
2. 2026-04-23
   listed $200,000 Active 59-char remark
3. 2017-03-28
   soldstatus $188,094
4. 2017-03-26
   soldstatus $188,000 645-char remark

   Show marketing remark (645 chars)

   This Beautiful full brick home with an inground saltwater pool (with a privacy fence) has a lot to offer! 6 Bedrooms and 4 full bathrooms with two Master Suites on main floor! Enjoy some quiet time sitting outside the lovely covered porch. Entertain your guests in its spacious living room that features crown mouldings, a fireplace and opens to the kitchen! The kitchen has new countertops and lots of storage. Large Master suite offers 2 closets with 1 walk-in and a glamour bath with a Whirlpool tub! ALL secondary bedrooms have walk-in closets and new carpets. 3 of the bedrooms are upstairs - perfect for teens! New metal roof in 2005.

5. 2016-04-15
   listed $188,000 645-char remark

   Show marketing remark (645 chars)

   This Beautiful full brick home with an inground saltwater pool (with a privacy fence) has a lot to offer! 6 Bedrooms and 4 full bathrooms with two Master Suites on main floor! Enjoy some quiet time sitting outside the lovely covered porch. Entertain your guests in its spacious living room that features crown mouldings, a fireplace and opens to the kitchen! The kitchen has new countertops and lots of storage. Large Master suite offers 2 closets with 1 walk-in and a glamour bath with a Whirlpool tub! ALL secondary bedrooms have walk-in closets and new carpets. 3 of the bedrooms are upstairs - perfect for teens! New metal roof in 2005.

6. 2013-05-24
   soldstatus $155,000

   Show marketing remark (472 chars)

   Two homes in one, main built in 1993, addition built in 2001. Make a great home for 2 families, 5 bedrooms, 2 living rooms, 2 kitchens w/ all appliances remaining, 1 year home warranty provided by seller, 16x32 inground pool w/ salt system, 2 attached garages w/ 1076 SF, detached outbuilding, new metal roof in 2005, well landscaped, white vinyl privacy fence in back yard, crown molding throughout home, lots of concrete, gas fireplace, 2 water heaters, 3 central units.

7. 2013-05-24
   soldstatus $155,000

   Show marketing remark (472 chars)

   Two homes in one, main built in 1993, addition built in 2001. Make a great home for 2 families, 5 bedrooms, 2 living rooms, 2 kitchens w/ all appliances remaining, 1 year home warranty provided by seller, 16x32 inground pool w/ salt system, 2 attached garages w/ 1076 SF, detached outbuilding, new metal roof in 2005, well landscaped, white vinyl privacy fence in back yard, crown molding throughout home, lots of concrete, gas fireplace, 2 water heaters, 3 central units.

8. 2013-05-24
   soldstatus $155,000

   Show marketing remark (472 chars)

   Two homes in one, main built in 1993, addition built in 2001. Make a great home for 2 families, 5 bedrooms, 2 living rooms, 2 kitchens w/ all appliances remaining, 1 year home warranty provided by seller, 16x32 inground pool w/ salt system, 2 attached garages w/ 1076 SF, detached outbuilding, new metal roof in 2005, well landscaped, white vinyl privacy fence in back yard, crown molding throughout home, lots of concrete, gas fireplace, 2 water heaters, 3 central units.

9. 2010-09-01
   listed $159,900
10. 2010-04-17
    listed $159,900

    Show marketing remark (472 chars)

    Two homes in one, main built in 1993, addition built in 2001. Make a great home for 2 families, 5 bedrooms, 2 living rooms, 2 kitchens w/ all appliances remaining, 1 year home warranty provided by seller, 16x32 inground pool w/ salt system, 2 attached garages w/ 1076 SF, detached outbuilding, new metal roof in 2005, well landscaped, white vinyl privacy fence in back yard, crown molding throughout home, lots of concrete, gas fireplace, 2 water heaters, 3 central units.

11. 2001-11-16
    soldstatus $120,000

ⓘ 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: $1,530 · $128/mo
• Projected year-2 tax: $1,530 · $128/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 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,308
• − Mortgage interest: −$11,203
• − Property taxes: −$1,530
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$5,818
• Taxable loss: −$2,493
• Est. tax savings @ 24.0%: +$598
• After-tax cash flow: $1,526/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: Limestone County
• NCES district ID: 0102100
• Math proficiency: 21% ▼ -23.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $48,972
• Composite: 28.09/100
• National rank: #6829
• State rank: #52 of 129 in AL

Livability — Ardmore

• Score: 65/100
• State rank: #120
• US rank: #12595

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ardmore, AL
• Population (ZIP): 5,056

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 111,441 people
• By 2030: 121,272 · +8.8%
• By 2040: 140,705 · +26.3%
• By 2050: 159,069 · +42.7%
• By 2075: 202,231 · +81.5%
• By 2100: 230,608 · +106.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 5% Black 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 5% Serbian 2% Iranian 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Limestone

• 2024 margin: Solid R (+43.9) · D 27.5% · R 71.4% · Other 1.2%
• 2008→2024 swing: -2.0pp toward R · 2008: -41.9pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+42.6 2016: R+49.5 2012: R+43.6 2008: R+41.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.94%
• Current HPI: 342.3628
• 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

+54.2% since first listed

12 events — show timeline

• 2026-06-10 Sold (MLS) $185,000 VMLS
• 2026-05-05 Pending — VMLS
• 2026-04-23 Listed $200,000 VMLS
• 2017-03-28 Sold (Public Records) $188,094 Public Records
• 2017-03-26 Sold (MLS) $188,000 VMLS
• 2016-04-15 Listed $188,000 VMLS
• 2013-05-24 Sold (Public Records) $155,000 Public Records
• 2013-05-24 Sold (MLS) $155,000 REALTRACS as Distributed by MLS Grid
• 2013-05-24 Sold (MLS) $155,000 VMLS
• 2010-09-01 Listed $159,900 REALTRACS as Distributed by MLS Grid
• 2010-04-17 Listed $159,900 VMLS
• 2001-11-16 Sold (Public Records) $120,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,530 · +12.8% YoY. Source: county tax records.