1205 Egg And Butter Rd · Columbiana, AL 35051

$24,500

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 132 Days on market

Built 1981 1.12 ac lot ↓ 32% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.5/30.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 1 bathroom home is a fixer upper. Needs a new roof, rotted fascias, etc. Sits on 1.12 acres. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. Redemption period expires 3/24/2026.

Key facts

• 1.12 acre lot
• Listed 132 days

🔨 Auction listing. The $24,500 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $165,559 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $-357 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($792 rent vs $24k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 3.7% vs local median 2.5% in Columbiana — 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 63/100 on livability (#176 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: employment C-, schools F, amenities F.
• Shelby County (suburban): math 30% / reading 58% proficiency, ranked #16 of 129 in AL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 136 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 987 units permitted in Shelby 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.
• Shelby County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 45% chance of damaging wind over 30y; major 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 $21,560 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.48% ✗
• Cap rate: 3.71%
• Cash-on-cash: -9.23%
• DSCR: 0.59
• GRM: 17.4

CMA / ARV

• ARV (median comp): $165,559
• List price: $24,500
• Delta: -85.20%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -32.8%
• Equity multiple: -0.07×
• Total profit: $-49,624
• Equity at exit: $24,685

10-year hold

• IRR: -39.7%
• Equity multiple: -0.57×
• Total profit: $-72,808
• Equity at exit: $14,315

Cash invested: $46,357 (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 35051

• Home prices YoY: -19.4%
• Active inventory: 136
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $792 medium
• Mortgage (P&I): −$868
• Tax from tax record: −$45 /mo · $543/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $-357

Break-even live

Break-even rent $1,244

Max offer price $102,574

Occupancy floor —

Sensitivity live

Price	-10% $-263	-5% $-310	+0% $-357	+5% $-403	+10% $-450
Rent	-10% $-419	-5% $-388	+0% $-357	+5% $-325	+10% $-294
Rate	-1.0pp $-273	-0.5pp $-314	base $-357	+0.5pp $-399	+1.0pp $-443

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: $41,390
• Closing costs: $4,967
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
373 Mooney Rd Unit 6 Columbiana, AL	2.0	1.0	924	$775	$0.84	4d	1	0.98mi
100 Egg and Butter Rd Unit 24 Columbiana, AL	3.0	2.0	1074	$825	$0.77	44d	1	1.09mi
4 Pitts Dr Unit 12 Columbiana, AL	2.0	1.0	924	$775	$0.84	44d	1	1.33mi

Listing history 19 events

1. 2026-06-15
   status $24,500 Pending 132 DOM
2. 2026-06-15
   days on market $24,500 Active 132 DOM
3. 2026-06-13
   days on market $24,500 Active 130 DOM
4. 2026-06-13
   days on market $24,500 Active 129 DOM
5. 2026-06-10
   days on market $24,500 Active 127 DOM
6. 2026-06-09
   days on market $24,500 Active 126 DOM
7. 2026-06-08
   days on market $24,500 Active 125 DOM
8. 2026-06-07
   days on market $24,500 Active 124 DOM
9. 2026-06-05
   days on market $24,500 Active 121 DOM
10. 2026-06-03
    days on market $24,500 Active 120 DOM
11. 2026-06-02
    days on market $24,500 Active 119 DOM
12. 2026-06-01
    days on market $24,500 Active 118 DOM
13. 2026-05-31
    days on market $24,500 Active 117 DOM
14. 2026-04-15
    price $24,500 404-char remark

    Show marketing remark (404 chars)

    This 3 bedroom, 1 bathroom home is a fixer upper. Needs a new roof, rotted fascias, etc. Sits on 1.12 acres. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. Redemption period expires 3/24/2026.

15. 2026-03-31
    status Active 404-char remark

    Show marketing remark (404 chars)

    This 3 bedroom, 1 bathroom home is a fixer upper. Needs a new roof, rotted fascias, etc. Sits on 1.12 acres. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. Redemption period expires 3/24/2026.

16. 2026-03-31
    price $32,400 404-char remark

    Show marketing remark (404 chars)

    This 3 bedroom, 1 bathroom home is a fixer upper. Needs a new roof, rotted fascias, etc. Sits on 1.12 acres. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. Redemption period expires 3/24/2026.

17. 2026-03-02
    status Pending 404-char remark

    Show marketing remark (404 chars)

    This 3 bedroom, 1 bathroom home is a fixer upper. Needs a new roof, rotted fascias, etc. Sits on 1.12 acres. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. Redemption period expires 3/24/2026.

18. 2026-02-12
    price $34,200 404-char remark

    Show marketing remark (404 chars)

    This 3 bedroom, 1 bathroom home is a fixer upper. Needs a new roof, rotted fascias, etc. Sits on 1.12 acres. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. Redemption period expires 3/24/2026.

19. 2026-01-05
    listed $36,000 Active 404-char remark

    Show marketing remark (404 chars)

    This 3 bedroom, 1 bathroom home is a fixer upper. Needs a new roof, rotted fascias, etc. Sits on 1.12 acres. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. Redemption period expires 3/24/2026.

ⓘ 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: $543 · $45/mo
• Projected year-2 tax: $543 · $45/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 45% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,508
• − Mortgage interest: −$9,274
• − Property taxes: −$543
• − Insurance: −$828
• − Repairs & maintenance: −$761
• − Management: −$761
• − Depreciation: −$4,816
• Taxable loss: −$7,475
• Est. tax savings @ 24.0%: +$1,794
• After-tax cash flow: $-2,485/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: Shelby County
• NCES district ID: 0103030
• Math proficiency: 30% ▼ -28.00%
• Reading proficiency: 58% ▲ 2.00%
• Median HH income: $66,672
• Composite: 39.29/100
• National rank: #3995
• State rank: #16 of 129 in AL

Livability — Columbiana

• Score: 63/100
• State rank: #176
• US rank: #15028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbiana, AL
• City population: 10,101
• Population (ZIP): 10,101

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 237,024 people
• By 2030: 249,868 · +5.4%
• By 2040: 272,778 · +15.1%
• By 2050: 291,062 · +22.8%
• By 2075: 326,049 · +37.6%
• By 2100: 335,870 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 16% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: +12.6pp toward D · 2008: -53.4pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+40.4 2016: R+50.3 2012: R+55.6 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.36%
• Current HPI: 209.5375
• 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

-31.9% since first listed

6 events — show timeline

• 2026-04-15 Price Changed $24,500 VMLS
• 2026-03-31 Relisted — VMLS
• 2026-03-31 Price Changed $32,400 VMLS
• 2026-03-02 Pending — VMLS
• 2026-02-12 Price Changed $34,200 VMLS
• 2026-01-05 Listed $36,000 VMLS