5 Tennessee Ave · Ladonia, AL 36869

$259,900

4 bd · 5.0 ba · 3,031 sqft · SingleFamily public records · 234 Days on market

Built 1969 0.41 ac lot $86/sqft · 17% below area Est $314k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.8/30.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4-bedroom, 3-bath home offers generous living space and a flexible lower-level suite perfect for extended family, guests, or a home office. Conveniently located near restaurants and local favorites, this property combines comfort, functionality, and location—all in one!

Key facts

• Near restaurants
• 0.41 acre lot
• Parking

Tags

• FLEXIBLE LOWER-LEVEL SUITE
• NEAR RESTAURANTS

What this means for you Summary

Snapshot

• This is a 4-bed/5.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (25.8% below list).
• Recommended offer: $193k (25.8% below list) — sets the bar for 1% rule.

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, amenities F, commute 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.
• Zoned schools: Ladonia Elementary School (math 27% / reading 47%, grade F, #267 of 627 statewide, top 45%, 450 students, 70% FRL); Russell County Middle School (math 14% / reading 45%, grade F, #129 of 257 statewide, top 52%, 830 students, 77% FRL); Russell County High School (math 17% / reading 27%, grade F, #142 of 305 statewide, top 51%, 1,014 students, 76% FRL) — zoned schools average 74% FRL vs 58% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 107 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• At $1,929/mo this rent would consume 46% of the median local household income ($50k/yr) (locally 789% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $192,903 (25.8% 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 234 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 11.2

CMA / ARV

• ARV (median comp): $314,479
• List price: $259,900
• Delta: -17.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Springwood Dr	0.50mi	4/2.5	2,989 (-1%)	2mo	$367,900	$123	62
26 Springwood Dr	0.51mi	4/2.5	2,941 (-3%)	3mo	$376,500	$128	58
8 Springwood Court Ct	0.69mi	4/3.0	2,587 (-15%)	3mo	$329,900	$128	33
12 Springwood Dr	0.61mi	4/4.0	3,339 (+10%)	22mo	$360,000	$108	32
38 Springwood Dr	0.47mi	5/3.0 (+1)	2,726 (-10%)	22mo	$344,000	$126	30
34 Oakwood Dr	0.65mi	4/2.5	2,656 (-12%)	15mo	$330,000	$124	27
309 Lee Road 2138	0.70mi	4/3.0	2,615 (-14%)	12mo	$350,000	$134	27
604 Mill Pond Dr	0.46mi	3/2.5 (-1)	2,682 (-12%)	24mo	$250,000	$93	24

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: -22.3%
• Equity multiple: 0.25×
• Total profit: $-54,715
• Equity at exit: $38,752

10-year hold

• IRR: -23.6%
• Equity multiple: -0.05×
• Total profit: $-76,740
• Equity at exit: $22,471

Cash invested: $72,772 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,929 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$173 /mo · $2,078/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-120

Break-even live

Break-even rent $2,082

Max offer price $238,620

Occupancy floor —

Sensitivity live

Price	-10% $27	-5% $-47	+0% $-120	+5% $-194	+10% $-268
Rent	-10% $-273	-5% $-197	+0% $-120	+5% $-44	+10% $32
Rate	-1.0pp $10	-0.5pp $-54	base $-120	+0.5pp $-188	+1.0pp $-256

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
372 Lee Rd Unit 2018 Phenix City, AL	4.0	2.0	3400	$2,650	$0.78	15d	1	1.15mi

Listing history 36 events

1. 2026-06-22
   days on market $259,900 Active 234 DOM
2. 2026-06-18
   days on market $259,900 Active 231 DOM
3. 2026-06-17
   days on market $259,900 Active 230 DOM
4. 2026-06-16
   days on market $259,900 Active 229 DOM
5. 2026-06-15
   days on market $259,900 Active 228 DOM
6. 2026-06-14
   days on market $259,900 Active 226 DOM
7. 2026-06-13
   days on market $259,900 Active 225 DOM
8. 2026-06-10
   days on market $259,900 Active 223 DOM
9. 2026-06-09
   days on market $259,900 Active 222 DOM
10. 2026-06-08
    days on market $259,900 Active 221 DOM
11. 2026-06-07
    days on market $259,900 Active 220 DOM
12. 2026-06-05
    days on market $259,900 Active 217 DOM
13. 2026-06-02
    days on market $259,900 Active 215 DOM
14. 2026-06-01
    days on market $259,900 Active 214 DOM
15. 2026-05-31
    days on market $259,900 Active 213 DOM
16. 2026-05-30
    days on market $259,900 Active 212 DOM
17. 2026-04-06
    price $259,900 281-char remark

    Show marketing remark (281 chars)

    This 4-bedroom, 3-bath home offers generous living space and a flexible lower-level suite perfect for extended family, guests, or a home office. Conveniently located near restaurants and local favorites, this property combines comfort, functionality, and location—all in one!

18. 2026-03-13
    status Active 281-char remark

    Show marketing remark (281 chars)

    This 4-bedroom, 3-bath home offers generous living space and a flexible lower-level suite perfect for extended family, guests, or a home office. Conveniently located near restaurants and local favorites, this property combines comfort, functionality, and location—all in one!

19. 2026-02-27
    status Pending 281-char remark

    Show marketing remark (281 chars)

    This 4-bedroom, 3-bath home offers generous living space and a flexible lower-level suite perfect for extended family, guests, or a home office. Conveniently located near restaurants and local favorites, this property combines comfort, functionality, and location—all in one!

20. 2026-02-02
    price $269,900 281-char remark

    Show marketing remark (281 chars)

    This 4-bedroom, 3-bath home offers generous living space and a flexible lower-level suite perfect for extended family, guests, or a home office. Conveniently located near restaurants and local favorites, this property combines comfort, functionality, and location—all in one!

21. 2025-11-15
    price $274,900 281-char remark

    Show marketing remark (281 chars)

    This 4-bedroom, 3-bath home offers generous living space and a flexible lower-level suite perfect for extended family, guests, or a home office. Conveniently located near restaurants and local favorites, this property combines comfort, functionality, and location—all in one!

22. 2025-10-14
    listed $279,900 Active 281-char remark

    Show marketing remark (281 chars)

    This 4-bedroom, 3-bath home offers generous living space and a flexible lower-level suite perfect for extended family, guests, or a home office. Conveniently located near restaurants and local favorites, this property combines comfort, functionality, and location—all in one!

23. 2023-09-29
    soldstatus $250,000 358-char remark

    Show marketing remark (358 chars)

    Good home with mother in law area. Hardwood floors, new septic system, large pave parking , shed is electric, rec room with AC Clear termite and septic inspection and official VA appraisal. Brand new roof and carpet was stretched. Good home with mother in law area. Hardwood floors, new septic system, large pave parking , shed is electric, rec room with AC

24. 2023-09-29
    soldstatus $250,000 Closed

    Show marketing remark (358 chars)

    Good home with mother in law area. Hardwood floors, new septic system, large pave parking , shed is electric, rec room with AC Clear termite and septic inspection and official VA appraisal. Brand new roof and carpet was stretched. Good home with mother in law area. Hardwood floors, new septic system, large pave parking , shed is electric, rec room with AC

25. 2023-09-29
    soldstatus $250,000 Closed

    Show marketing remark (358 chars)

    Good home with mother in law area. Hardwood floors, new septic system, large pave parking , shed is electric, rec room with AC Clear termite and septic inspection and official VA appraisal. Brand new roof and carpet was stretched. Good home with mother in law area. Hardwood floors, new septic system, large pave parking , shed is electric, rec room with AC

26. 2023-08-29
    status Pending
27. 2023-08-14
    historical
28. 2023-08-07
    status Pending
29. 2023-08-05
    status Pending
30. 2023-07-20
    listed $250,000 Active
31. 2023-07-19
    status Active
32. 2023-07-18
    listed $250,000 358-char remark

    Show marketing remark (358 chars)

    Good home with mother in law area. Hardwood floors, new septic system, large pave parking , shed is electric, rec room with AC Clear termite and septic inspection and official VA appraisal. Brand new roof and carpet was stretched. Good home with mother in law area. Hardwood floors, new septic system, large pave parking , shed is electric, rec room with AC

33. 2023-06-08
    listed $250,000 Active
34. 2017-06-12
    listed $179,900
35. 2009-11-06
    soldstatus $133,000
36. 2007-01-04
    soldstatus $125,230

ⓘ 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: $2,078 · $173/mo
• Projected year-2 tax: $2,078 · $173/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 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $23,148
• − Mortgage interest: −$14,558
• − Property taxes: −$2,078
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$7,561
• Taxable loss: −$6,052
• Est. tax savings @ 24.0%: +$1,452
• After-tax cash flow: $7/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

+107.5% since first listed

20 events — show timeline

• 2026-04-06 Price Changed $259,900 EABOR
• 2026-03-13 Relisted — EABOR
• 2026-02-27 Pending — EABOR
• 2026-02-02 Price Changed $269,900 EABOR
• 2025-11-15 Price Changed $274,900 EABOR
• 2025-10-14 Listed $279,900 EABOR
• 2023-09-29 Sold (MLS) $250,000 LCMLS
• 2023-09-29 Sold (MLS) $250,000 EABOR
• 2023-09-29 Sold (MLS) $250,000 EABOR
• 2023-08-29 Pending — EABOR
• 2023-08-14 Delisted — EABOR
• 2023-08-07 Pending — LCMLS
• 2023-08-05 Pending — EABOR
• 2023-07-20 Listed $250,000 LCMLS
• 2023-07-19 Relisted — EABOR
• 2023-07-18 Listed $250,000 EABOR
• 2023-06-08 Listed $250,000 EABOR
• 2017-06-12 Listed $179,900 CBOR
• 2009-11-06 Sold (Public Records) $133,000 Public Records
• 2007-01-04 Sold (Public Records) $125,230 Public Records

Property tax history

+16.3%/yr

Latest (2025): $2,078 · +3.6% YoY. Source: county tax records.