19725 Redus St · Elkmont, AL 35620

$219,000

3 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 46 Days on market

Built 1940 0.30 ac lot $156/sqft · 6% above area Est $255k · 14% 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 +13.8/15.0
• Cash flow +10.4/30.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

OPEN HOUSE SUN APRIL 26TH 2-4! Come and tour this incredible full interior remodel, featuring all-new flooring, a completely updated kitchen with modern appliances, fresh paint, and stylish fixtures throughout. Both bathrooms have been beautifully renovated to offer comfort and contemporary appeal. This home combines craftsmanship and convenience — perfectly located beside Elkmont High School, making daily routines easy and efficient. Don’t miss the opportunity to see this move-in-ready gem in person and experience its modern upgrades firsthand!

Key facts

• Renovated bathrooms
• Move-in-ready
• Modern appliances

Tags

• FULL INTERIOR REMODEL
• UPDATED KITCHEN
• NEW CABINETS
• MODERN APPLIANCES
• RENOVATED BATHROOMS
• MOVE-IN-READY

Property features AI

Finance

• Other: Subdivision: Metes And Bounds
• HOA & community: No homeowners association

Exterior

• Parking: Gravel driveway
• Utilities: Public water
• Home design: Single-family residence; One story; Not new construction
• Construction: Vinyl siding
• Exterior features: Lot is approximately 0.3 acres (about 13,068 sq ft); Lot dimensions about 153 x 74; Public water

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: 7 rooms total; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (32.4% below list).
• Recommended offer: $148k (32.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#55 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute 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: Elkmont Elementary School (math 27% / reading 42%, grade F, #296 of 627 statewide, top 49%, 376 students, 63% FRL); Elkmont High School (math 9% / reading 34%, grade F, #156 of 305 statewide, top 52%, 643 students, 61% FRL) — zoned schools average 62% FRL vs 40% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 79 active listings in the ZIP; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Limestone County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $102k; list at $219k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $148,063 (32.4% 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 46 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.68% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 12.3

CMA / ARV

• ARV (median comp): $254,900
• List price: $219,000
• Delta: -14.08%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25479 Vaughn St	0.51mi	3/2.0	1,438 (+2%)	4mo	$254,900	$177	69
19201 Upper Fort Hampton Rd	0.21mi	3/2.0	1,200 (-15%)	18mo	$219,000	$183	51
25404 Cedar Ave	0.53mi	3/1.5	1,576 (+12%)	15mo	$219,900	$140	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.30×
• Total profit: $-42,951
• Equity at exit: $32,654

10-year hold

• IRR: -13.3%
• Equity multiple: 0.23×
• Total profit: $-47,339
• Equity at exit: $18,935

Cash invested: $61,320 (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 35620

• Home prices YoY: -28.3%
• Active inventory: 79
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,481 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$45 /mo · $544/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-115

Break-even live

Break-even rent $1,627

Max offer price $198,627

Occupancy floor —

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-14
   status $219,000 Pending 46 DOM
2. 2026-06-10
   days on market $219,000 Active 46 DOM
3. 2026-06-09
   days on market $219,000 Active 45 DOM
4. 2026-06-08
   days on market $219,000 Active 44 DOM
5. 2026-06-07
   days on market $219,000 Active 43 DOM
6. 2026-06-05
   days on market $219,000 Active 40 DOM
7. 2026-06-03
   days on market $219,000 Active 39 DOM
8. 2026-06-03
   price $219,000 Active 38 DOM
9. 2026-06-02
   days on market $228,000 Active 38 DOM
10. 2026-06-01
    days on market $228,000 Active 37 DOM
11. 2026-05-31
    days on market $228,000 Active 36 DOM
12. 2026-05-30
    days on market $228,000 Active 35 DOM
13. 2026-05-15
    price $228,000 564-char remark
14. 2026-04-25
    listed $229,000 Active 564-char remark
15. 2026-01-21
    soldstatus $101,500
16. 2011-06-08
    soldstatus $20,500

ⓘ 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: $544 · $45/mo
• Projected year-2 tax: $898 · $75/mo
• Expected delta: +$354/yr (+$30/mo · 65.1%)

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,768
• − Mortgage interest: −$12,267
• − Property taxes: −$544
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$6,371
• Taxable loss: −$5,352
• Est. tax savings @ 24.0%: +$1,285
• After-tax cash flow: $-99/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 — Elkmont

• Score: 69/100
• State rank: #55
• US rank: #8580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elkmont, AL
• Population (ZIP): 10,990

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 2% Black 1% Native American 1%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -72.17%
• Current HPI: 182.82
• 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

+968.3% since first listed

6 events — show timeline

• 2026-06-10 Pending — VMLS
• 2026-06-02 Price Changed $219,000 VMLS
• 2026-05-15 Price Changed $228,000 VMLS
• 2026-04-25 Listed $229,000 VMLS
• 2026-01-21 Sold (Public Records) $101,500 Public Records
• 2011-06-08 Sold (Public Records) $20,500 Public Records

Property tax history

+11.2%/yr

Latest (2025): $544 · +3.3% YoY. Source: county tax records.