205 Radney St · Columbia, AL 39823

$103,000

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 35 Days on market

Built 1961 $98/sqft · 16% below area Est $135k · 24% 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +4.9/10.0
• Appreciation +4.9/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nice , Quiet Neighborhood 3 bdrm , 1 bath House totally furnished Refrigerator, microwave, washer, dryer, deep freeze 3 Queen beds , dressers , 4 large pecan trees , carport , Call Larry Knighton - seller for more info 334 618 9633 Columbia , Alabama 36319

Key facts

• Deep freeze
• Totally furnished
• Microwave

Tags

• TOTALLY FURNISHED
• REFRIGERATOR
• MICROWAVE
• WASHER
• DRYER
• DEEP FREEZE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/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 $102k (0.8% below list).
• Recommended offer: $100k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#77 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, schools D-.
• Houston County (rural): math 25% / reading 49% proficiency, ranked #38 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 463 units permitted in Houston County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $506 of equity ($712 loan paydown + $-206 appreciation (-0.2% local appreciation)).
• Houston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $99,910 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 8.47%
• Cash-on-cash: 7.79%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (median comp): $134,918
• List price: $103,000
• Delta: -23.66%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 S Davis St	0.30mi	2/1.0 (-1)	1,200 (+14%)	2mo	$125,000	$104	55

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

Projected returns pro-forma

-0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.27×
• Total profit: $7,899
• Equity at exit: $28,882

10-year hold

• IRR: 11.2%
• Equity multiple: 2.20×
• Total profit: $34,491
• Equity at exit: $33,908

Cash invested: $28,840 (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 39823

• Home prices YoY: -0.1%
• Active inventory: 1
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,022 medium
• Mortgage (P&I): −$540
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $187

Break-even live

Break-even rent $785

Max offer price $103,000

Occupancy floor 77%

Sensitivity live

Price	-10% $245	-5% $216	+0% $187	+5% $158	+10% $129
Rent	-10% $106	-5% $147	+0% $187	+5% $227	+10% $268
Rate	-1.0pp $239	-0.5pp $213	base $187	+0.5pp $160	+1.0pp $133

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $103,000 Active 35 DOM
2. 2026-06-18
   days on market $103,000 Active 34 DOM
3. 2026-06-17
   days on market $103,000 Active 33 DOM
4. 2026-06-16
   days on market $103,000 Active 32 DOM
5. 2026-06-15
   days on market $103,000 Active 31 DOM
6. 2026-06-14
   days on market $103,000 Active 29 DOM
7. 2026-06-12
   days on market $103,000 Active 28 DOM
8. 2026-06-09
   days on market $103,000 Active 25 DOM
9. 2026-06-08
   days on market $103,000 Active 24 DOM
10. 2026-06-07
    days on market $103,000 Active 23 DOM
11. 2026-06-05
    days on market $103,000 Active 20 DOM
12. 2026-06-03
    days on market $103,000 Active 19 DOM
13. 2026-06-02
    days on market $103,000 Active 18 DOM
14. 2026-06-01
    days on market $103,000 Active 17 DOM
15. 2026-05-31
    days on market $103,000 Active 16 DOM
16. 2026-05-30
    days on market $103,000 Active 15 DOM
17. 2026-05-15
    listed $103,000 Active 269-char remark

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $449 · $37/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,267
• − Mortgage interest: −$5,770
• − Property taxes: −$449
• − Insurance: −$515
• − Repairs & maintenance: −$981
• − Management: −$981
• − Depreciation: −$2,996
• Taxable income: $574
• Est. tax owed @ 24.0%: −$138
• After-tax cash flow: $2,107/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: Houston County
• NCES district ID: 0101770
• Math proficiency: 25% ▼ -33.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $40,530
• Composite: 31.01/100
• National rank: #6092
• State rank: #38 of 129 in AL

Livability — Columbia

• Score: 67/100
• State rank: #77
• US rank: #10154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbia, AL
• Population (ZIP): 8,635

Population outlook (Houston County) Hauer SSP2

• Today (2025): 110,280 people
• By 2030: 112,668 · +2.2%
• By 2040: 116,149 · +5.3%
• By 2050: 117,805 · +6.8%
• By 2075: 118,577 · +7.5%
• By 2100: 110,940 · +0.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (53%)
• Race & ethnicity: Black 53% White 44% Two or more races 2%
• Common ancestry: Italian 1% Lithuanian 1% Russian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Houston

• 2024 margin: Solid R (+47.8) · D 25.7% · R 73.5%
• 2008→2024 swing: -7.0pp toward R · 2008: -40.8pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+42.7 2016: R+47.6 2012: R+40.3 2008: R+40.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.20%
• Current HPI: 172.576
• 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

1 event — show timeline

• 2026-05-15 Listed $103,000 FSBO.com

Property tax history

+32.3%/yr

Latest (2025): $449 · +0.0% YoY. Source: county tax records.