208 Radney St · Columbia, AL 36319

$149,800

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 199 Days on market

Built 1963 0.35 ac lot $107/sqft · 5% above area Est $142k · 5% over ↓ 9% since listing

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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).

• Cash flow +12.6/30.0
• Appreciation +8.0/10.0
• ARV discount +5.1/15.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Check out this welcoming 3 bedroom/1 bathroom home that has been well cared for over the years. Step inside to find new LVP flooring installed in 2024, giving the home a fresh, comfortable feel. Architectural shingle roof was installed in 2019, water heater replaced in 2019, and 20'x20' metal building built in 2019 that is fully spray foam insulated, finished with sturdy plywood walls, with LED lighting; an ideal space for projects, storage, or hobbies. With its move-in ready condition, this home is a great fit for anyone looking to enjoy simple, small-town living with several upgrades already complete.

Key facts

• New lvp flooring
• Metal building
• 0.35 acre lot

Tags

• NEW LVP FLOORING
• ARCHITECTURAL SHINGLE ROOF
• WATER HEATER REPLACED
• METAL BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-19 ($-232/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (26.4% below list).
• Recommended offer: $110k (26.4% below list) — sets the bar for 1% rule.

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, amenities F.
• 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.
• Zoned schools: Webb Elementary School (math 24% / reading 49%, grade F, #281 of 627 statewide, top 45%, 461 students, 78% FRL); Houston County High School (math 8% / reading 32%, grade F, #165 of 305 statewide, top 55%, 322 students, 81% FRL) — zoned schools average 80% FRL vs 52% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 25 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 $10k of equity ($1k loan paydown + $9k appreciation (6.1% local appreciation)).
• Houston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($132k) 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 $110,249 (26.4% 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 199 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 1963 — 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 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?
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: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 11.3

CMA / ARV

• ARV (median comp): $142,293
• List price: $149,800
• Delta: 5.28%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Springview St	0.17mi	3/1.5	1,325 (-6%)	20mo	$123,000	$93	64
102 S Davis St	0.36mi	2/1.0 (-1)	1,200 (-14%)	2mo	$125,000	$104	52
102 Martha St	0.64mi	3/2.0	1,450 (+3%)	18mo	$185,000	$128	46
202 N Washington St	0.46mi	3/1.5	1,612 (+15%)	9mo	$143,000	$89	44

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

Projected returns pro-forma

6.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 2.02×
• Total profit: $42,767
• Equity at exit: $95,041

10-year hold

• IRR: 15.2%
• Equity multiple: 4.01×
• Total profit: $126,399
• Equity at exit: $173,108

Cash invested: $41,944 (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 36319

• Home prices YoY: 2.9%
• Active inventory: 25
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$42 /mo · $507/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-19

Break-even live

Break-even rent $1,127

Max offer price $146,391

Occupancy floor 97%

Sensitivity live

Price	-10% $66	-5% $23	+0% $-19	+5% $-62	+10% $-104
Rent	-10% $-106	-5% $-63	+0% $-19	+5% $24	+10% $68
Rate	-1.0pp $56	-0.5pp $19	base $-19	+0.5pp $-58	+1.0pp $-98

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: $37,450
• Closing costs: $4,494
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-12
   status $149,800 Pending 199 DOM
2. 2026-06-09
   pricedays on market $149,800 Active 199 DOM
3. 2026-06-08
   days on market $158,800 Active 198 DOM
4. 2026-06-07
   days on market $158,800 Active 197 DOM
5. 2026-06-05
   days on market $158,800 Active 194 DOM
6. 2026-06-03
   days on market $158,800 Active 193 DOM
7. 2026-06-02
   days on market $158,800 Active 192 DOM
8. 2026-06-01
   days on market $158,800 Active 191 DOM
9. 2026-05-31
   days on market $158,800 Active 190 DOM
10. 2026-05-30
    days on market $158,800 Active 189 DOM
11. 2026-03-22
    price $158,800 610-char remark

    Show marketing remark (610 chars)

    Check out this welcoming 3 bedroom/1 bathroom home that has been well cared for over the years. Step inside to find new LVP flooring installed in 2024, giving the home a fresh, comfortable feel. Architectural shingle roof was installed in 2019, water heater replaced in 2019, and 20'x20' metal building built in 2019 that is fully spray foam insulated, finished with sturdy plywood walls, with LED lighting; an ideal space for projects, storage, or hobbies. With its move-in ready condition, this home is a great fit for anyone looking to enjoy simple, small-town living with several upgrades already complete.

12. 2026-02-07
    price $164,000 610-char remark

    Show marketing remark (610 chars)

    Check out this welcoming 3 bedroom/1 bathroom home that has been well cared for over the years. Step inside to find new LVP flooring installed in 2024, giving the home a fresh, comfortable feel. Architectural shingle roof was installed in 2019, water heater replaced in 2019, and 20'x20' metal building built in 2019 that is fully spray foam insulated, finished with sturdy plywood walls, with LED lighting; an ideal space for projects, storage, or hobbies. With its move-in ready condition, this home is a great fit for anyone looking to enjoy simple, small-town living with several upgrades already complete.

13. 2025-12-14
    price $169,000 610-char remark

    Show marketing remark (610 chars)

    Check out this welcoming 3 bedroom/1 bathroom home that has been well cared for over the years. Step inside to find new LVP flooring installed in 2024, giving the home a fresh, comfortable feel. Architectural shingle roof was installed in 2019, water heater replaced in 2019, and 20'x20' metal building built in 2019 that is fully spray foam insulated, finished with sturdy plywood walls, with LED lighting; an ideal space for projects, storage, or hobbies. With its move-in ready condition, this home is a great fit for anyone looking to enjoy simple, small-town living with several upgrades already complete.

14. 2025-11-22
    listed $174,000 Active 610-char remark

    Show marketing remark (610 chars)

    Check out this welcoming 3 bedroom/1 bathroom home that has been well cared for over the years. Step inside to find new LVP flooring installed in 2024, giving the home a fresh, comfortable feel. Architectural shingle roof was installed in 2019, water heater replaced in 2019, and 20'x20' metal building built in 2019 that is fully spray foam insulated, finished with sturdy plywood walls, with LED lighting; an ideal space for projects, storage, or hobbies. With its move-in ready condition, this home is a great fit for anyone looking to enjoy simple, small-town living with several upgrades already complete.

ⓘ 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: $507 · $42/mo
• Projected year-2 tax: $614 · $51/mo
• Expected delta: +$107/yr (+$9/mo · 21.1%)

ⓘ 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 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: $13,230
• − Mortgage interest: −$8,391
• − Property taxes: −$507
• − Insurance: −$749
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$4,358
• Taxable loss: −$2,892
• Est. tax savings @ 24.0%: +$694
• After-tax cash flow: $463/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): 2,406

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: Predominantly White (89%)
• Race & ethnicity: White 89% Black 10% Two or more races 1%
• Common ancestry: Lithuanian 1% Iranian 1%
• Foreign-born: 0%

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: ▲ 6.09%
• Current HPI: 217.0527
• 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

-8.7% since first listed

4 events — show timeline

• 2026-03-22 Price Changed $158,800 SAMLS
• 2026-02-07 Price Changed $164,000 SAMLS
• 2025-12-14 Price Changed $169,000 SAMLS
• 2025-11-22 Listed $174,000 SAMLS

Property tax history

+94.2%/yr

Latest (2025): $507 · +0.0% YoY. Source: county tax records.