801 Lasso Loop · Ladonia, AL 36869

$110,000

2 bd · 1.0 ba · 980 sqft · Manufactured public records · 37 Days on market

Built 1996

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Why this score? — see what drove the C 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.1/5.0
• Rent growth +2.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This single-family, single-wide home is located conveniently off of Highway 80 in the Phenix City/ Ladonia area. Minutes away from grocery stores and eateries in the area. It is also approximately a 20-minute drive to Columbus, Georgia. This home was updated with all new electrical wiring throughout, new plumbing, new HVAC system, new sheetrock walls, new flooring, along with new countertops, cabinetry, and brand-new appliances. Offering an open kitchen and living concept with a large bathroom and stand-alone laundry room. 801 Lasso Loop is a deeded property nestled on 0.5 acres of land.

Key facts

• New plumbing
• New flooring
• New countertops

Tags

• NEW ELECTRICAL WIRING
• NEW PLUMBING
• NEW HVAC SYSTEM
• NEW SHEETROCK WALLS
• NEW FLOORING
• NEW COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.4% in Ladonia — 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 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; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 37 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $110k implies a 588% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; moderate 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.26%
• DSCR: 1.50
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,442
• Equity at exit: $16,401

10-year hold

• IRR: 4.8%
• Equity multiple: 1.32×
• Total profit: $9,773
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$20 /mo · $234/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $289

Break-even live

Break-even rent $813

Max offer price $110,000

Occupancy floor 70%

Sensitivity live

Price	-10% $351	-5% $320	+0% $289	+5% $258	+10% $95
Rent	-10% $196	-5% $242	+0% $289	+5% $336	+10% $382
Rate	-1.0pp $344	-0.5pp $317	base $289	+0.5pp $261	+1.0pp $232

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $110,000 Active 37 DOM
2. 2026-06-17
   days on market $110,000 Active 36 DOM
3. 2026-06-16
   days on market $110,000 Active 35 DOM
4. 2026-06-15
   days on market $110,000 Active 34 DOM
5. 2026-06-14
   days on market $110,000 Active 32 DOM
6. 2026-06-13
   days on market $110,000 Active 31 DOM
7. 2026-06-10
   days on market $110,000 Active 29 DOM
8. 2026-06-09
   days on market $110,000 Active 28 DOM
9. 2026-06-08
   days on market $110,000 Active 27 DOM
10. 2026-06-07
    days on market $110,000 Active 26 DOM
11. 2026-06-05
    days on market $110,000 Active 23 DOM
12. 2026-06-02
    days on market $110,000 Active 21 DOM
13. 2026-06-01
    days on market $110,000 Active 20 DOM
14. 2026-05-31
    days on market $110,000 Active 19 DOM
15. 2026-05-30
    days on market $110,000 Active 18 DOM
16. 2026-05-12
    listed $110,000 Active 594-char remark
17. 2025-06-03
    soldstatus $16,000
18. 2022-06-01
    soldstatus $16,000
19. 2000-11-17
    soldstatus $21,878

ⓘ 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: $234 · $20/mo
• Projected year-2 tax: $451 · $38/mo
• Expected delta: +$217/yr (+$18/mo · 92.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $14,145
• − Mortgage interest: −$6,162
• − Property taxes: −$234
• − Insurance: −$550
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$3,200
• Taxable income: $1,736
• Est. tax owed @ 24.0%: −$417
• After-tax cash flow: $3,052/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

+402.8% since first listed

4 events — show timeline

• 2026-05-12 Listed $110,000 FSBO.com
• 2025-06-03 Sold (Public Records) $16,000 Public Records
• 2022-06-01 Sold (Public Records) $16,000 Public Records
• 2000-11-17 Sold (Public Records) $21,878 Public Records

Property tax history

+3.5%/yr

Latest (2025): $234 · +6.9% YoY. Source: county tax records.