2140 W Highway 166 · Ranburne, AL 30108

$140,000

3 bd · 1.0 ba · 1,500 sqft · SingleFamily · 144 Days on market

Built 1989 Poor condition 6.00 ac lot $93/sqft · 41% below area Est $236k · 41% under

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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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Appreciation +4.0/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Rare Opportunity! 3 bed / 1 bath Fixer on 6 Private Acres in Bowdon. Sold "AS-IS". This property is perfect for someone seeking privacy, acreage and the opportunity to create equity through renovation. Close enough to Bowdon, Carrollton and I-20 conveniences yet tucked away for country living.

Key facts

• Private acres
• Country living
• 6 acre lot

Tags

• PRIVATE ACRES
• COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $128 ($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 $139k (1.0% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#324 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D+, crime D.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $968 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $236,047
• List price: $140,000
• Delta: -40.69%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-1.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.80×
• Total profit: $-8,021
• Equity at exit: $27,809

10-year hold

• IRR: 2.9%
• Equity multiple: 1.24×
• Total profit: $9,405
• Equity at exit: $24,357

Cash invested: $39,200 (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 30108

• Home prices YoY: -0.5%
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,386 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $128

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 86%

Sensitivity live

Price	-10% $224	-5% $176	+0% $128	+5% $79	+10% $31
Rent	-10% $18	-5% $73	+0% $128	+5% $182	+10% $237
Rate	-1.0pp $198	-0.5pp $163	base $128	+0.5pp $91	+1.0pp $54

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $140,000 Active 144 DOM
2. 2026-06-18
   days on market $140,000 Active 141 DOM
3. 2026-06-17
   days on market $140,000 Active 140 DOM
4. 2026-06-16
   days on market $140,000 Active 139 DOM
5. 2026-06-15
   days on market $140,000 Active 138 DOM
6. 2026-06-13
   days on market $140,000 Active 136 DOM
7. 2026-06-09
   days on market $140,000 Active 132 DOM
8. 2026-06-08
   days on market $140,000 Active 131 DOM
9. 2026-06-07
   days on market $140,000 Active 130 DOM
10. 2026-06-04
    days on market $140,000 Active 127 DOM
11. 2026-06-03
    days on market $140,000 Active 126 DOM
12. 2026-06-02
    days on market $140,000 Active 125 DOM
13. 2026-06-01
    days on market $140,000 Active 124 DOM
14. 2026-05-31
    days on market $140,000 Active 123 DOM
15. 2026-03-20
    status Back On Market 304-char remark

    Show marketing remark (304 chars)

    Rare Opportunity! 3 bed / 1 bath Fixer on 6 Private Acres in Bowdon. Sold "AS-IS". This property is perfect for someone seeking privacy, acreage and the opportunity to create equity through renovation. Close enough to Bowdon, Carrollton and I-20 conveniences yet tucked away for country living.

16. 2026-01-02
    status Under Contract 304-char remark

    Show marketing remark (304 chars)

    Rare Opportunity! 3 bed / 1 bath Fixer on 6 Private Acres in Bowdon. Sold "AS-IS". This property is perfect for someone seeking privacy, acreage and the opportunity to create equity through renovation. Close enough to Bowdon, Carrollton and I-20 conveniences yet tucked away for country living.

17. 2025-11-12
    listed $140,000 New 304-char remark

    Show marketing remark (304 chars)

    Rare Opportunity! 3 bed / 1 bath Fixer on 6 Private Acres in Bowdon. Sold "AS-IS". This property is perfect for someone seeking privacy, acreage and the opportunity to create equity through renovation. Close enough to Bowdon, Carrollton and I-20 conveniences yet tucked away for country living.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,634
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$4,073
• Taxable loss: −$742
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $1,709/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation, including structural repairs and updates to the kitchen, HVAC, and exterior. The extensive work will significantly increase its value for both resale and rental.

Repairs flagged

• Major Exposed subfloor — Structural damage
• Major Missing cabinets and appliances — No kitchen functionality
• Major Exposed ductwork — No HVAC functionality
• Major Peeling paint — Aesthetic and health issues
• Major Missing siding — Structural integrity

Value-add opportunities

• Both New roof — Protects the structure and enhances curb appeal
• Both New siding — Improves structural integrity and aesthetics
• Both New flooring — Enhances functionality and aesthetics
• Both New cabinets and appliances — Restores kitchen functionality and aesthetics
• Both New HVAC system — Restores HVAC functionality and enhances comfort
• Both Landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor · Structural damage	Major	$15,000–50,000
Missing cabinets and appliances · No kitchen functionality	Major	$15,000–50,000
Exposed ductwork · No HVAC functionality	Major	$15,000–50,000
Peeling paint · Aesthetic and health issues	Major	$15,000–50,000
Missing siding · Structural integrity	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both New roof — Protects the structure and enhances curb appeal ↑
• Both New siding — Improves structural integrity and aesthetics ↑
• Both New flooring — Enhances functionality and aesthetics ↑
• Both New cabinets and appliances — Restores kitchen functionality and aesthetics ↑
• Both New HVAC system — Restores HVAC functionality and enhances comfort ↑
• Both Landscaping — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Ranburne

• Score: 59/100
• State rank: #324
• US rank: #19890

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,031

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 10% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 98% English-only · Korean 1% Spanish 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.91%
• Current HPI: 406.9299
• 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

3 events — show timeline

• 2026-03-20 Relisted — GAMLS
• 2026-01-02 Pending — GAMLS
• 2025-11-12 Listed $140,000 GAMLS