28008 Alabama Highway 251 · Ardmore, AL 35739

$197,500

2 bd · 1.0 ba · 1,375 sqft · SingleFamily public records · 119 Days on market

Built 1950 0.26 ac lot $144/sqft · 10% below area Est $241k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• Appreciation +10.0/10.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

SO MUCH SPACE & COMPLETELY RENOVATED in 2019, featuring new flooring and NO CARPET, crown molding throughout, updated kitchen cabinets and countertops, modern bath fixtures and new interior doors. Open concept spacious living room, dining room and kitchen. The spacious master bedroom includes a walk-in closet, and a BONUS ROOM provides the option for a 3rd bedroom or office. A large laundry room gives extra storage space. Enjoy the covered front porch, large back deck, and patio for grilling in the PRIVACY FENCED BACKYARD. ROOF 2024, WATER HEATER 2023, APPLIANCES 2019, HVAC and SEPTIC SYSTEM 2018.Great LOCATION 25 mins to Athens, just over 30 to Madison & Huntsville.

Key facts

• 0.26 acre lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $-8 ($-91/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (26.6% below list).
• Recommended offer: $145k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.5% in Ardmore — 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 65/100 on livability (#120 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools 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.
• Market conditions: 47 active listings in the ZIP; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Limestone County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago 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.
• Current owner paid $117k; list at $198k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,993 (26.6% 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 119 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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. 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: 0.73% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 11.4

CMA / ARV

• ARV (median comp): $241,105
• List price: $197,500
• Delta: -18.09%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27557 Alabama Highway 251	0.45mi	3/2.0 (+1)	1,313 (-4%)	5mo	$225,000	$171	58
27564 Highway 251	0.45mi	3/2.0 (+1)	1,460 (+6%)	15mo	$255,000	$175	48
28083 Lambert Rd	0.68mi	3/2.0 (+1)	1,375 (0%)	14mo	$206,000	$150	47

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.93×
• Total profit: $106,971
• Equity at exit: $177,924

10-year hold

• IRR: 21.4%
• Equity multiple: 6.70×
• Total profit: $315,177
• Equity at exit: $383,699

Cash invested: $55,300 (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 35739

• Home prices YoY: 3.6%
• Active inventory: 47
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$1,036
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-8

Break-even live

Break-even rent $1,460

Max offer price $196,156

Occupancy floor 96%

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: $49,375
• Closing costs: $5,925
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-10
   status $197,500 Pending 119 DOM
2. 2026-06-09
   days on market $197,500 Active 119 DOM
3. 2026-06-08
   days on market $197,500 Active 118 DOM
4. 2026-06-07
   remarks 691-char remark
5. 2026-06-07
   days on market $197,500 Active 117 DOM
6. 2026-06-05
   days on market $197,500 Active 114 DOM
7. 2026-06-03
   days on market $197,500 Active 113 DOM
8. 2026-06-02
   days on market $197,500 Active 112 DOM
9. 2026-06-01
   days on market $197,500 Active 111 DOM
10. 2026-05-31
    days on market $197,500 Active 110 DOM
11. 2026-05-30
    days on market $197,500 Active 109 DOM
12. 2026-05-12
    status Active 683-char remark

    Show marketing remark (683 chars)

    SO MUCH SPACE & COMPLETELY RENOVATED in 2019, featuring new flooring and NO CARPET, crown molding throughout, updated kitchen cabinets and countertops, modern bath fixtures and new interior doors. Open concept spacious living room, dining room and kitchen. The spacious master bedroom includes a walk-in closet, and a BONUS ROOM provides the option for a 3rd bedroom or office. A large laundry room gives extra storage space. Enjoy the covered front porch, large back deck, and patio for grilling in the PRIVACY FENCED BACKYARD. ROOF 2024, WATER HEATER 2023, APPLIANCES 2019, HVAC and SEPTIC SYSTEM 2018.Great LOCATION 25 mins to Athens, just over 30 to Madison & Huntsville.

13. 2026-04-20
    historical Contingent 683-char remark

    Show marketing remark (683 chars)

    SO MUCH SPACE & COMPLETELY RENOVATED in 2019, featuring new flooring and NO CARPET, crown molding throughout, updated kitchen cabinets and countertops, modern bath fixtures and new interior doors. Open concept spacious living room, dining room and kitchen. The spacious master bedroom includes a walk-in closet, and a BONUS ROOM provides the option for a 3rd bedroom or office. A large laundry room gives extra storage space. Enjoy the covered front porch, large back deck, and patio for grilling in the PRIVACY FENCED BACKYARD. ROOF 2024, WATER HEATER 2023, APPLIANCES 2019, HVAC and SEPTIC SYSTEM 2018.Great LOCATION 25 mins to Athens, just over 30 to Madison & Huntsville.

14. 2026-03-15
    price $197,500 683-char remark

    Show marketing remark (683 chars)

    SO MUCH SPACE & COMPLETELY RENOVATED in 2019, featuring new flooring and NO CARPET, crown molding throughout, updated kitchen cabinets and countertops, modern bath fixtures and new interior doors. Open concept spacious living room, dining room and kitchen. The spacious master bedroom includes a walk-in closet, and a BONUS ROOM provides the option for a 3rd bedroom or office. A large laundry room gives extra storage space. Enjoy the covered front porch, large back deck, and patio for grilling in the PRIVACY FENCED BACKYARD. ROOF 2024, WATER HEATER 2023, APPLIANCES 2019, HVAC and SEPTIC SYSTEM 2018.Great LOCATION 25 mins to Athens, just over 30 to Madison & Huntsville.

15. 2026-02-10
    listed $199,900 Active 683-char remark

    Show marketing remark (683 chars)

    SO MUCH SPACE & COMPLETELY RENOVATED in 2019, featuring new flooring and NO CARPET, crown molding throughout, updated kitchen cabinets and countertops, modern bath fixtures and new interior doors. Open concept spacious living room, dining room and kitchen. The spacious master bedroom includes a walk-in closet, and a BONUS ROOM provides the option for a 3rd bedroom or office. A large laundry room gives extra storage space. Enjoy the covered front porch, large back deck, and patio for grilling in the PRIVACY FENCED BACKYARD. ROOF 2024, WATER HEATER 2023, APPLIANCES 2019, HVAC and SEPTIC SYSTEM 2018.Great LOCATION 25 mins to Athens, just over 30 to Madison & Huntsville.

16. 2026-02-04
    price $205,000
17. 2026-02-04
    historical
18. 2026-01-22
    price $205,000
19. 2025-11-19
    price $210,000
20. 2025-11-19
    price $210,000
21. 2025-10-20
    listed $218,000 Active
22. 2025-10-20
    listed $218,000 Active
23. 2019-03-19
    soldstatus $117,000
24. 2019-03-15
    soldstatus $116,900 Sold
25. 2019-01-09
    listed $116,900
26. 2017-03-30
    historical
27. 2017-03-29
    soldstatus $42,000
28. 2017-03-29
    soldstatus $42,000
29. 2017-01-17
    listed $49,900
30. 2017-01-16
    listed $49,900

ⓘ 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: $421 · $35/mo
• Projected year-2 tax: $810 · $67/mo
• Expected delta: +$389/yr (+$32/mo · 92.5%)

ⓘ 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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,399
• − Mortgage interest: −$11,063
• − Property taxes: −$421
• − Insurance: −$988
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$5,745
• Taxable loss: −$3,601
• Est. tax savings @ 24.0%: +$864
• After-tax cash flow: $773/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 — Ardmore

• Score: 65/100
• State rank: #120
• US rank: #12595

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,056

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 5% Black 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 5% Serbian 2% Iranian 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 11.94%
• Current HPI: 342.3628
• 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

+295.8% since first listed

19 events — show timeline

• 2026-05-12 Relisted — VMLS
• 2026-04-20 Contingent — VMLS
• 2026-03-15 Price Changed $197,500 VMLS
• 2026-02-10 Listed $199,900 VMLS
• 2026-02-04 Price Changed $205,000 REALTRACS as Distributed by MLS Grid
• 2026-02-04 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-22 Price Changed $205,000 VMLS
• 2025-11-19 Price Changed $210,000 REALTRACS as Distributed by MLS Grid
• 2025-11-19 Price Changed $210,000 VMLS
• 2025-10-20 Listed $218,000 VMLS
• 2025-10-20 Listed $218,000 REALTRACS as Distributed by MLS Grid
• 2019-03-19 Sold (Public Records) $117,000 Public Records
• 2019-03-15 Sold (MLS) $116,900 VMLS
• 2019-01-09 Listed $116,900 VMLS
• 2017-03-30 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2017-03-29 Sold (MLS) $42,000 REALTRACS as Distributed by MLS Grid
• 2017-03-29 Sold (MLS) $42,000 VMLS
• 2017-01-17 Listed $49,900 REALTRACS as Distributed by MLS Grid
• 2017-01-16 Listed $49,900 VMLS

Property tax history

+55.9%/yr

Latest (2019): $421 · +16.4% YoY. Source: county tax records.