204 S Live Oak St · Geneva, AL 36340

$129,900

3 bd · 2.0 ba · 4,020 sqft · SingleFamily public records · 24 Days on market

Built 1901 0.52 ac lot

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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 +17.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +5.5/10.0
• 1% rule +4.1/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Chain Link, Charming with so much potential! Gorgeous front porch with charming light aqua colored ceiling Screened in back porch Great features found in historic homes Tall ceilings, Gorgeous stair case original pine hard wood floors The property is being sold "AS IS" 3 Bedroom 2 bath with additional bath upstairs with bedroom that needs finishing has walk in closets charming attic features This property has been Well taken care of and its been in the family for years Fondly known as the Vaughn Estate,

Key facts

• Restoration project
• Victorian home
• Historic charm

Tags

• VICTORIAN HOME
• HISTORIC CHARM
• SPACIOUS ROOMS
• HIGH CEILINGS
• FIXER UPPER
• RESTORATION PROJECT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (also lists well and see remarks); Public sewer
• Home design: Single-family residence; Residential property; Two levels; On waterfront
• Construction: Wood siding
• Exterior features: Covered porch

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Flooring: Vinyl; Wood; Laminate
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan(s); Has fireplace (3 total) — Other fireplace features; Aluminum and wood window frames
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/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 $118k (9.3% below list).
• Recommended offer: $118k (9.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#168 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, health & safety D, amenities F.
• Geneva City (town): math 27% / reading 51% proficiency, ranked #31 of 129 in AL (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mulkey Elementary School (math 30% / reading 64%, grade D-, #142 of 627 statewide, top 25%, 572 students, 65% FRL); Geneva Middle School (math 23% / reading 47%, grade F, #86 of 257 statewide, top 34%, 293 students, 57% FRL); Geneva High School (math 27% / reading 22%, grade F, #118 of 305 statewide, top 45%, 387 students, 58% FRL).
• Market conditions: 31 active listings in the ZIP; 39 units permitted in Geneva County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($898 loan paydown + $4k appreciation (3.0% local appreciation)).
• Geneva County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 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 $86k; list at $130k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• 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 $117,843 (9.3% below list)

Questions for the listing agent

1. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.91% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $337,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 S Live Oak St	0.11mi	4/2.5 (+1)	3,700 (-8%)	2mo	$309,000	$84	73

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

Projected returns pro-forma

3.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.61×
• Total profit: $22,279
• Equity at exit: $58,494

10-year hold

• IRR: 12.9%
• Equity multiple: 2.92×
• Total profit: $69,981
• Equity at exit: $90,213

Cash invested: $36,372 (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 36340

• Home prices YoY: 2.3%
• Active inventory: 31
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $103

Break-even live

Break-even rent $1,048

Max offer price $129,900

Occupancy floor 86%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $129,900 Active 24 DOM
2. 2026-06-18
   days on market $129,900 Active 23 DOM
3. 2026-06-17
   days on market $129,900 Active 22 DOM
4. 2026-06-16
   days on market $129,900 Active 21 DOM
5. 2026-06-15
   days on market $129,900 Active 20 DOM
6. 2026-06-14
   days on market $129,900 Active 18 DOM
7. 2026-06-12
   days on market $129,900 Active 17 DOM
8. 2026-06-09
   days on market $129,900 Active 14 DOM
9. 2026-06-08
   days on market $129,900 Active 13 DOM
10. 2026-06-07
    days on market $129,900 Active 12 DOM
11. 2026-06-05
    days on market $129,900 Active 10 DOM
12. 2026-06-04
    days on market $129,900 Active 8 DOM
13. 2026-06-02
    days on market $129,900 Active 7 DOM
14. 2026-06-01
    days on market $129,900 Active 6 DOM
15. 2026-05-31
    days on market $129,900 Active 5 DOM
16. 2026-05-31
    days on market $129,900 Active 4 DOM
17. 2026-05-27
    listed $129,900 Active
18. 2020-06-09
    soldstatus $85,500
19. 2018-02-07
    soldstatus $57,000 527-char remark

    Show marketing remark (527 chars)

    Chain Link, Charming with so much potential! Gorgeous front porch with charming light aqua colored ceiling Screened in back porch Great features found in historic homes Tall ceilings, Gorgeous stair case original pine hard wood floors The property is being sold "AS IS" 3 Bedroom 2 bath with additional bath upstairs with bedroom that needs finishing has walk in closets charming attic features This property has been Well taken care of and its been in the family for years Fondly known as the Vaughn Estate,

20. 2018-02-07
    soldstatus $57,000

    Show marketing remark (527 chars)

    Chain Link, Charming with so much potential! Gorgeous front porch with charming light aqua colored ceiling Screened in back porch Great features found in historic homes Tall ceilings, Gorgeous stair case original pine hard wood floors The property is being sold "AS IS" 3 Bedroom 2 bath with additional bath upstairs with bedroom that needs finishing has walk in closets charming attic features This property has been Well taken care of and its been in the family for years Fondly known as the Vaughn Estate,

21. 2017-01-06
    listed $69,900 527-char remark

    Show marketing remark (527 chars)

    Chain Link, Charming with so much potential! Gorgeous front porch with charming light aqua colored ceiling Screened in back porch Great features found in historic homes Tall ceilings, Gorgeous stair case original pine hard wood floors The property is being sold "AS IS" 3 Bedroom 2 bath with additional bath upstairs with bedroom that needs finishing has walk in closets charming attic features This property has been Well taken care of and its been in the family for years Fondly known as the Vaughn Estate,

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $1,109 · $92/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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $14,141
• − Mortgage interest: −$7,276
• − Property taxes: −$1,109
• − Insurance: −$650
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$3,779
• Taxable loss: −$935
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $1,463/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: Geneva City
• NCES district ID: 0101640
• Math proficiency: 27% ▼ -26.00%
• Reading proficiency: 51% ▲ 1.00%
• Median HH income: $35,335
• Composite: 32.17/100
• National rank: #5785
• State rank: #31 of 129 in AL

Livability — Geneva

• Score: 64/100
• State rank: #168
• US rank: #14702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Geneva, AL
• City population: 5,340
• Population (ZIP): 5,340

Population outlook (Geneva County) Hauer SSP2

• Today (2025): 26,614 people
• By 2030: 26,346 · -1.0%
• By 2040: 25,491 · -4.2%
• By 2050: 24,280 · -8.8%
• By 2075: 20,914 · -21.4%
• By 2100: 16,830 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 8% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 3% · South Korea, Canada, Dominican Republic
• Languages at home: 96% English-only · Korean 3% Spanish 1%

Political lean MEDSL · Geneva

• 2024 margin: Solid R (+77.0) · D 11.2% · R 88.2%
• 2008→2024 swing: -14.5pp toward R · 2008: -62.5pp · 2024: -77.0pp
• All cycles: 2024: R+77.0 2020: R+73.8 2016: R+72.4 2012: R+63.0 2008: R+62.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.01%
• Current HPI: 131.8067
• 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

+85.8% since first listed

5 events — show timeline

• 2026-05-27 Listed $129,900 SAMLS
• 2020-06-09 Sold (Public Records) $85,500 Public Records
• 2018-02-07 Sold (Public Records) $57,000 Public Records
• 2018-02-07 Sold (MLS) $57,000 MAAR
• 2017-01-06 Listed $69,900 MAAR

Property tax history

+9.5%/yr

Latest (2025): $1,109 · +0.0% YoY. Source: county tax records.