203 Ash Dr · Abbeville, AL 36310

$179,900

5 bd · 1.0 ba · 2,030 sqft · SingleFamily public records · 95 Days on market

Built 1968 0.47 ac lot $89/sqft · at area comps Est $182k · at est.

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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 +18.7/30.0
• Appreciation +10.0/10.0
• ARV discount +8.0/15.0
• DSCR +5.9/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this beautifully updated home situated on a spacious half-acre lot in Abbeville, conveniently located just 20 minutes from Lake Eufaula and 40 minutes to Dothan. This versatile property offers flexible living options, functioning as either a 5-bedroom, 2-bath home or a 4-bedroom with a large bonus room ideal for an office, playroom, or guest space. The interior has been thoughtfully renovated with brand-new windows, new flooring, and fresh paint throughout, creating a bright and move-in-ready feel. The kitchen features stainless steel appliances, and the home offers both a comfortable living room and a separate sitting area, providing plenty of space for everyday living and entertaining. A dedicated laundry room adds convenience. Enjoy outdoor living on the screened-in back porch overlooking the generous lot. Major updates include a roof and HVAC system approximately 3 years old. The property also features a detached multi-car garage with a new roof, a separate barn/workshop, and an exterior-access cellar/basement—offering ample storage and workspace options. With its flexible layout, recent updates, and additional structures, this property is well-suited for a variety of uses, including primary residence, multi-generational living, or investment opportunity.

Key facts

• Fresh paint
• Brand-new windows
• New flooring

Tags

• SPACIOUS HALF-ACRE LOT
• FLEXIBLE LIVING OPTIONS
• BRAND-NEW WINDOWS
• NEW FLOORING
• FRESH PAINT
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $177 ($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 $156k (13.2% below list).
• Recommended offer: $156k (13.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#180 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, health & safety D, schools F.
• Henry County (rural): math 21% / reading 45% proficiency, ranked #55 of 129 in AL (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 105 active listings in the ZIP; 71 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Henry County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $60k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $180k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,127 (13.2% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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?
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: 0.87% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.21%
• DSCR: 1.19
• GRM: 9.6

CMA / ARV

• ARV (median comp): $181,942
• List price: $179,900
• Delta: -1.12%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Ash Dr	0.00mi	5/2.0	2,030 (0%)	1mo	$177,000	$87	95
100 Lapine Dr	0.23mi	4/2.0 (-1)	1,865 (-8%)	6mo	$115,000	$62	61
115 Carter Ridge Rd	0.56mi	4/2.0 (-1)	2,240 (+10%)	6mo	$225,000	$100	42

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: 27.3%
• Equity multiple: 3.17×
• Total profit: $109,143
• Equity at exit: $162,068

10-year hold

• IRR: 23.8%
• Equity multiple: 7.20×
• Total profit: $312,375
• Equity at exit: $349,506

Cash invested: $50,372 (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 36310

• Home prices YoY: 19.7%
• Active inventory: 105
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,561 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $177

Break-even live

Break-even rent $1,338

Max offer price $179,900

Occupancy floor 84%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-06
   status Pending 1296-char remark

   Show marketing remark (1296 chars)

   Welcome to this beautifully updated home situated on a spacious half-acre lot in Abbeville, conveniently located just 20 minutes from Lake Eufaula and 40 minutes to Dothan. This versatile property offers flexible living options, functioning as either a 5-bedroom, 2-bath home or a 4-bedroom with a large bonus room ideal for an office, playroom, or guest space. The interior has been thoughtfully renovated with brand-new windows, new flooring, and fresh paint throughout, creating a bright and move-in-ready feel. The kitchen features stainless steel appliances, and the home offers both a comfortable living room and a separate sitting area, providing plenty of space for everyday living and entertaining. A dedicated laundry room adds convenience. Enjoy outdoor living on the screened-in back porch overlooking the generous lot. Major updates include a roof and HVAC system approximately 3 years old. The property also features a detached multi-car garage with a new roof, a separate barn/workshop, and an exterior-access cellar/basement—offering ample storage and workspace options. With its flexible layout, recent updates, and additional structures, this property is well-suited for a variety of uses, including primary residence, multi-generational living, or investment opportunity.

2. 2026-04-25
   price $179,900 1296-char remark

   Show marketing remark (1296 chars)

   Welcome to this beautifully updated home situated on a spacious half-acre lot in Abbeville, conveniently located just 20 minutes from Lake Eufaula and 40 minutes to Dothan. This versatile property offers flexible living options, functioning as either a 5-bedroom, 2-bath home or a 4-bedroom with a large bonus room ideal for an office, playroom, or guest space. The interior has been thoughtfully renovated with brand-new windows, new flooring, and fresh paint throughout, creating a bright and move-in-ready feel. The kitchen features stainless steel appliances, and the home offers both a comfortable living room and a separate sitting area, providing plenty of space for everyday living and entertaining. A dedicated laundry room adds convenience. Enjoy outdoor living on the screened-in back porch overlooking the generous lot. Major updates include a roof and HVAC system approximately 3 years old. The property also features a detached multi-car garage with a new roof, a separate barn/workshop, and an exterior-access cellar/basement—offering ample storage and workspace options. With its flexible layout, recent updates, and additional structures, this property is well-suited for a variety of uses, including primary residence, multi-generational living, or investment opportunity.

3. 2026-04-16
   price $199,900 1296-char remark

   Show marketing remark (1296 chars)

   Welcome to this beautifully updated home situated on a spacious half-acre lot in Abbeville, conveniently located just 20 minutes from Lake Eufaula and 40 minutes to Dothan. This versatile property offers flexible living options, functioning as either a 5-bedroom, 2-bath home or a 4-bedroom with a large bonus room ideal for an office, playroom, or guest space. The interior has been thoughtfully renovated with brand-new windows, new flooring, and fresh paint throughout, creating a bright and move-in-ready feel. The kitchen features stainless steel appliances, and the home offers both a comfortable living room and a separate sitting area, providing plenty of space for everyday living and entertaining. A dedicated laundry room adds convenience. Enjoy outdoor living on the screened-in back porch overlooking the generous lot. Major updates include a roof and HVAC system approximately 3 years old. The property also features a detached multi-car garage with a new roof, a separate barn/workshop, and an exterior-access cellar/basement—offering ample storage and workspace options. With its flexible layout, recent updates, and additional structures, this property is well-suited for a variety of uses, including primary residence, multi-generational living, or investment opportunity.

4. 2026-04-07
   price $214,900 1296-char remark

   Show marketing remark (1296 chars)

   Welcome to this beautifully updated home situated on a spacious half-acre lot in Abbeville, conveniently located just 20 minutes from Lake Eufaula and 40 minutes to Dothan. This versatile property offers flexible living options, functioning as either a 5-bedroom, 2-bath home or a 4-bedroom with a large bonus room ideal for an office, playroom, or guest space. The interior has been thoughtfully renovated with brand-new windows, new flooring, and fresh paint throughout, creating a bright and move-in-ready feel. The kitchen features stainless steel appliances, and the home offers both a comfortable living room and a separate sitting area, providing plenty of space for everyday living and entertaining. A dedicated laundry room adds convenience. Enjoy outdoor living on the screened-in back porch overlooking the generous lot. Major updates include a roof and HVAC system approximately 3 years old. The property also features a detached multi-car garage with a new roof, a separate barn/workshop, and an exterior-access cellar/basement—offering ample storage and workspace options. With its flexible layout, recent updates, and additional structures, this property is well-suited for a variety of uses, including primary residence, multi-generational living, or investment opportunity.

5. 2026-03-26
   price $221,900 1296-char remark

   Show marketing remark (1296 chars)

   Welcome to this beautifully updated home situated on a spacious half-acre lot in Abbeville, conveniently located just 20 minutes from Lake Eufaula and 40 minutes to Dothan. This versatile property offers flexible living options, functioning as either a 5-bedroom, 2-bath home or a 4-bedroom with a large bonus room ideal for an office, playroom, or guest space. The interior has been thoughtfully renovated with brand-new windows, new flooring, and fresh paint throughout, creating a bright and move-in-ready feel. The kitchen features stainless steel appliances, and the home offers both a comfortable living room and a separate sitting area, providing plenty of space for everyday living and entertaining. A dedicated laundry room adds convenience. Enjoy outdoor living on the screened-in back porch overlooking the generous lot. Major updates include a roof and HVAC system approximately 3 years old. The property also features a detached multi-car garage with a new roof, a separate barn/workshop, and an exterior-access cellar/basement—offering ample storage and workspace options. With its flexible layout, recent updates, and additional structures, this property is well-suited for a variety of uses, including primary residence, multi-generational living, or investment opportunity.

6. 2026-03-12
   price $226,900 1296-char remark

   Show marketing remark (1296 chars)

   Welcome to this beautifully updated home situated on a spacious half-acre lot in Abbeville, conveniently located just 20 minutes from Lake Eufaula and 40 minutes to Dothan. This versatile property offers flexible living options, functioning as either a 5-bedroom, 2-bath home or a 4-bedroom with a large bonus room ideal for an office, playroom, or guest space. The interior has been thoughtfully renovated with brand-new windows, new flooring, and fresh paint throughout, creating a bright and move-in-ready feel. The kitchen features stainless steel appliances, and the home offers both a comfortable living room and a separate sitting area, providing plenty of space for everyday living and entertaining. A dedicated laundry room adds convenience. Enjoy outdoor living on the screened-in back porch overlooking the generous lot. Major updates include a roof and HVAC system approximately 3 years old. The property also features a detached multi-car garage with a new roof, a separate barn/workshop, and an exterior-access cellar/basement—offering ample storage and workspace options. With its flexible layout, recent updates, and additional structures, this property is well-suited for a variety of uses, including primary residence, multi-generational living, or investment opportunity.

7. 2026-02-28
   price $229,900 1296-char remark

   Show marketing remark (1296 chars)

   Welcome to this beautifully updated home situated on a spacious half-acre lot in Abbeville, conveniently located just 20 minutes from Lake Eufaula and 40 minutes to Dothan. This versatile property offers flexible living options, functioning as either a 5-bedroom, 2-bath home or a 4-bedroom with a large bonus room ideal for an office, playroom, or guest space. The interior has been thoughtfully renovated with brand-new windows, new flooring, and fresh paint throughout, creating a bright and move-in-ready feel. The kitchen features stainless steel appliances, and the home offers both a comfortable living room and a separate sitting area, providing plenty of space for everyday living and entertaining. A dedicated laundry room adds convenience. Enjoy outdoor living on the screened-in back porch overlooking the generous lot. Major updates include a roof and HVAC system approximately 3 years old. The property also features a detached multi-car garage with a new roof, a separate barn/workshop, and an exterior-access cellar/basement—offering ample storage and workspace options. With its flexible layout, recent updates, and additional structures, this property is well-suited for a variety of uses, including primary residence, multi-generational living, or investment opportunity.

8. 2026-02-24
   price $234,900 1296-char remark

   Show marketing remark (1296 chars)

   Welcome to this beautifully updated home situated on a spacious half-acre lot in Abbeville, conveniently located just 20 minutes from Lake Eufaula and 40 minutes to Dothan. This versatile property offers flexible living options, functioning as either a 5-bedroom, 2-bath home or a 4-bedroom with a large bonus room ideal for an office, playroom, or guest space. The interior has been thoughtfully renovated with brand-new windows, new flooring, and fresh paint throughout, creating a bright and move-in-ready feel. The kitchen features stainless steel appliances, and the home offers both a comfortable living room and a separate sitting area, providing plenty of space for everyday living and entertaining. A dedicated laundry room adds convenience. Enjoy outdoor living on the screened-in back porch overlooking the generous lot. Major updates include a roof and HVAC system approximately 3 years old. The property also features a detached multi-car garage with a new roof, a separate barn/workshop, and an exterior-access cellar/basement—offering ample storage and workspace options. With its flexible layout, recent updates, and additional structures, this property is well-suited for a variety of uses, including primary residence, multi-generational living, or investment opportunity.

9. 2026-01-30
   listed $239,900 Active 1296-char remark

   Show marketing remark (1296 chars)

   Welcome to this beautifully updated home situated on a spacious half-acre lot in Abbeville, conveniently located just 20 minutes from Lake Eufaula and 40 minutes to Dothan. This versatile property offers flexible living options, functioning as either a 5-bedroom, 2-bath home or a 4-bedroom with a large bonus room ideal for an office, playroom, or guest space. The interior has been thoughtfully renovated with brand-new windows, new flooring, and fresh paint throughout, creating a bright and move-in-ready feel. The kitchen features stainless steel appliances, and the home offers both a comfortable living room and a separate sitting area, providing plenty of space for everyday living and entertaining. A dedicated laundry room adds convenience. Enjoy outdoor living on the screened-in back porch overlooking the generous lot. Major updates include a roof and HVAC system approximately 3 years old. The property also features a detached multi-car garage with a new roof, a separate barn/workshop, and an exterior-access cellar/basement—offering ample storage and workspace options. With its flexible layout, recent updates, and additional structures, this property is well-suited for a variety of uses, including primary residence, multi-generational living, or investment opportunity.

10. 2024-12-16
    soldstatus $105,386
11. 2018-05-31
    soldstatus 373-char remark

    Show marketing remark (373 chars)

    Nice 4 Bedroom 2 bath, newly remodeled kitchen with granite countertops 2030 square foot home located in Abbeville. This home is located between Headland and Eufaula. Home has been updated has new porcelain floors, original hardwood floors and tile in the bathrooms. This is a large home for the price with many new features. Detached two car garage, also has storm shelter

12. 2018-04-17
    listed $89,000 373-char remark

    Show marketing remark (373 chars)

    Nice 4 Bedroom 2 bath, newly remodeled kitchen with granite countertops 2030 square foot home located in Abbeville. This home is located between Headland and Eufaula. Home has been updated has new porcelain floors, original hardwood floors and tile in the bathrooms. This is a large home for the price with many new features. Detached two car garage, also has storm shelter

13. 2016-07-01
    soldstatus $75,000
14. 2015-11-13
    listed $79,000

ⓘ 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: $460 · $38/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: +$278/yr (+$23/mo · 60.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,735
• − Mortgage interest: −$10,077
• − Property taxes: −$460
• − Insurance: −$900
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$5,233
• Taxable loss: −$932
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $2,344/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: Henry County
• NCES district ID: 0101740
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $41,502
• Composite: 27.78/100
• National rank: #6894
• State rank: #55 of 129 in AL

Livability — Abbeville

• Score: 63/100
• State rank: #180
• US rank: #15180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abbeville, AL
• Population (ZIP): 6,224

Population outlook (Henry County) Hauer SSP2

• Today (2025): 17,109 people
• By 2030: 16,928 · -1.1%
• By 2040: 16,376 · -4.3%
• By 2050: 15,778 · -7.8%
• By 2075: 14,491 · -15.3%
• By 2100: 12,673 · -25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 35% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 3% Romanian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+50.8) · D 24.3% · R 75.1%
• 2008→2024 swing: -21.1pp toward R · 2008: -29.7pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+43.0 2016: R+41.6 2012: R+29.4 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 39.85%
• Current HPI: 241.9035
• 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

+127.7% since first listed

14 events — show timeline

• 2026-05-06 Pending — SAMLS
• 2026-04-25 Price Changed $179,900 SAMLS
• 2026-04-16 Price Changed $199,900 SAMLS
• 2026-04-07 Price Changed $214,900 SAMLS
• 2026-03-26 Price Changed $221,900 SAMLS
• 2026-03-12 Price Changed $226,900 SAMLS
• 2026-02-28 Price Changed $229,900 SAMLS
• 2026-02-24 Price Changed $234,900 SAMLS
• 2026-01-30 Listed $239,900 SAMLS
• 2024-12-16 Sold (Public Records) $105,386 Public Records
• 2018-05-31 Sold (MLS) — EBOR
• 2018-04-17 Listed $89,000 EBOR
• 2016-07-01 Sold (MLS) $75,000 SAMLS
• 2015-11-13 Listed $79,000 SAMLS

Property tax history

-7.0%/yr

Latest (2025): $460 · +0.0% YoY. Source: county tax records.