9 Bleeker Rd · Ladonia, AL 36870

$24,900

3 bd · 1.0 ba · 703 sqft · SingleFamily public records · 77 Days on market

Built 1930 0.68 ac lot

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

Listing remarks MLS

Rare Investor Opportunity: 0.66 Acre Fenced Lot (3-BR Shell) near Crawford, AL Unlike typical wooded or tiny lots in Phenix City, this 28,800 sq. ft. cleared, fenced parcel in unincorporated Russell County offers a variety of rural potential. RV/camper parking, vehicles, storage sheds, or mobile home setup (buyer must verify with Russell County regulations/permits). Existing utilities & septic tank onsite helps reduce setup costs compared with raw, uncleared land. Property Highlights * Oversized fenced lot with existing utilities: Electric service, water service, and septic tank already onsite * Low holding cost: $285/year property tax * Priced aggressively below the county assessed value of $39,500 * Rural unincorporated location = fewer restrictions than city limits Convenience * Walking distance to Dollar General and Rainbow Foods convenience store. * 6.5 miles to Ladonia (Walmart, restaurants, gas stations, hardware store) Important Notices * 3-BR shell needs full rehab/replacement. Active roof leaks & wall rot. ENTER AT OWN RISK. * Sold AS-IS. Buyer responsible for due diligence, inspections, land use verification * Out-of-town seller encourage drive-by inspections. * PRINCIPAL CASH BUYERS only. (No agents/assignments/wholesalers). PROOF of FUNDS & Earnest Money required. * One of the principals holds a real estate broker license in Georgia. * Motivated for quick cash close (90-days ideal). Serious inquiries only!

Key facts

• Rural location
• Existing utilities
• Fenced lot

Tags

• FENCED LOT
• EXISTING UTILITIES
• RURAL LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $23k (6.0% below list) — sets the bar for market timing.
• Cap rate 56.3% 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, schools F, amenities 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.
• Market conditions: 132 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 $172 of loan paydown is wiped out by about $747 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $13k; list at $25k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 6.11% ✓
• Cap rate: 56.30%
• Cash-on-cash: 178.58%
• DSCR: 8.95
• GRM: 1.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 9.90×
• Total profit: $62,065
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 20.97×
• Total profit: $139,211
• Equity at exit: $2,153

Cash invested: $6,972 (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 36870

• Home prices YoY: -10.5%
• Active inventory: 132
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$24 /mo · $284/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $1,038

Break-even live

Break-even rent $208

Max offer price $24,900

Occupancy floor 27%

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-02
   days on market $24,900 Active 77 DOM
2. 2026-06-01
   days on market $24,900 Active 76 DOM
3. 2026-05-31
   days on market $24,900 Active 75 DOM
4. 2026-05-30
   days on market $24,900 Active 74 DOM
5. 2026-03-17
   listed $24,900 Active 1485-char remark

   Show marketing remark (1485 chars)

   Rare Investor Opportunity: 0.66 Acre Fenced Lot (3-BR Shell) near Crawford, AL Unlike typical wooded or tiny lots in Phenix City, this 28,800 sq. ft. cleared, fenced parcel in unincorporated Russell County offers a variety of rural potential. RV/camper parking, vehicles, storage sheds, or mobile home setup (buyer must verify with Russell County regulations/permits). Existing utilities & septic tank onsite helps reduce setup costs compared with raw, uncleared land. Property Highlights * Oversized fenced lot with existing utilities: Electric service, water service, and septic tank already onsite * Low holding cost: $285/year property tax * Priced aggressively below the county assessed value of $39,500 * Rural unincorporated location = fewer restrictions than city limits Convenience * Walking distance to Dollar General and Rainbow Foods convenience store. * 6.5 miles to Ladonia (Walmart, restaurants, gas stations, hardware store) Important Notices * 3-BR shell needs full rehab/replacement. Active roof leaks & wall rot. ENTER AT OWN RISK. * Sold AS-IS. Buyer responsible for due diligence, inspections, land use verification * Out-of-town seller encourage drive-by inspections. * PRINCIPAL CASH BUYERS only. (No agents/assignments/wholesalers). PROOF of FUNDS & Earnest Money required. * One of the principals holds a real estate broker license in Georgia. * Motivated for quick cash close (90-days ideal). Serious inquiries only!

6. 2002-06-14
   soldstatus $12,637

ⓘ 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: $284 · $24/mo
• Projected year-2 tax: $284 · $24/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,261
• − Mortgage interest: −$1,395
• − Property taxes: −$284
• − Insurance: −$124
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$724
• Taxable income: $12,811
• Est. tax owed @ 24.0%: −$3,075
• After-tax cash flow: $9,376/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

• County: Lee County · 144,175 people
• Metro: Auburn-Opelika, AL
• Population (ZIP): 17,951
• Household income: $72,500
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 500.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Black 18% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Romanian 2% Portuguese 2%
• Foreign-born: 3% · Canada, South Korea, Jamaica
• Languages at home: 95% English-only · Spanish 3% Korean 1%

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: ▼ -28.19%
• Current HPI: 241.1403
• Rent YoY: —
• Metro: Auburn-Opelika, 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

+97.0% since first listed

2 events — show timeline

• 2026-03-17 Listed $24,900 ForSaleByOwner.com
• 2002-06-14 Sold (Public Records) $12,637 Public Records

Property tax history

+9.7%/yr

Latest (2025): $284 · +6.2% YoY. Source: county tax records.