7 Greenview Cir · Ladonia, AL 36869

$109,900

3 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 45 Days on market

Built 1980 0.57 ac lot $81/sqft · 54% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits! This property is perfect for investors, renovators, or buyers looking to bring their vision to life. Situated in an established neighborhood, this home offers solid potential with the right updates and repairs. Featuring a functional layout and a spacious lot, this property provides a great foundation for a full renovation or flip. Property is being sold as-is. Conveniently located near shopping, dining, and a short drive to Columbus, GA and Fort Benning, the location adds to the long-term value potential.

Key facts

• Spacious lot
• Functional layout
• Great foundation

Tags

• ESTABLISHED NEIGHBORHOOD
• FUNCTIONAL LAYOUT
• SPACIOUS LOT
• GREAT FOUNDATION
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: 2-car garage; 1 covered parking space; 1-car carport
• Utilities: Private water source; Public sewer; Electricity available
• Home design: Single family residence; One-story
• Construction: Brick construction
• Exterior features: Back yard; Chain link fencing; Composition roof

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Other interior features
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: Rents flat; 105 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k 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 + 0.4% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $110k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.49% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.70%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $241,457
• List price: $109,900
• Delta: -54.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 B Palomino Dr	0.32mi	3/2.0	1,350 (-1%)	5mo	$239,999	$178	75
23 Hidden Valley Court Ct	0.32mi	3/2.0	1,330 (-2%)	3mo	$204,000	$153	75
12 Palomino Dr Unit B	0.51mi	3/2.0	1,350 (-1%)	5mo	$239,999	$178	66
7 Summertide Dr	0.41mi	3/2.0	1,466 (+8%)	4mo	$252,000	$172	60
2 Summertide Dr	0.44mi	3/2.0	1,475 (+8%)	3mo	$249,900	$169	59
6 Summertide Dr	0.42mi	3/2.0	1,475 (+8%)	6mo	$249,900	$169	58
32 Vineyard Dr	0.44mi	3/2.0	1,440 (+6%)	11mo	$250,000	$174	56
31 Whiterock Rd	0.46mi	3/2.0	1,475 (+8%)	8mo	$245,000	$166	54
51 Eason Dr	0.64mi	3/2.0	1,458 (+7%)	1mo	$219,900	$151	54
12 Thompson Ln	0.53mi	3/2.0	1,457 (+7%)	10mo	$259,900	$178	51
25 Whiterock Rd	0.48mi	3/2.0	1,475 (+8%)	10mo	$249,900	$169	51
10 Thompson Ln	0.57mi	3/2.0	1,477 (+9%)	10mo	$262,900	$178	46

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

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.39×
• Total profit: $11,904
• Equity at exit: $16,386

10-year hold

• IRR: 17.0%
• Equity multiple: 2.23×
• Total profit: $37,946
• Equity at exit: $9,502

Cash invested: $30,772 (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 36869

• Home prices YoY: -22.2%
• Rents YoY: 0.4%
• Active inventory: 105
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $531

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 62%

Sensitivity live

Price	-10% $607	-5% $569	+0% $531	+5% $493	+10% $455
Rent	-10% $402	-5% $466	+0% $531	+5% $595	+10% $660
Rate	-1.0pp $586	-0.5pp $559	base $531	+0.5pp $502	+1.0pp $473

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Vineyard Dr Phenix City, AL	3.0	2.0	1324	$1,600	$1.21	44d	1	0.46mi
567 Mill Pond Dr Phenix City, AL	3.0	2.0	1240	$1,400	$1.13	13d	1	1.02mi

Listing history 17 events

1. 2026-06-18
   days on market $109,900 Active 45 DOM
2. 2026-06-17
   days on market $109,900 Active 44 DOM
3. 2026-06-16
   days on market $109,900 Active 43 DOM
4. 2026-06-15
   days on market $109,900 Active 42 DOM
5. 2026-06-14
   days on market $109,900 Active 40 DOM
6. 2026-06-13
   days on market $109,900 Active 39 DOM
7. 2026-06-10
   days on market $109,900 Active 37 DOM
8. 2026-06-09
   days on market $109,900 Active 36 DOM
9. 2026-06-08
   days on market $109,900 Active 35 DOM
10. 2026-06-07
    days on market $109,900 Active 34 DOM
11. 2026-06-05
    days on market $109,900 Active 31 DOM
12. 2026-06-02
    days on market $109,900 Active 29 DOM
13. 2026-06-01
    days on market $109,900 Active 28 DOM
14. 2026-05-31
    days on market $109,900 Active 27 DOM
15. 2026-05-30
    days on market $109,900 Active 26 DOM
16. 2026-05-04
    listed $109,900 Active 531-char remark
17. 2001-08-10
    soldstatus $68,463

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

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 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,599
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$3,197
• Taxable income: $4,912
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $5,190/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

• Census place: Ladonia, AL
• County: Russell County · 53,055 people
• Metro: Columbus, GA-AL
• Population (ZIP): 21,518
• Household income: $50,061
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 789.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 50% White 41% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -47.69%
• Current HPI: 166.9094
• Rent YoY: ▲ 0.43%
• Metro: Columbus, GA-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

+60.5% since first listed

2 events — show timeline

• 2026-05-04 Listed $109,900 EABOR
• 2001-08-10 Sold (Public Records) $68,463 Public Records

Property tax history

-11.5%/yr

Latest (2018): $100 · +0.0% YoY. Source: county tax records.