204 W Line St · Hartford, AL 36344

$75,000

2 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 48 Days on market

Built 1920 0.33 ac lot $62/sqft · 29% below area Est $106k · 29% under

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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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Southern home for sale located in Hartford, Alabama. So much charm! Home has been updated w/ new windows, new electrical and new plumbing. Tongue and groove wood walls and ceilings! 2bed/1ba home w/ foyer and large front porch! Nice back porch and small shed in the backyard. 1216sqft - Originally built in 1920. City water and sewer - window units for cooling.

Key facts

• New plumbing
• Large front porch
• New electrical

Tags

• NEW WINDOWS
• NEW ELECTRICAL
• NEW PLUMBING
• TONGUE AND GROOVE WOOD WALLS
• LARGE FRONT PORCH
• NICE BACK PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($888 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#169 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, health & safety D, schools D-.
• Geneva County (rural): math 22% / reading 51% proficiency, ranked #39 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 39 units permitted in Geneva County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $11k; list at $75k implies a 582% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.09%
• DSCR: 1.67
• GRM: 7.0

CMA / ARV

• ARV (median comp): $105,603
• List price: $75,000
• Delta: -28.98%
• 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
403 West Mill St	0.25mi	2/1.0	1,251 (+3%)	10mo	$157,000	$125	75
209 W Commerce St	0.12mi	3/2.0 (+1)	1,370 (+13%)	2mo	$195,000	$142	63
209 W Commerce St	0.12mi	3/2.0 (+1)	1,370 (+13%)	2mo	$195,000	$142	63
305 S 1st Ave	0.40mi	3/2.0 (+1)	1,232 (+1%)	13mo	$129,900	$105	59
305 S 1st Ave	0.40mi	3/2.0 (+1)	1,232 (+1%)	13mo	$129,900	$105	59
700 W Commerce St	0.44mi	2/2.0	1,100 (-10%)	8mo	$154,000	$140	53
308 S 8th Ave	0.46mi	3/1.0 (+1)	1,313 (+8%)	13mo	$148,000	$113	50
308 S Eighth Ave	0.46mi	3/1.0 (+1)	1,313 (+8%)	13mo	$148,000	$113	50
404 W Fulton St	0.46mi	3/2.0 (+1)	1,296 (+7%)	13mo	$160,000	$123	48
203 Woodland Dr	0.53mi	3/1.0 (+1)	1,104 (-9%)	14mo	$135,000	$122	43
106 Newton St	0.64mi	3/2.0 (+1)	1,398 (+15%)	12mo	$199,000	$142	26
106 Newton St	0.64mi	3/2.0 (+1)	1,398 (+15%)	12mo	$199,000	$142	26

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.22×
• Total profit: $4,630
• Equity at exit: $11,183

10-year hold

• IRR: 15.1%
• Equity multiple: 2.22×
• Total profit: $25,542
• Equity at exit: $6,485

Cash invested: $21,000 (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 36344

• Home prices YoY: -13.0%
• Active inventory: 36
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $888 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$13 /mo · $152/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $264

Break-even live

Break-even rent $553

Max offer price $75,000

Occupancy floor 65%

Sensitivity live

Price	-10% $307	-5% $285	+0% $264	+5% $157	+10% $131
Rent	-10% $194	-5% $229	+0% $264	+5% $299	+10% $334
Rate	-1.0pp $302	-0.5pp $283	base $264	+0.5pp $245	+1.0pp $225

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-03
   statusdays on market $75,000 Pending 48 DOM
2. 2026-06-02
   days on market $75,000 Active 47 DOM
3. 2026-06-01
   days on market $75,000 Active 46 DOM
4. 2026-05-31
   days on market $75,000 Active 45 DOM
5. 2026-05-30
   days on market $75,000 Active 44 DOM
6. 2026-04-16
   listed $75,000 Active 361-char remark

   Show marketing remark (368 chars)

   Southern home for sale located in Hartford, Alabama. So much charm! Home has been updated w/ new windows, new electrical and new plumbing. Tongue and groove wood walls and ceilings! 2bed/1ba home w/ foyer and large front porch! Nice back porch and small shed in the backyard. 1216sqft - Originally built in 1920. City water and sewer - window units for cooling.

7. 2026-04-16
   listed $75,000 Active 368-char remark

   Show marketing remark (368 chars)

   Southern home for sale located in Hartford, Alabama. So much charm! Home has been updated w/ new windows, new electrical and new plumbing. Tongue and groove wood walls and ceilings! 2bed/1ba home w/ foyer and large front porch! Nice back porch and small shed in the backyard. 1216sqft - Originally built in 1920. City water and sewer - window units for cooling.

8. 2022-07-14
   soldstatus $11,000 Closed
9. 2022-05-13
   listed $18,000
10. 2021-09-16
    soldstatus $14,000

ⓘ 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: $152 · $13/mo
• Projected year-2 tax: $308 · $26/mo
• Expected delta: +$156/yr (+$13/mo · 102.7%)

ⓘ 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 8/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,653
• − Mortgage interest: −$4,201
• − Property taxes: −$152
• − Insurance: −$375
• − Repairs & maintenance: −$852
• − Management: −$852
• − Depreciation: −$2,182
• Taxable income: $2,038
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $2,680/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 County
• NCES district ID: 0101660
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 51% ▲ 4.00%
• Median HH income: $36,144
• Composite: 30.15/100
• National rank: #6325
• State rank: #39 of 129 in AL

Livability — Hartford

• Score: 64/100
• State rank: #169
• US rank: #14759

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartford, AL
• City population: 5,345
• Population (ZIP): 5,345

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 (72%)
• Race & ethnicity: White 72% Black 11% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Serbian 3% Slovak 2%
• Foreign-born: 0% · Canada
• Languages at home: 96% English-only · Spanish 2% Korean 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: ▼ -22.75%
• Current HPI: 151.8431
• 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

+435.7% since first listed

5 events — show timeline

• 2026-04-16 Listed $75,000 SAMLS
• 2026-04-16 Listed $75,000 WBR
• 2022-07-14 Sold (MLS) $11,000 SAMLS
• 2022-05-13 Listed $18,000 SAMLS
• 2021-09-16 Sold (MLS) $14,000 SAMLS

Property tax history

+3.7%/yr

Latest (2025): $152 · +6.6% YoY. Source: county tax records.