4 Palmetto Ct · Ladonia, AL 36869

$150,000

5 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 225 Days on market

Built 1999 0.58 ac lot $70/sqft · 45% below area Est $272k · 45% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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 MLS

Welcome to 4 Palmetto Court, a beautifully updated 5 bedroom, 2 bath home offering approximately 2,128 square feet of comfortable living space, tucked away on a peaceful 0.58 acre lot. Thoughtfully refreshed throughout, this home features a brand new roof, new appliances, nearly all new flooring, and a stunning new front deck, perfect for enjoying quiet mornings or relaxing evenings outdoors. Ideal as a primary residence or a smart investment opportunity, this move in ready property combines space, style, and value. With its expansive yard, modern upgrades, and convenient location, 4 Palmetto Court is truly a place to call home. Schedule your showing today and experience everything it has to offer! Cash or conventional only. * * Seller financing available! * *

Key facts

• Front deck
• Quiet cul-de-sac
• New flooring

Tags

• NEW APPLIANCES
• NEW ROOF
• NEW FLOORING
• FRONT DECK
• LARGE YARD
• QUIET CUL-DE-SAC

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 1 comparable units currently listed for rent nearby; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; list at $150k implies a 2900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.23% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.25%
• DSCR: 1.72
• GRM: 6.8

CMA / ARV

• ARV (median comp): $272,253
• List price: $150,000
• Delta: -44.90%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.6%
• Equity multiple: 1.17×
• Total profit: $7,199
• Equity at exit: $22,365

10-year hold

• IRR: 11.7%
• Equity multiple: 1.82×
• Total profit: $34,501
• Equity at exit: $12,969

Cash invested: $42,000 (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 36869

• Home prices YoY: -22.2%
• Rents YoY: 0.4%
• Active inventory: 105
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,849 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$43 /mo · $513/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $569

Break-even live

Break-even rent $1,129

Max offer price $150,000

Occupancy floor 64%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
393 Lee Rd Unit 554 Phenix City, AL	4.0	2.0	1745	$2,000	$1.15	21d	1	1.39mi

Listing history 20 events

1. 2026-06-18
   days on market $150,000 Active 225 DOM
2. 2026-06-17
   days on market $150,000 Active 224 DOM
3. 2026-06-16
   days on market $150,000 Active 223 DOM
4. 2026-06-15
   days on market $150,000 Active 222 DOM
5. 2026-06-14
   days on market $150,000 Active 220 DOM
6. 2026-06-13
   days on market $150,000 Active 219 DOM
7. 2026-06-10
   days on market $150,000 Active 217 DOM
8. 2026-06-09
   days on market $150,000 Active 216 DOM
9. 2026-06-08
   days on market $150,000 Active 215 DOM
10. 2026-06-07
    days on market $150,000 Active 214 DOM
11. 2026-06-05
    days on market $150,000 Active 211 DOM
12. 2026-06-02
    days on market $150,000 Active 209 DOM
13. 2026-06-01
    days on market $150,000 Active 208 DOM
14. 2026-05-31
    days on market $150,000 Active 207 DOM
15. 2026-05-30
    days on market $150,000 Active 206 DOM
16. 2026-04-09
    price $150,000 772-char remark

    Show marketing remark (772 chars)

    Welcome to 4 Palmetto Court, a beautifully updated 5 bedroom, 2 bath home offering approximately 2,128 square feet of comfortable living space, tucked away on a peaceful 0.58 acre lot. Thoughtfully refreshed throughout, this home features a brand new roof, new appliances, nearly all new flooring, and a stunning new front deck, perfect for enjoying quiet mornings or relaxing evenings outdoors. Ideal as a primary residence or a smart investment opportunity, this move in ready property combines space, style, and value. With its expansive yard, modern upgrades, and convenient location, 4 Palmetto Court is truly a place to call home. Schedule your showing today and experience everything it has to offer! Cash or conventional only. * * Seller financing available! * *

17. 2025-11-05
    listed $165,000 Active 772-char remark

    Show marketing remark (772 chars)

    Welcome to 4 Palmetto Court, a beautifully updated 5 bedroom, 2 bath home offering approximately 2,128 square feet of comfortable living space, tucked away on a peaceful 0.58 acre lot. Thoughtfully refreshed throughout, this home features a brand new roof, new appliances, nearly all new flooring, and a stunning new front deck, perfect for enjoying quiet mornings or relaxing evenings outdoors. Ideal as a primary residence or a smart investment opportunity, this move in ready property combines space, style, and value. With its expansive yard, modern upgrades, and convenient location, 4 Palmetto Court is truly a place to call home. Schedule your showing today and experience everything it has to offer! Cash or conventional only. * * Seller financing available! * *

18. 2017-11-09
    soldstatus $5,000 460-char remark

    Show marketing remark (460 chars)

    5 bedroom 2 bath home with large living room/den combo, new carpet throughout home and large front deck. Bank of America, N. A. employees, household members and HTS business partners of the Bank are prohibited from purchasing this property, whether directly or indirectly. Auction. Com, Link:http://www. auction.com/broker-registration/residential. php, Vacant, Cash, 5% buyers premium, minimum $2,500. Allow up to 7 days for response after auction concludes.

19. 2017-08-08
    listed $29,000 460-char remark

    Show marketing remark (460 chars)

    5 bedroom 2 bath home with large living room/den combo, new carpet throughout home and large front deck. Bank of America, N. A. employees, household members and HTS business partners of the Bank are prohibited from purchasing this property, whether directly or indirectly. Auction. Com, Link:http://www. auction.com/broker-registration/residential. php, Vacant, Cash, 5% buyers premium, minimum $2,500. Allow up to 7 days for response after auction concludes.

20. 1999-05-26
    soldstatus $58,138

ⓘ 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: $513 · $43/mo
• Projected year-2 tax: $615 · $51/mo
• Expected delta: +$102/yr (+$8/mo · 19.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $22,188
• − Mortgage interest: −$8,402
• − Property taxes: −$513
• − Insurance: −$750
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$4,364
• Taxable income: $4,609
• Est. tax owed @ 24.0%: −$1,106
• After-tax cash flow: $5,720/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

+158.0% since first listed

5 events — show timeline

• 2026-04-09 Price Changed $150,000 CBOR
• 2025-11-05 Listed $165,000 CBOR
• 2017-11-09 Sold (MLS) $5,000 EABOR
• 2017-08-08 Listed $29,000 EABOR
• 1999-05-26 Sold (Public Records) $58,138 Public Records

Property tax history

+12.2%/yr

Latest (2025): $513 · +6.9% YoY. Source: county tax records.