20 Island Creek Rd · Ladonia, AL 36875

$208,000

4 bd · 2.0 ba · 1,516 sqft · SingleFamily · 36 Days on market

Built 2007 Fair condition 1.00 ac lot $137/sqft · at area comps Est $218k · 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 +19.2/30.0
• ARV discount +9.6/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick and siding 4br/2ba home situated on a 1.00 acre lot in rural Russell County. Home features living room with fireplace. Kitchen with eat in area. Kitchen overlooks the living room. Master bedroom and bath. Additional 3 bedrooms and bathroom. Screened in porch. Outbuilding with bathroom. Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility.

Key facts

• Screened in porch
• 1 acre lot
• 2 garage spots

Tags

• LIVING ROOM WITH FIREPLACE
• KITCHEN WITH EAT IN AREA
• SCREENED IN PORCH
• OUTBUILDING WITH BATHROOM

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Septic tank sewer; Electricity available
• Home design: Single-family residence; One level; No shared/common walls
• Construction: Brick and vinyl siding exterior; Composition roof; Crawl space foundation; Built as residential single-family (year built not provided)
• Exterior features: Screened porch; Outbuilding; Back yard; Level lot; Has view

Interior

• Kitchen: Dishwasher
• Bedrooms: 4 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tray ceilings; Double vanity; One fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $208k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $208k).
• Recommended offer: $202k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 20 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $156k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,760 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.01% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (median comp): $218,122
• List price: $208,000
• Delta: -4.64%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Lakeridge Ct	0.25mi	3/2.0 (-1)	1,678 (+11%)	22mo	$349,000	$208	47

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-19,472
• Equity at exit: $31,013

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,459
• Equity at exit: $17,984

Cash invested: $58,240 (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 36875

• Home prices YoY: -10.7%
• Active inventory: 20
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,102 medium
• Mortgage (P&I): −$1,091
• Tax est. 1.5%: −$260 /mo · $3,120/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $223

Break-even live

Break-even rent $1,820

Max offer price $208,000

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $208,000 Active 36 DOM
2. 2026-06-17
   days on market $208,000 Active 35 DOM
3. 2026-06-16
   price $208,000 Active 34 DOM
4. 2026-06-16
   days on market $218,500 Active 34 DOM
5. 2026-06-15
   days on market $218,500 Active 33 DOM
6. 2026-06-14
   days on market $218,500 Active 31 DOM
7. 2026-06-13
   days on market $218,500 Active 30 DOM
8. 2026-06-10
   days on market $218,500 Active 28 DOM
9. 2026-06-09
   days on market $218,500 Active 27 DOM
10. 2026-06-08
    days on market $218,500 Active 26 DOM
11. 2026-06-07
    days on market $218,500 Active 25 DOM
12. 2026-06-05
    days on market $218,500 Active 22 DOM
13. 2026-06-02
    days on market $218,500 Active 20 DOM
14. 2026-06-01
    days on market $218,500 Active 19 DOM
15. 2026-05-31
    days on market $218,500 Active 18 DOM
16. 2026-05-30
    days on market $218,500 Active 17 DOM
17. 2026-05-13
    listed $218,500 Active 690-char remark

    Show marketing remark (690 chars)

    Brick and siding 4br/2ba home situated on a 1.00 acre lot in rural Russell County. Home features living room with fireplace. Kitchen with eat in area. Kitchen overlooks the living room. Master bedroom and bath. Additional 3 bedrooms and bathroom. Screened in porch. Outbuilding with bathroom. Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility.

18. 2026-05-13
    listed $218,500 Active 690-char remark

    Show marketing remark (690 chars)

    Brick and siding 4br/2ba home situated on a 1.00 acre lot in rural Russell County. Home features living room with fireplace. Kitchen with eat in area. Kitchen overlooks the living room. Master bedroom and bath. Additional 3 bedrooms and bathroom. Screened in porch. Outbuilding with bathroom. Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility.

19. 2018-11-13
    soldstatus $156,000

    Show marketing remark (629 chars)

    The country life is waiting for you!!! Beautiful brick home nestled on 1.6 acres. New flooring through out, fresh paint and landscaping! Enjoy the breeze in complete relaxation in the hot tub on the porch! Awesome tree house and outside apartment/man cave to include its own hot water heater!! This quiet country life will not be available for long!! Located within minutes from the back gate to Fort Benning, convenient to restaurants, shopping, entertainment, and more!!! 4BR, 2BA, 1516 sq ft brick home on 1.6 acres. New flooring, fresh paint, new landscaping, tree house, man cave, screened porch and hot tub!! Home warranty!

20. 2018-06-04
    listed $164,900

    Show marketing remark (629 chars)

    The country life is waiting for you!!! Beautiful brick home nestled on 1.6 acres. New flooring through out, fresh paint and landscaping! Enjoy the breeze in complete relaxation in the hot tub on the porch! Awesome tree house and outside apartment/man cave to include its own hot water heater!! This quiet country life will not be available for long!! Located within minutes from the back gate to Fort Benning, convenient to restaurants, shopping, entertainment, and more!!! 4BR, 2BA, 1516 sq ft brick home on 1.6 acres. New flooring, fresh paint, new landscaping, tree house, man cave, screened porch and hot tub!! Home warranty!

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $25,221
• − Mortgage interest: −$11,651
• − Property taxes: −$3,120
• − Insurance: −$1,040
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − Depreciation: −$6,051
• Taxable loss: −$676
• Est. tax savings @ 24.0%: +$162
• After-tax cash flow: $2,838/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires significant repairs and updates to its exterior, interior, and landscaping to improve its condition and value.

Repairs flagged

• Major exterior siding — The siding is visibly weathered and in poor condition.
• Major kitchen cabinets — The cabinets are outdated and in poor condition.
• Major bathroom fixtures — The fixtures are outdated and in poor condition.
• Major landscaping — The landscaping is overgrown and in poor condition.

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and value.
• Resale replace kitchen cabinets — Upgrading the cabinets can significantly improve the home's appeal and value.
• Resale replace bathroom fixtures — Upgrading the fixtures can make the bathrooms more appealing and increase the home's value.
• Both trim and maintain landscaping — A well-maintained landscape can improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The siding is visibly weathered and in poor condition.	Major	$15,000–50,000
kitchen cabinets · The cabinets are outdated and in poor condition.	Major	$15,000–50,000
bathroom fixtures · The fixtures are outdated and in poor condition.	Major	$15,000–50,000
landscaping · The landscaping is overgrown and in poor condition.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Resale replace kitchen cabinets — Upgrading the cabinets can significantly improve the home's appeal and value. ↑
• Resale replace bathroom fixtures — Upgrading the fixtures can make the bathrooms more appealing and increase the home's value. ↑
• Both trim and maintain landscaping — A well-maintained landscape can improve the home's curb appeal and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Population (ZIP): 3,909

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 (69%)
• Race & ethnicity: White 69% Black 26% Two or more races 3%
• Common ancestry: Slovak 2% Danish 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -22.32%
• Current HPI: 186.7862
• 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

+26.1% since first listed

5 events — show timeline

• 2026-06-16 Price Changed $208,000 EABOR
• 2026-05-13 Listed $218,500 CBOR
• 2026-05-13 Listed $218,500 EABOR
• 2018-11-13 Sold (MLS) $156,000 EABOR
• 2018-06-04 Listed $164,900 EABOR