2330 Ligon Springs Rd · Russellville, AL 35654

$69,900

2 bd · 1.0 ba · 576 sqft · SingleFamily public records · 79 Days on market

Built 1993 5.26 ac lot

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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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.6/10.0

Listing remarks MLS

5.26+/- acres with 2 bedroom 1 bath home on the property. The home is in need of repair. The property is being sold "As Is". The portable storge building will remain on the property and will convey. This 576 sq. ft home could be converted into a nice hunting cabin.

Key facts

• Hunting cabin
• 5.26 acre lot
• Built 1993

Tags

• PORTABLE STORAGE BUILDING
• HUNTING CABIN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($785 rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.9% in Russellville — 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 71/100 on livability (#37 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools F, amenities F.
• Colbert County (rural): math 13% / reading 38% proficiency, ranked #90 of 129 in AL (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 43 active listings in the ZIP; 91 units permitted in Colbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Colbert County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.12% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 7.4

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-2,603
• Equity at exit: $10,422

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $9,000
• Equity at exit: $6,044

Cash invested: $19,572 (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 35654

• Home prices YoY: -4.6%
• Active inventory: 43
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $785 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$165
• Net cashflow: $137

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 78%

Sensitivity live

Price	-10% $185	-5% $161	+0% $137	+5% $113	+10% $88
Rent	-10% $75	-5% $106	+0% $137	+5% $168	+10% $199
Rate	-1.0pp $172	-0.5pp $155	base $137	+0.5pp $119	+1.0pp $100

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $69,900 Active 79 DOM
2. 2026-06-18
   days on market $69,900 Active 78 DOM
3. 2026-06-17
   days on market $69,900 Active 77 DOM
4. 2026-06-16
   days on market $69,900 Active 76 DOM
5. 2026-06-15
   days on market $69,900 Active 75 DOM
6. 2026-06-14
   days on market $69,900 Active 73 DOM
7. 2026-06-13
   days on market $69,900 Active 72 DOM
8. 2026-06-10
   days on market $69,900 Active 70 DOM
9. 2026-06-09
   days on market $69,900 Active 69 DOM
10. 2026-06-08
    days on market $69,900 Active 68 DOM
11. 2026-06-07
    days on market $69,900 Active 67 DOM
12. 2026-06-05
    days on market $69,900 Active 64 DOM
13. 2026-06-03
    days on market $69,900 Active 63 DOM
14. 2026-06-02
    days on market $69,900 Active 62 DOM
15. 2026-06-01
    days on market $69,900 Active 61 DOM
16. 2026-05-31
    days on market $69,900 Active 60 DOM
17. 2026-05-30
    days on market $69,900 Active 59 DOM
18. 2026-04-01
    listed $79,900 Active 275-char remark

    Show marketing remark (275 chars)

    5.26+/- acres with 2 bedroom 1 bath home on the property. The home is in need of repair. The property is being sold "As Is". The portable storge building will remain on the property and will convey. This 576 sq. ft home could be converted into a nice hunting cabin.

19. 2026-04-01
    listed $79,900 Active 275-char remark

    Show marketing remark (275 chars)

    5.26+/- acres with 2 bedroom 1 bath home on the property. The home is in need of repair. The property is being sold "As Is". The portable storge building will remain on the property and will convey. This 576 sq. ft home could be converted into a nice hunting cabin.

20. 2026-03-31
    listed $79,900 Active

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $9,415
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$753
• − Management: −$753
• − Depreciation: −$2,033
• Taxable income: $562
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $1,507/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: Colbert County
• NCES district ID: 0100840
• Math proficiency: 13% ▼ -24.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $40,710
• Composite: 21.48/100
• National rank: #8328
• State rank: #90 of 129 in AL

Livability — Russellville

• Score: 71/100
• State rank: #37
• US rank: #6823

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,396

Population outlook (Colbert County) Hauer SSP2

• Today (2025): 54,154 people
• By 2030: 53,746 · -0.8%
• By 2040: 52,431 · -3.2%
• By 2050: 50,303 · -7.1%
• By 2075: 44,789 · -17.3%
• By 2100: 36,676 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 18% Two or more races 8% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Serbian 1% Italian 1% Lithuanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 15%

Political lean MEDSL · Colbert

• 2024 margin: Solid R (+46.4) · D 26.4% · R 72.8%
• 2008→2024 swing: -26.2pp toward R · 2008: -20.3pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+38.9 2016: R+38.3 2012: R+20.4 2008: R+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.75%
• Current HPI: 181.7
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-01 Listed $79,900 REALTRACS as Distributed by MLS Grid
• 2026-04-01 Listed $79,900 VMLS
• 2026-03-31 Listed $79,900 SAARMLS