21 Alabama Ave · Ladonia, AL 36869

$127,500

3 bd · 1.0 ba · 1,377 sqft · SingleFamily public records · 26 Days on market

Built 1996 0.33 ac lot Est $233k · 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 +7.8/10.0
• 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

Perfect starter!! This home is nestled on a private fenced in yard on a quiet secluded street. Just minutes away from schools, shopping and amenities, This home features large bedrooms eat in kitchen with plenty of room for those Large Family gatherings. Kitchen comes complete with all appliance's and is adjacent to the large family room. Master suite has spacious walk in closet with private bath, just down the hall are the secondary bedrooms and updated bath room. Just minutes to Ft, Benning. .. . Total electric home. . Fenced in yard. . All appliances included. . 0.4 acres. .

Key facts

• Level lot
• Covered patio
• 0.33 acre lot

Tags

• FENCED PRIVATE BACKYARD
• COVERED PATIO
• LEVEL LOT
• WALK TO LADONIA ELEMENTARY

Property features AI

Finance

• Other: Lot dimensions approximately 100 x 150; Lot size about 0.33 acres
• Financial info: Property tax information available
• HOA & community: No community features specified

Exterior

• Parking: 5 parking spaces total; 2 covered spaces; 2-car carport
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Fixer condition; No common walls; Has a view
• Construction: Frame construction; Asbestos shingle roof; Built on a foundation (no basement)
• Exterior features: Covered patio/porch; Back yard and front yard; Level lot; Asphalt road frontage (city street); Private yard

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Entrance foyer; Double pane windows; Private yard
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $126k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 107 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $882 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $32k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; list at $128k implies a 66% 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 $125,587 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.28% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.46%
• DSCR: 1.78
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $232,713
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Virginia St	0.09mi	3/2.0	1,352 (-2%)	0mo	$191,500	$142	88
9 Georgia Ave	0.18mi	3/2.0	1,351 (-2%)	6mo	$190,000	$141	80
40 Woodland Dr	0.21mi	3/2.0	1,476 (+7%)	1mo	$207,500	$141	73
3 Vineyard Dr	0.46mi	3/2.0	1,374 (-0%)	6mo	$234,450	$171	69
6 Alabama Ave Ave	0.17mi	3/1.0	1,213 (-12%)	5mo	$100,000	$82	68
2 Summertide Dr	0.59mi	3/2.0	1,475 (+7%)	3mo	$249,900	$169	54
12 Palomino Dr Unit B	0.75mi	3/2.0	1,350 (-2%)	5mo	$239,999	$178	53
7 Summertide Dr	0.62mi	3/2.0	1,466 (+6%)	4mo	$252,000	$172	53
6 Summertide Dr	0.61mi	3/2.0	1,475 (+7%)	6mo	$249,900	$169	51
101 Lee rd 2140	0.74mi	4/2.0 (+1)	1,463 (+6%)	1mo	$265,000	$181	45
241 Lee Road 2140	0.74mi	3/2.0	1,508 (+10%)	3mo	$230,000	$153	43
127 Lee Road 2141	0.64mi	3/2.0	1,570 (+14%)	2mo	$262,900	$167	41

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: 6.1%
• Equity multiple: 1.23×
• Total profit: $8,278
• Equity at exit: $19,011

10-year hold

• IRR: 13.3%
• Equity multiple: 1.94×
• Total profit: $33,643
• Equity at exit: $11,024

Cash invested: $35,700 (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: 107
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,626 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $519

Break-even live

Break-even rent $968

Max offer price $127,500

Occupancy floor 63%

Sensitivity live

Price	-10% $592	-5% $556	+0% $519	+5% $483	+10% $447
Rent	-10% $391	-5% $455	+0% $519	+5% $584	+10% $648
Rate	-1.0pp $584	-0.5pp $552	base $519	+0.5pp $486	+1.0pp $453

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
567 Mill Pond Dr Phenix City, AL	3.0	2.0	1240	$1,400	$1.13	14d	1	0.54mi
16 Vineyard Dr Phenix City, AL	3.0	2.0	1324	$1,600	$1.21	45d	1	0.56mi
393 Lee Rd Unit 554 Phenix City, AL	4.0	2.0	1745	$2,000	$1.15	22d	1	1.18mi

Listing history 18 events

1. 2026-06-15
   days on market $127,500 Active 26 DOM
2. 2026-06-14
   days on market $127,500 Active 24 DOM
3. 2026-06-13
   pricedays on market $127,500 Active 23 DOM
4. 2026-06-10
   days on market $130,000 Active 21 DOM
5. 2026-06-09
   days on market $130,000 Active 20 DOM
6. 2026-06-08
   days on market $130,000 Active 19 DOM
7. 2026-06-07
   days on market $130,000 Active 18 DOM
8. 2026-06-05
   days on market $130,000 Active 15 DOM
9. 2026-06-03
   remarks 339-char remark
10. 2026-06-03
    price $130,000 Active 13 DOM
11. 2026-06-02
    days on market $145,000 Active 13 DOM
12. 2026-06-01
    days on market $145,000 Active 12 DOM
13. 2026-05-31
    days on market $145,000 Active 11 DOM
14. 2026-05-30
    days on market $145,000 Active 10 DOM
15. 2026-05-20
    listed $159,900 Active
16. 2017-05-03
    soldstatus $76,700 584-char remark

    Show marketing remark (584 chars)

    Perfect starter!! This home is nestled on a private fenced in yard on a quiet secluded street. Just minutes away from schools, shopping and amenities, This home features large bedrooms eat in kitchen with plenty of room for those Large Family gatherings. Kitchen comes complete with all appliance's and is adjacent to the large family room. Master suite has spacious walk in closet with private bath, just down the hall are the secondary bedrooms and updated bath room. Just minutes to Ft, Benning. .. . Total electric home. . Fenced in yard. . All appliances included. . 0.4 acres. .

17. 2016-11-21
    listed $79,000 584-char remark

    Show marketing remark (584 chars)

    Perfect starter!! This home is nestled on a private fenced in yard on a quiet secluded street. Just minutes away from schools, shopping and amenities, This home features large bedrooms eat in kitchen with plenty of room for those Large Family gatherings. Kitchen comes complete with all appliance's and is adjacent to the large family room. Master suite has spacious walk in closet with private bath, just down the hall are the secondary bedrooms and updated bath room. Just minutes to Ft, Benning. .. . Total electric home. . Fenced in yard. . All appliances included. . 0.4 acres. .

18. 2004-09-27
    soldstatus $99,108

ⓘ 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: $520 · $43/mo
• Projected year-2 tax: $523 · $44/mo
• Expected delta: +$3/yr ($0/mo · 0.6%)

ⓘ 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 ≥107°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: $19,512
• − Mortgage interest: −$7,142
• − Property taxes: −$520
• − Insurance: −$638
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$3,709
• Taxable income: $4,382
• Est. tax owed @ 24.0%: −$1,052
• After-tax cash flow: $5,182/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

+28.6% since first listed

7 events — show timeline

• 2026-06-11 Price Changed $127,500 EABOR
• 2026-06-02 Price Changed $130,000 EABOR
• 2026-05-28 Price Changed $145,000 EABOR
• 2026-05-20 Listed $159,900 EABOR
• 2017-05-03 Sold (MLS) $76,700 EABOR
• 2016-11-21 Listed $79,000 EABOR
• 2004-09-27 Sold (Public Records) $99,108 Public Records

Property tax history

+6.6%/yr

Latest (2025): $520 · +3.6% YoY. Source: county tax records.