208 William St · Piedmont, AL 36272

$120,000

3 bd · 1.0 ba · 1,877 sqft · SingleFamily public records · 33 Days on market

Built 1920 0.34 ac lot $64/sqft · 22% below area Est $153k · 22% under

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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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.6/10.0
• Schools +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this spacious home that is walking distance to the Chief Ladiga trail. This home features 3 bedrooms and 1 full bath with a beautiful wrap around porch. No Carpet! Hardwood and vinyl floors throughout. Large kitchen with breakfast bar! There is a tankless water heater which is great for the jetted tub and separate shower in the bathroom. This home has 2 fireplaces with gas logs! Outside is a fenced in back yard and 25x40 building! This building has 5 rooms downstairs and a loft upstairs, it also has electricity. There is also a storage builiding with roll up doors, This house is priced at only $79,900!

Key facts

• Cozy living area
• Central air
• Two fireplaces

Tags

• COZY LIVING AREA
• TWO FIREPLACES
• TANKLESS WATER HEATER
• CENTRAL AIR
• APPLIANCES WILL REMAIN

Property features AI

Finance

• Other: Lot size approximately 0.34 acre
• HOA & community: No association

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family house; One level; Residential property (to be built)
• Construction: Built in 1920; Aluminum siding; Metal roof; Crawl space foundation
• Exterior features: Private lot

Interior

• Kitchen: Appliances: Other
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Double vanity; Separate shower; Two fireplaces (living room and additional)
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (3.8% below list).
• Recommended offer: $115k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 4.5% in Piedmont — 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 57/100 on livability (#402 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Piedmont City (town): math 40% / reading 57% proficiency, ranked #14 of 129 in AL (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 88 active listings in the ZIP; 135 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Calhoun County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $77k; list at $120k implies a 56% 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: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $115,499 (3.8% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 4% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.96% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.91%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

• ARV (median comp): $152,917
• List price: $120,000
• Delta: -21.53%
• 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
302 E Ladiga St	0.21mi	3/1.5	1,632 (-13%)	5mo	$179,000	$110	62
309 Sparks St	0.17mi	4/2.0 (+1)	1,704 (-9%)	13mo	$205,000	$120	57
230 W Ladiga St	0.49mi	3/2.0	1,837 (-2%)	16mo	$169,900	$92	57
309 N Main St	0.44mi	3/2.0	1,942 (+4%)	16mo	$275,000	$142	57
406 Riddle Ave	0.32mi	3/2.0	1,672 (-11%)	15mo	$219,900	$132	51
208 N Main St	0.34mi	4/2.0 (+1)	1,728 (-8%)	18mo	$65,000	$38	47
610 Adamson St	0.54mi	3/2.0	1,680 (-10%)	9mo	$299,000	$178	46
186 Ridgeway Dr	0.60mi	3/2.0	1,697 (-10%)	8mo	$285,000	$168	45
576 Adamson St	0.55mi	3/2.0	1,640 (-13%)	9mo	$299,900	$183	42
609 Piedmont Ave	0.63mi	4/2.0 (+1)	1,610 (-14%)	1mo	$216,500	$134	37
606 E Ladiga St	0.60mi	3/2.0	1,625 (-13%)	16mo	$40,000	$25	32
507 Mckee St	0.63mi	3/2.0	1,600 (-15%)	16mo	$170,000	$106	29

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: 0.79×
• Total profit: $-7,179
• Equity at exit: $17,892

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $9,403
• Equity at exit: $10,375

Cash invested: $33,600 (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 36272

• Home prices YoY: -10.2%
• Active inventory: 88
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$40 /mo · $477/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $193

Break-even live

Break-even rent $910

Max offer price $120,000

Occupancy floor 78%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-02
   days on market $120,000 Active 33 DOM
2. 2026-06-01
   days on market $120,000 Active 32 DOM
3. 2026-05-31
   days on market $120,000 Active 31 DOM
4. 2026-05-31
   days on market $120,000 Active 30 DOM
5. 2026-05-15
   price $120,000 497-char remark
6. 2026-04-30
   listed $124,995 New 497-char remark
7. 2026-04-01
   price $121,000
8. 2019-05-29
   soldstatus $77,000 Sold

   Show marketing remark (627 chars)

   Don't miss out on this spacious home that is walking distance to the Chief Ladiga trail. This home features 3 bedrooms and 1 full bath with a beautiful wrap around porch. No Carpet! Hardwood and vinyl floors throughout. Large kitchen with breakfast bar! There is a tankless water heater which is great for the jetted tub and separate shower in the bathroom. This home has 2 fireplaces with gas logs! Outside is a fenced in back yard and 25x40 building! This building has 5 rooms downstairs and a loft upstairs, it also has electricity. There is also a storage builiding with roll up doors, This house is priced at only $79,900!

9. 2019-05-29
   soldstatus $77,000

   Show marketing remark (627 chars)

   Don't miss out on this spacious home that is walking distance to the Chief Ladiga trail. This home features 3 bedrooms and 1 full bath with a beautiful wrap around porch. No Carpet! Hardwood and vinyl floors throughout. Large kitchen with breakfast bar! There is a tankless water heater which is great for the jetted tub and separate shower in the bathroom. This home has 2 fireplaces with gas logs! Outside is a fenced in back yard and 25x40 building! This building has 5 rooms downstairs and a loft upstairs, it also has electricity. There is also a storage builiding with roll up doors, This house is priced at only $79,900!

10. 2019-04-08
    historical Contingent

    Show marketing remark (627 chars)

    Don't miss out on this spacious home that is walking distance to the Chief Ladiga trail. This home features 3 bedrooms and 1 full bath with a beautiful wrap around porch. No Carpet! Hardwood and vinyl floors throughout. Large kitchen with breakfast bar! There is a tankless water heater which is great for the jetted tub and separate shower in the bathroom. This home has 2 fireplaces with gas logs! Outside is a fenced in back yard and 25x40 building! This building has 5 rooms downstairs and a loft upstairs, it also has electricity. There is also a storage builiding with roll up doors, This house is priced at only $79,900!

11. 2019-03-14
    status Active

    Show marketing remark (627 chars)

    Don't miss out on this spacious home that is walking distance to the Chief Ladiga trail. This home features 3 bedrooms and 1 full bath with a beautiful wrap around porch. No Carpet! Hardwood and vinyl floors throughout. Large kitchen with breakfast bar! There is a tankless water heater which is great for the jetted tub and separate shower in the bathroom. This home has 2 fireplaces with gas logs! Outside is a fenced in back yard and 25x40 building! This building has 5 rooms downstairs and a loft upstairs, it also has electricity. There is also a storage builiding with roll up doors, This house is priced at only $79,900!

12. 2019-01-21
    historical Contingent

    Show marketing remark (627 chars)

    Don't miss out on this spacious home that is walking distance to the Chief Ladiga trail. This home features 3 bedrooms and 1 full bath with a beautiful wrap around porch. No Carpet! Hardwood and vinyl floors throughout. Large kitchen with breakfast bar! There is a tankless water heater which is great for the jetted tub and separate shower in the bathroom. This home has 2 fireplaces with gas logs! Outside is a fenced in back yard and 25x40 building! This building has 5 rooms downstairs and a loft upstairs, it also has electricity. There is also a storage builiding with roll up doors, This house is priced at only $79,900!

13. 2019-01-06
    listed $79,900 Active

    Show marketing remark (627 chars)

    Don't miss out on this spacious home that is walking distance to the Chief Ladiga trail. This home features 3 bedrooms and 1 full bath with a beautiful wrap around porch. No Carpet! Hardwood and vinyl floors throughout. Large kitchen with breakfast bar! There is a tankless water heater which is great for the jetted tub and separate shower in the bathroom. This home has 2 fireplaces with gas logs! Outside is a fenced in back yard and 25x40 building! This building has 5 rooms downstairs and a loft upstairs, it also has electricity. There is also a storage builiding with roll up doors, This house is priced at only $79,900!

ⓘ 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: $477 · $40/mo
• Projected year-2 tax: $492 · $41/mo
• Expected delta: +$15/yr (+$1/mo · 3.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,860
• − Mortgage interest: −$6,722
• − Property taxes: −$477
• − Insurance: −$600
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$3,491
• Taxable income: $352
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $2,236/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: Piedmont City
• NCES district ID: 0102760
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 57% ▲ 6.00%
• Median HH income: $32,302
• Composite: 39.78/100
• National rank: #3881
• State rank: #14 of 129 in AL

Livability — Piedmont

• Score: 57/100
• State rank: #402
• US rank: #22342

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Piedmont, AL
• City population: 12,996
• Population (ZIP): 12,996

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 109,765 people
• By 2030: 105,708 · -3.7%
• By 2040: 96,192 · -12.4%
• By 2050: 86,413 · -21.3%
• By 2075: 63,467 · -42.2%
• By 2100: 44,704 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 5% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Russian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+44.8) · D 27.2% · R 71.9%
• 2008→2024 swing: -12.2pp toward R · 2008: -32.5pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+39.0 2016: R+41.4 2012: R+31.9 2008: R+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.87%
• Current HPI: 192.177
• 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

+50.2% since first listed

10 events — show timeline

• 2026-06-02 Listing Removed — GAMLS
• 2026-05-15 Price Changed $120,000 GAMLS
• 2026-04-30 Listed $124,995 GAMLS
• 2026-04-01 Price Changed $121,000 Greater Alabama MLS
• 2019-05-29 Sold (Public Records) $77,000 Public Records
• 2019-05-29 Sold (MLS) $77,000 Greater Alabama MLS
• 2019-04-08 Contingent — Greater Alabama MLS
• 2019-03-14 Relisted — Greater Alabama MLS
• 2019-01-21 Contingent — Greater Alabama MLS
• 2019-01-06 Listed $79,900 Greater Alabama MLS

Property tax history

+3.3%/yr

Latest (2025): $477 · +0.0% YoY. Source: county tax records.