109 Shawnee Dr · Wetumpka, AL 36092

$140,000

3 bd · 2.0 ba · 1,855 sqft · SingleFamily public records · 61 Days on market

Built 1978 1,524 sqft lot $75/sqft · 34% below area Est $211k · 34% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.3/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AGENTS: we are scheduling appointments in blocks. There are some appointment times available between 2:30-5:00 Friday, April 24. investor special with strong upside potential. This 3-bedroom home has solid fundamentals making it a great opportunity for a fix-and-finish project. Major systems have been addressed: roof is approximately 2 years old, heat pump is 3 years old and professionally maintained twice a year, and newer lifetime warranty windows are already installed. Property includes wide doorways, 28-inch height cabinets, and handicap accessibility in the primary bedroom and both bathrooms—ideal for rental or resale targeting accessibility needs. Multiple renovation projects have been started and not completed. Property will require repairs, updates, and finishing work throughout. Priced for condition—great value-add opportunity for investors looking to renovate and build equity.

Key facts

• Wide doorways
• 1,524 sq ft lot
• Parking

Tags

• HEAT PUMP IS 3 YEARS OLD
• WIDE DOORWAYS
• HANDICAP ACCESSIBILITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.0% in Wetumpka — 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 74/100 on livability (#22 in AL, #4,825 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities D, employment D.
• Elmore County (town): math 27% / reading 54% proficiency, ranked #21 of 129 in AL (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 146 active listings in the ZIP; solid renter incomes; 92 units permitted in Elmore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Elmore County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; 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 $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (median comp): $211,119
• List price: $140,000
• Delta: -33.69%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Shawnee Dr	0.05mi	3/2.0	1,800 (-3%)	4mo	$210,000	$117	89
108 Shawnee Dr	0.03mi	3/2.0	1,800 (-3%)	12mo	$200,000	$111	84
310 Shawnee Dr	0.15mi	3/2.0	1,800 (-3%)	11mo	$214,000	$119	79
124 Shawnee Dr	0.10mi	3/2.0	1,914 (+3%)	14mo	$206,000	$108	78
207 Graham Rd	0.43mi	3/2.0	1,920 (+4%)	14mo	$345,000	$180	62

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,270
• Equity at exit: $20,874

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $33,998
• Equity at exit: $12,105

Cash invested: $39,200 (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 36092

• Home prices YoY: -25.9%
• Active inventory: 146
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,588 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$70 /mo · $834/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $392

Break-even live

Break-even rent $1,091

Max offer price $140,000

Occupancy floor 70%

Sensitivity live

Price	-10% $472	-5% $432	+0% $392	+5% $353	+10% $313
Rent	-10% $267	-5% $330	+0% $392	+5% $455	+10% $518
Rate	-1.0pp $463	-0.5pp $428	base $392	+0.5pp $356	+1.0pp $319

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $140,000 Active 61 DOM
2. 2026-06-17
   days on market $140,000 Active 60 DOM
3. 2026-06-16
   days on market $140,000 Active 59 DOM
4. 2026-06-15
   days on market $140,000 Active 58 DOM
5. 2026-06-14
   days on market $140,000 Active 56 DOM
6. 2026-06-13
   days on market $140,000 Active 55 DOM
7. 2026-06-10
   days on market $140,000 Active 53 DOM
8. 2026-06-09
   days on market $140,000 Active 52 DOM
9. 2026-06-08
   days on market $140,000 Active 51 DOM
10. 2026-06-07
    days on market $140,000 Active 50 DOM
11. 2026-06-05
    days on market $140,000 Active 47 DOM
12. 2026-06-03
    days on market $140,000 Active 46 DOM
13. 2026-06-02
    days on market $140,000 Active 45 DOM
14. 2026-06-01
    days on market $140,000 Active 44 DOM
15. 2026-05-31
    days on market $140,000 Active 43 DOM
16. 2026-05-30
    days on market $140,000 Active 42 DOM
17. 2026-04-18
    listed $140,000 Active 911-char remark

    Show marketing remark (911 chars)

    AGENTS: we are scheduling appointments in blocks. There are some appointment times available between 2:30-5:00 Friday, April 24. investor special with strong upside potential. This 3-bedroom home has solid fundamentals making it a great opportunity for a fix-and-finish project. Major systems have been addressed: roof is approximately 2 years old, heat pump is 3 years old and professionally maintained twice a year, and newer lifetime warranty windows are already installed. Property includes wide doorways, 28-inch height cabinets, and handicap accessibility in the primary bedroom and both bathrooms—ideal for rental or resale targeting accessibility needs. Multiple renovation projects have been started and not completed. Property will require repairs, updates, and finishing work throughout. Priced for condition—great value-add opportunity for investors looking to renovate and build equity.

18. 2013-04-15
    listed $132,900
19. 2011-01-21
    soldstatus $130,000
20. 2011-01-21
    soldstatus $130,000
21. 2010-10-21
    listed $138,900
22. 2008-07-01
    listed $149,900
23. 2007-10-19
    listed $150,000
24. 2004-09-03
    soldstatus $84,650
25. 2004-05-14
    listed $84,600
26. 2001-05-31
    soldstatus $103,000
27. 2001-01-27
    listed $110,000

ⓘ 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: $834 · $70/mo
• Projected year-2 tax: $834 · $70/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $19,056
• − Mortgage interest: −$7,842
• − Property taxes: −$834
• − Insurance: −$700
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$4,073
• Taxable income: $2,558
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $4,096/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: Elmore County
• NCES district ID: 0101290
• Math proficiency: 27% ▼ -25.00%
• Reading proficiency: 54% ▲ 3.00%
• Median HH income: $54,898
• Composite: 35.27/100
• National rank: #4974
• State rank: #21 of 129 in AL

Livability — Wetumpka

• Score: 74/100
• State rank: #22
• US rank: #4825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Elmore County · 36,842 people
• City population: 22,242
• Metro: Montgomery, AL
• Population (ZIP): 22,242
• Household income: $78,094
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 378.0

Population outlook (Elmore County) Hauer SSP2

• Today (2025): 85,154 people
• By 2030: 86,667 · +1.8%
• By 2040: 89,014 · +4.5%
• By 2050: 90,331 · +6.1%
• By 2075: 96,096 · +12.8%
• By 2100: 95,290 · +11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 23% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Elmore

• 2024 margin: Solid R (+52.1) · D 23.6% · R 75.6%
• 2008→2024 swing: -1.1pp toward R · 2008: -50.9pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+48.2 2016: R+52.0 2012: R+48.8 2008: R+50.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.80%
• Current HPI: 157.2258
• Rent YoY: —
• Metro: Montgomery, 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

+27.3% since first listed

11 events — show timeline

• 2026-04-18 Listed $140,000 MAAR
• 2013-04-15 Listed $132,900 MAAR
• 2011-01-21 Sold (Public Records) $130,000 Public Records
• 2011-01-21 Sold (MLS) $130,000 MAAR
• 2010-10-21 Listed $138,900 MAAR
• 2008-07-01 Listed $149,900 MAAR
• 2007-10-19 Listed $150,000 MAAR
• 2004-09-03 Sold (MLS) $84,650 MAAR
• 2004-05-14 Listed $84,600 MAAR
• 2001-05-31 Sold (MLS) $103,000 MAAR
• 2001-01-27 Listed $110,000 MAAR

Property tax history

+2.3%/yr

Latest (2025): $834 · -1.2% YoY. Source: county tax records.