1630 Deatsville Hwy · Millbrook, AL 360654

$172,500

3 bd · 2.0 ba · 1,267 sqft · SingleFamily public records · 50 Days on market

Built 1987 Est $175k · 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 +18.8/30.0
• ARV discount +8.1/15.0
• DSCR +5.9/10.0
• Appreciation +5.0/10.0
• 1% rule +3.7/10.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home will make a great starter home. It has 3 bedrooms and 2 baths with a fenced back yard. There is a storage building in the back yard. It is minutes from i-65 and shopping.

Key facts

• Fully fenced yard
• Outdoor living
• Covered back porch

Tags

• GRANDVIEW ESTATES COMMUNITY
• COVERED BACK PORCH
• FULLY FENCED YARD
• OUTDOOR LIVING

Property features AI

Exterior

• Parking: Driveway; Parking pad (1 pad)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: One-story home; Brick and vinyl siding exterior; Slab foundation; Year built reported by owner
• Construction: Brick exterior; Vinyl siding; Slab foundation
• Exterior features: Covered patio; Covered porch; Fully fenced yard; Level lot; City lot; Public paved road frontage

Interior

• Kitchen: Gas range; Dishwasher; Electric water heater
• Bedrooms: Two first-floor bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Blinds and window treatments; One gas log fireplace
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $175 ($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 $151k (12.7% below list).
• Recommended offer: $151k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.4% in Millbrook — 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 66/100 on livability (#110 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• 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: 1 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 92 units permitted in Elmore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• 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 $48k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $140k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $150,573 (12.7% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $174,846
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1630 Deatsville Hwy	0.00mi	3/2.0	1,267 (0%)	1mo	$169,000	$133	99
1644 Deatsville Hwy	0.01mi	3/2.0	1,308 (+3%)	2mo	$170,000	$130	93
200 Foxdale Rd	0.10mi	3/2.0	1,297 (+2%)	1mo	$190,000	$146	91
29 Foxdale Ct	0.15mi	3/2.0	1,284 (+1%)	0mo	$175,000	$136	91
108 Foxdale Rd	0.08mi	3/2.0	1,239 (-2%)	4mo	$191,000	$154	89
345 Foxdale Rd	0.21mi	3/2.0	1,272 (+0%)	2mo	$214,900	$169	88
1742 Deatsville Hwy	0.11mi	3/2.0	1,298 (+2%)	4mo	$155,000	$119	88
279 Foxdale Rd	0.18mi	3/2.0	1,276 (+1%)	5mo	$205,000	$161	87
153 Pinewood Dr	0.33mi	3/2.0	1,315 (+4%)	5mo	$169,950	$129	74
279 Payson Rd	0.15mi	4/2.0 (+1)	1,403 (+11%)	9mo	$210,000	$150	63
150 Cotton Blossom Rd	0.43mi	3/2.0	1,444 (+14%)	3mo	$199,000	$138	54
181 Honeysuckle Ct	0.55mi	3/2.0	1,443 (+14%)	9mo	$185,000	$128	44

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: 11.5%
• Equity multiple: 1.66×
• Total profit: $31,840
• Equity at exit: $77,563

10-year hold

• IRR: 13.6%
• Equity multiple: 3.02×
• Total profit: $97,635
• Equity at exit: $119,535

Cash invested: $48,300 (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 360654

• Active inventory: 1
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,506 medium
• Mortgage (P&I): −$905
• Tax from tax record: −$38 /mo · $456/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $175

Break-even live

Break-even rent $1,284

Max offer price $172,500

Occupancy floor 83%

Sensitivity live

Price	-10% $273	-5% $224	+0% $175	+5% $126	+10% $77
Rent	-10% $56	-5% $116	+0% $175	+5% $234	+10% $294
Rate	-1.0pp $262	-0.5pp $219	base $175	+0.5pp $130	+1.0pp $85

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1609 Deatsville Hwy Millbrook, AL	3.0	2.0	1308	$1,450	$1.11	14d	1	0.07mi
164 Camellia Ct Millbrook, AL	3.0	2.0	1522	$1,500	$0.99	14d	1	0.54mi
21 Shelton Cir Deatsville, AL	3.0	2.0	1848	$1,900	$1.03	14d	1	1.05mi
30 Payton Ct Millbrook, AL	4.0	2.0	1764	$2,000	$1.13	14d	1	1.22mi

Listing history 22 events

1. 2026-06-05
   statusdays on market $172,500 Pending 50 DOM
2. 2026-06-03
   days on market $172,500 Contingent 49 DOM
3. 2026-06-02
   days on market $172,500 Contingent 48 DOM
4. 2026-06-01
   days on market $172,500 Contingent 47 DOM
5. 2026-05-31
   days on market $172,500 Contingent 46 DOM
6. 2026-05-30
   days on market $172,500 Contingent 45 DOM
7. 2026-04-29
   historical Contingent
8. 2026-04-15
   listed $172,500 Active
9. 2023-11-08
   soldstatus $140,000
10. 2023-11-01
    soldstatus $140,000 Sold 180-char remark

    Show marketing remark (180 chars)

    This home will make a great starter home. It has 3 bedrooms and 2 baths with a fenced back yard. There is a storage building in the back yard. It is minutes from i-65 and shopping.

11. 2023-11-01
    soldstatus $140,000 Closed 180-char remark

    Show marketing remark (180 chars)

    This home will make a great starter home. It has 3 bedrooms and 2 baths with a fenced back yard. There is a storage building in the back yard. It is minutes from i-65 and shopping.

12. 2023-09-29
    price $145,900 180-char remark

    Show marketing remark (180 chars)

    This home will make a great starter home. It has 3 bedrooms and 2 baths with a fenced back yard. There is a storage building in the back yard. It is minutes from i-65 and shopping.

13. 2023-09-29
    price $145,900 180-char remark

    Show marketing remark (180 chars)

    This home will make a great starter home. It has 3 bedrooms and 2 baths with a fenced back yard. There is a storage building in the back yard. It is minutes from i-65 and shopping.

14. 2023-07-17
    listed $149,900 Active 180-char remark

    Show marketing remark (180 chars)

    This home will make a great starter home. It has 3 bedrooms and 2 baths with a fenced back yard. There is a storage building in the back yard. It is minutes from i-65 and shopping.

15. 2023-07-17
    listed $149,900 Active 180-char remark

    Show marketing remark (180 chars)

    This home will make a great starter home. It has 3 bedrooms and 2 baths with a fenced back yard. There is a storage building in the back yard. It is minutes from i-65 and shopping.

16. 2019-10-11
    soldstatus $99,900
17. 2019-10-11
    soldstatus $99,900
18. 2019-09-17
    listed $99,900
19. 2018-08-09
    soldstatus $1,105,000
20. 2010-04-23
    soldstatus $98,900
21. 2010-01-15
    listed $93,500
22. 2001-09-14
    listed $69,900

ⓘ 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: $456 · $38/mo
• Projected year-2 tax: $707 · $59/mo
• Expected delta: +$251/yr (+$21/mo · 55.0%)

ⓘ 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 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,069
• − Mortgage interest: −$9,663
• − Property taxes: −$456
• − Insurance: −$862
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$5,018
• Taxable loss: −$822
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $2,297/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 — Millbrook

• Score: 66/100
• State rank: #110
• US rank: #12087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Millbrook, AL

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+146.8% since first listed

16 events — show timeline

• 2026-04-29 Contingent — MAAR
• 2026-04-15 Listed $172,500 MAAR
• 2023-11-08 Sold (Public Records) $140,000 Public Records
• 2023-11-01 Sold (MLS) $140,000 MAAR
• 2023-11-01 Sold (MLS) $140,000 Greater Alabama MLS
• 2023-09-29 Price Changed $145,900 Greater Alabama MLS
• 2023-09-29 Price Changed $145,900 MAAR
• 2023-07-17 Listed $149,900 MAAR
• 2023-07-17 Listed $149,900 Greater Alabama MLS
• 2019-10-11 Sold (Public Records) $99,900 Public Records
• 2019-10-11 Sold (MLS) $99,900 MAAR
• 2019-09-17 Listed $99,900 MAAR
• 2018-08-09 Sold (Public Records) $1,105,000 Public Records
• 2010-04-23 Sold (MLS) $98,900 MAAR
• 2010-01-15 Listed $93,500 MAAR
• 2001-09-14 Listed $69,900 MAAR

Property tax history

-2.1%/yr

Latest (2025): $456 · +9.3% YoY. Source: county tax records.