2 Wesley Dr · Millbrook, AL 36022

$230,000

3 bd · 2.0 ba · 1,599 sqft · SingleFamily public records · 51 Days on market

Built 1995 0.52 ac lot Est $240k · 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 +23.1/30.0
• ARV discount +9.3/15.0
• DSCR +7.4/10.0
• 1% rule +4.9/10.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom property is located on a peaceful cul-de-sac and offers a spacious 1599 square feet of living space on a generous 0.52-acre lot. As you approach the house, you'll find a circle driveway leading to a charming front porch, perfect for morning coffees or evening relaxation. Upon entering, you'll discover an inviting open-concept layout that seamlessly connects the kitchen, living room, and dining area. The kitchen is equipped with an island, stainless-steel appliances, and ample counter and cabinet space. A window over the sink offers a pleasant view of the backyard. The living room, adjacent to the kitchen, features a cozy fireplace. The split floorplan ensures added privacy, with the master bedroom separated from the other rooms. The main bedroom boasts vaulted ceilings, providing an extra sense of space and comfort. The main bathroom offers a double vanity, a garden tub, a separate shower, and a huge walk-in closet. Additional conveniences include a laundry room and a covered patio in a fenced-in yard. The property also provides plenty of outdoor space for gardening, play, or relaxation.

Key facts

• Half-acre lot
• Split floor plan
• Gas fireplace

Tags

• HALF-ACRE LOT
• MATURE TREES
• SPLIT FLOOR PLAN
• GAS FIREPLACE
• FRESHLY PAINTED CABINETS
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Driveway
• Security: Fire alarm
• Utilities: Public water; Septic tank; Electricity available; Cable available; High-speed internet available; Energy-efficient doors and windows
• Home design: Single-story home; Brick and vinyl siding exterior; Slab foundation; Level lot; Located on a cul-de-sac in a subdivision; Mature trees; Public road frontage; Paved road
• Construction: Built (year source: public records); Brick construction; Vinyl siding
• Exterior features: Covered patio; Covered porch; Patio; Porch; Fully fenced yard with privacy fencing; Storage; Fire alarm

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Self-cleaning oven; Plumbed for ice maker; Kitchen island
• Bedrooms: Bedrooms on the first level
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Double vanity in bath
• Heating & cooling: Central heating (electric, heat pump); Central cooling (electric, heat pump)
• Interior features: Tray ceilings; Double vanity; Garden/Roman tub; Separate shower; Walk-in closet(s); Window treatments; Kitchen island; Insulated doors; Blinds; Double-pane windows; Pull-down attic stairs
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/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 $227k (1.4% below list).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 149 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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, 76% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% 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: 0.99% ✗
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $239,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Wesley Dr	0.00mi	3/2.0	1,674 (+5%)	1mo	$230,000	$137	92
307 Old Orchard Rd	0.22mi	3/2.0	1,578 (-1%)	5mo	$249,000	$158	83
171 Pine Forest Dr	0.23mi	3/2.0	1,621 (+1%)	4mo	$214,900	$133	83
183 Wesley Dr	0.22mi	3/2.0	1,616 (+1%)	13mo	$252,000	$156	77
303 Spring Hollow Dr	0.25mi	3/2.0	1,665 (+4%)	11mo	$249,900	$150	72
137 Old Orchard Rd	0.34mi	3/2.0	1,723 (+8%)	0mo	$265,000	$154	71
523 Spring Hollow Rd	0.07mi	3/2.0	1,795 (+12%)	9mo	$259,900	$145	69
160 Old Orchard Loop	0.29mi	3/2.0	1,755 (+10%)	8mo	$240,000	$137	64
44 Plantation Way	0.57mi	3/2.0	1,696 (+6%)	11mo	$240,000	$142	54
181 Brookshire Dr	0.38mi	3/2.0	1,805 (+13%)	8mo	$274,900	$152	54
177 Old Orchard Loop	0.27mi	4/2.0 (+1)	1,802 (+13%)	10mo	$273,000	$151	53
80 Spencer Way	0.53mi	3/2.0	1,825 (+14%)	1mo	$257,000	$141	51

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-11,079
• Equity at exit: $34,294

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $23,815
• Equity at exit: $19,886

Cash invested: $64,400 (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 36022

• Home prices YoY: -11.9%
• Active inventory: 149
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,268 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $413

Break-even live

Break-even rent $1,746

Max offer price $230,000

Occupancy floor 77%

Sensitivity live

Price	-10% $543	-5% $478	+0% $413	+5% $348	+10% $283
Rent	-10% $234	-5% $323	+0% $413	+5% $502	+10% $592
Rate	-1.0pp $529	-0.5pp $471	base $413	+0.5pp $353	+1.0pp $292

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
428 Maribeth Loop Deatsville, AL	4.0	2.0	2127	$2,500	$1.18	14d	1	0.70mi
21 Shelton Cir Deatsville, AL	3.0	2.0	1848	$1,900	$1.03	14d	1	1.29mi

Listing history 15 events

1. 2026-04-16
   historical Contingent
2. 2026-04-03
   listed $230,000 Active
3. 2024-10-10
   soldstatus $221,000
4. 2024-10-08
   soldstatus $221,000 Closed 1119-char remark

   Show marketing remark (1119 chars)

   This 3-bedroom property is located on a peaceful cul-de-sac and offers a spacious 1599 square feet of living space on a generous 0.52-acre lot. As you approach the house, you'll find a circle driveway leading to a charming front porch, perfect for morning coffees or evening relaxation. Upon entering, you'll discover an inviting open-concept layout that seamlessly connects the kitchen, living room, and dining area. The kitchen is equipped with an island, stainless-steel appliances, and ample counter and cabinet space. A window over the sink offers a pleasant view of the backyard. The living room, adjacent to the kitchen, features a cozy fireplace. The split floorplan ensures added privacy, with the master bedroom separated from the other rooms. The main bedroom boasts vaulted ceilings, providing an extra sense of space and comfort. The main bathroom offers a double vanity, a garden tub, a separate shower, and a huge walk-in closet. Additional conveniences include a laundry room and a covered patio in a fenced-in yard. The property also provides plenty of outdoor space for gardening, play, or relaxation.

5. 2024-10-07
   status Pending 1119-char remark

   Show marketing remark (1119 chars)

   This 3-bedroom property is located on a peaceful cul-de-sac and offers a spacious 1599 square feet of living space on a generous 0.52-acre lot. As you approach the house, you'll find a circle driveway leading to a charming front porch, perfect for morning coffees or evening relaxation. Upon entering, you'll discover an inviting open-concept layout that seamlessly connects the kitchen, living room, and dining area. The kitchen is equipped with an island, stainless-steel appliances, and ample counter and cabinet space. A window over the sink offers a pleasant view of the backyard. The living room, adjacent to the kitchen, features a cozy fireplace. The split floorplan ensures added privacy, with the master bedroom separated from the other rooms. The main bedroom boasts vaulted ceilings, providing an extra sense of space and comfort. The main bathroom offers a double vanity, a garden tub, a separate shower, and a huge walk-in closet. Additional conveniences include a laundry room and a covered patio in a fenced-in yard. The property also provides plenty of outdoor space for gardening, play, or relaxation.

6. 2024-09-04
   historical Contingent 1119-char remark

   Show marketing remark (1119 chars)

   This 3-bedroom property is located on a peaceful cul-de-sac and offers a spacious 1599 square feet of living space on a generous 0.52-acre lot. As you approach the house, you'll find a circle driveway leading to a charming front porch, perfect for morning coffees or evening relaxation. Upon entering, you'll discover an inviting open-concept layout that seamlessly connects the kitchen, living room, and dining area. The kitchen is equipped with an island, stainless-steel appliances, and ample counter and cabinet space. A window over the sink offers a pleasant view of the backyard. The living room, adjacent to the kitchen, features a cozy fireplace. The split floorplan ensures added privacy, with the master bedroom separated from the other rooms. The main bedroom boasts vaulted ceilings, providing an extra sense of space and comfort. The main bathroom offers a double vanity, a garden tub, a separate shower, and a huge walk-in closet. Additional conveniences include a laundry room and a covered patio in a fenced-in yard. The property also provides plenty of outdoor space for gardening, play, or relaxation.

7. 2024-08-22
   listed $221,000 Active 1119-char remark

   Show marketing remark (1119 chars)

   This 3-bedroom property is located on a peaceful cul-de-sac and offers a spacious 1599 square feet of living space on a generous 0.52-acre lot. As you approach the house, you'll find a circle driveway leading to a charming front porch, perfect for morning coffees or evening relaxation. Upon entering, you'll discover an inviting open-concept layout that seamlessly connects the kitchen, living room, and dining area. The kitchen is equipped with an island, stainless-steel appliances, and ample counter and cabinet space. A window over the sink offers a pleasant view of the backyard. The living room, adjacent to the kitchen, features a cozy fireplace. The split floorplan ensures added privacy, with the master bedroom separated from the other rooms. The main bedroom boasts vaulted ceilings, providing an extra sense of space and comfort. The main bathroom offers a double vanity, a garden tub, a separate shower, and a huge walk-in closet. Additional conveniences include a laundry room and a covered patio in a fenced-in yard. The property also provides plenty of outdoor space for gardening, play, or relaxation.

8. 2022-05-20
   price $1,495
9. 2019-07-03
   soldstatus $122,000
10. 2019-07-02
    soldstatus $122,000
11. 2019-04-11
    listed $125,000
12. 2019-02-13
    listed $139,900
13. 2012-12-11
    soldstatus $132,000
14. 2012-12-11
    soldstatus $132,000
15. 2012-05-31
    listed $136,900

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$15/yr (+$1/mo · 1.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 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: $27,221
• − Mortgage interest: −$12,884
• − Property taxes: −$928
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − Depreciation: −$6,691
• Taxable income: $1,213
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $4,661/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
• City population: 14,600
• Population (ZIP): 16,288

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 (84%)
• Race & ethnicity: White 84% Black 10% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Serbian 3% Lithuanian 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: ▼ -29.08%
• Current HPI: 215.9763
• 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

+68.0% since first listed

15 events — show timeline

• 2026-04-16 Contingent — MAAR
• 2026-04-03 Listed $230,000 MAAR
• 2024-10-10 Sold (Public Records) $221,000 Public Records
• 2024-10-08 Sold (MLS) $221,000 MAAR
• 2024-10-07 Pending — MAAR
• 2024-09-04 Contingent — MAAR
• 2024-08-22 Listed $221,000 MAAR
• 2022-05-20 Price Changed $1,495 RENT.
• 2019-07-03 Sold (Public Records) $122,000 Public Records
• 2019-07-02 Sold (MLS) $122,000 MAAR
• 2019-04-11 Listed $125,000 MAAR
• 2019-02-13 Listed $139,900 MAAR
• 2012-12-11 Sold (Public Records) $132,000 Public Records
• 2012-12-11 Sold (MLS) $132,000 MAAR
• 2012-05-31 Listed $136,900 MAAR

Property tax history

+8.4%/yr

Latest (2025): $928 · +0.0% YoY. Source: county tax records.