1480 Atkin Hill Rd · Holtville, AL 36092

$115,000

2 bd · 2.0 ba · 1,579 sqft · Other · 145 Days on market

Built 1940 0.93 ac lot

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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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfectly positioned to capture tranquil water views and cooling breezes, this unique property combines income-producing land with a classic fixer-upper residence, making it ideal for investors, developers, or vision-driven homeowners. The property includes three distinct parcels, each enjoying elevated vantage points overlooking the water—an increasingly rare and valuable feature. These parcels currently generate rental income, providing a strong foundation for cash flow while you explore future expansion, redevelopment, or enhancement opportunities. At the heart of the property sits a 3-bedroom, 2-bath home featuring a durable metal roof and solid bones, ready to be restored to its

Key facts

• Water views
• Ample space
• Rental income

Tags

• WATER VIEWS
• INCOME PRODUCING LAND
• THREE DISTINCT PARCELS
• ELEVATED VANTAGE POINTS
• RENTAL INCOME
• AMPLE SPACE

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public sewer; Other utilities: Unknown
• Home design: Single-story; Asbestos and brick construction
• Construction: Built (year source: public records); Asbestos and brick exterior
• Exterior features: Porch; Covered porch; Property is outside city limits

Interior

• Kitchen: Kitchen (details not specified)
• Bedrooms: Bedroom on the first level
• Flooring: Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Plank and vinyl flooring; Covered porch
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.1% in Holtville — 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 64/100 on livability (#155 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools 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: 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 $795 of loan paydown is wiped out by about $3k 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 145 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $115k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.17% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.96%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,593
• Equity at exit: $17,147

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $20,614
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $267

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 75%

Sensitivity live

Price	-10% $347	-5% $307	+0% $267	+5% $228	+10% $188
Rent	-10% $161	-5% $214	+0% $267	+5% $320	+10% $373
Rate	-1.0pp $325	-0.5pp $297	base $267	+0.5pp $237	+1.0pp $207

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-13
   statusdays on market $115,000 Pending 145 DOM
2. 2026-06-10
   remarks 693-char remark
3. 2026-06-10
   listed $115,000 Contingent 144 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,132
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$3,345
• Taxable income: $1,463
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $2,856/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 — Holtville

• Score: 64/100
• State rank: #155
• US rank: #14095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holtville, AL
• County: Elmore County · 36,842 people
• 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

+900.0% since first listed

7 events — show timeline

• 2026-06-11 Pending — MAAR
• 2026-06-10 Relisted — MAAR
• 2026-04-10 Contingent — MAAR
• 2026-03-28 Price Changed $115,000 MAAR
• 2026-01-26 Price Changed $139,900 MAAR
• 2025-12-22 Listed $149,900 MAAR
• 2015-07-13 Sold (Public Records) $11,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $60 · +0.0% YoY. Source: county tax records.