6835 Sanders Dr · Millbrook, AL 36025

$184,900

3 bd · 2.0 ba · 1,377 sqft · SingleFamily public records · 83 Days on market

Built 1972 0.45 ac lot Est $191k · at est.

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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 +29.4/30.0
• DSCR +10.0/10.0
• ARV discount +9.0/15.0
• 1% rule +6.9/10.0
• 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

3 BEDROOM 2 BATH HOME WITH CARPET!! KITCHEN/DEN COMBINATION AND SEPARATE ROOM THAT COULD BE DINING ROOM OR LIVING ROOM, EIK. FENCED BACKYARD

Key facts

• Large lot
• Updated vanities
• Updated flooring

Tags

• UPDATED FLOORING
• FRESH INTERIOR PAINT
• BRAND-NEW COUNTERTOPS
• UPDATED VANITIES
• MODERN FIXTURES
• LARGE LOT

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story home
• Construction: Brick and wood siding exterior; Slab foundation
• Exterior features: Fully fenced yard; Patio; City lot with mature trees

Interior

• Kitchen: Kitchen included (open to family room)
• Bedrooms: Bedrooms located on the first floor
• Flooring: Plank flooring; Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms on the first floor
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric water heater
• Interior features: One fireplace; Kitchen/Family room combo
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 19 active listings in the ZIP; 1 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 $1k of loan paydown is wiped out by about $6k 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 $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $91k; list at $185k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $173,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1972 — 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. 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?
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: 1.19% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.26%
• DSCR: 1.68
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $191,403
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6835 Sanders Dr	0.00mi	3/2.0	1,382 (+0%)	0mo	$195,000	$141	99
6730 Governors Dr	0.19mi	3/2.0	1,314 (-5%)	5mo	$179,900	$137	79
6715 Governors Dr	0.24mi	3/2.0	1,358 (-1%)	14mo	$177,000	$130	75
105 Brownstone Loop	0.18mi	3/2.0	1,515 (+10%)	3mo	$277,900	$183	73
6735 Pineleaf Dr	0.45mi	3/2.0	1,473 (+7%)	1mo	$202,000	$137	66
6731 Buttercup Dr	0.19mi	3/2.0	1,543 (+12%)	6mo	$215,000	$139	66
5060 Paige Hills Dr	0.20mi	3/2.5	1,485 (+8%)	15mo	$194,500	$131	63
39 Turtle Dr	0.69mi	3/2.0	1,460 (+6%)	3mo	$239,900	$164	55
100 Silver Crest Dr	0.47mi	3/2.0	1,464 (+6%)	18mo	$215,000	$147	53
4760 Longview Rd	0.56mi	3/2.0	1,481 (+8%)	11mo	$193,500	$131	53
79 Turtle Dr	0.68mi	3/2.0	1,470 (+7%)	13mo	$229,000	$156	46
195 Meadow Lane Dr	0.70mi	3/1.0	1,200 (-13%)	5mo	$140,000	$117	38

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $11,877
• Equity at exit: $27,569

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $63,970
• Equity at exit: $15,987

Cash invested: $51,772 (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 36025

• Home prices YoY: -14.9%
• Active inventory: 19
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $658

Break-even live

Break-even rent $1,367

Max offer price $184,900

Occupancy floor 65%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Blackmon Dr Coosada, AL	3.0	2.5	1845	$2,200	$1.19	13d	1	1.02mi

Listing history 10 events

1. 2026-05-11
   historical Contingent
2. 2026-05-08
   status Active
3. 2026-05-06
   status Pending
4. 2026-04-11
   historical Contingent
5. 2026-03-03
   listed $184,900 Active
6. 2026-01-16
   soldstatus $91,000 Closed 141-char remark

   Show marketing remark (141 chars)

   3 BEDROOM 2 BATH HOME WITH CARPET!! KITCHEN/DEN COMBINATION AND SEPARATE ROOM THAT COULD BE DINING ROOM OR LIVING ROOM, EIK. FENCED BACKYARD

7. 2025-12-22
   status Pending 141-char remark

   Show marketing remark (141 chars)

   3 BEDROOM 2 BATH HOME WITH CARPET!! KITCHEN/DEN COMBINATION AND SEPARATE ROOM THAT COULD BE DINING ROOM OR LIVING ROOM, EIK. FENCED BACKYARD

8. 2025-11-12
   listed $93,600 Active 141-char remark

   Show marketing remark (141 chars)

   3 BEDROOM 2 BATH HOME WITH CARPET!! KITCHEN/DEN COMBINATION AND SEPARATE ROOM THAT COULD BE DINING ROOM OR LIVING ROOM, EIK. FENCED BACKYARD

9. 2003-04-29
   soldstatus $81,000 281-char remark

   Show marketing remark (281 chars)

   3 BEDROOM 2 BATH HOME WITH NEW TILE IN KITCHEN AND NEW CARPET!! KITCHEN/DEN COMBINATION AND SEPARATE ROOM THAT COULD BE DINING ROOM OR LIVING ROOM, EIK. FENCED BACKYARD WITH WIRED STORAGE BUILDING. INSIDE DOG'S NAME IS "SHADOW", CALL HIS NAME AND HE SHOULD BE FRIENDLY!!

10. 2002-10-07
    listed $81,500 281-char remark

    Show marketing remark (281 chars)

    3 BEDROOM 2 BATH HOME WITH NEW TILE IN KITCHEN AND NEW CARPET!! KITCHEN/DEN COMBINATION AND SEPARATE ROOM THAT COULD BE DINING ROOM OR LIVING ROOM, EIK. FENCED BACKYARD WITH WIRED STORAGE BUILDING. INSIDE DOG'S NAME IS "SHADOW", CALL HIS NAME AND HE SHOULD BE FRIENDLY!!

ⓘ 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: $396 · $33/mo
• Projected year-2 tax: $758 · $63/mo
• Expected delta: +$362/yr (+$30/mo · 91.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$10,357
• − Property taxes: −$396
• − Insurance: −$924
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$5,379
• Taxable income: $5,119
• Est. tax owed @ 24.0%: −$1,229
• After-tax cash flow: $6,671/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): 7,083

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: Majority White (51%)
• Race & ethnicity: White 51% Black 44% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 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: ▼ -25.66%
• Current HPI: 146.5191
• 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

+126.9% since first listed

10 events — show timeline

• 2026-05-11 Contingent — MAAR
• 2026-05-08 Relisted — MAAR
• 2026-05-06 Pending — MAAR
• 2026-04-11 Contingent — MAAR
• 2026-03-03 Listed $184,900 MAAR
• 2026-01-16 Sold (MLS) $91,000 MAAR
• 2025-12-22 Pending — MAAR
• 2025-11-12 Listed $93,600 MAAR
• 2003-04-29 Sold (MLS) $81,000 MAAR
• 2002-10-07 Listed $81,500 MAAR

Property tax history

+2.6%/yr

Latest (2025): $396 · +0.0% YoY. Source: county tax records.