61 Red Oak Dr · Millbrook, AL 36022

$255,000

3 bd · 2.0 ba · 1,661 sqft · SingleFamily public records · 4 Days on market

Built 1993 7,405 sqft lot Est $244k · at est.

---

Why this score? — see what drove the D- 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 +14.2/30.0
• ARV discount +5.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• 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

Don't let this one get away!! A real must see. .From the time you pull into this Cul-de-sac lot you realize that this is a great house for the money and your new home. Everything in this house has been updated. . Move in ready. Walking into the foyer, feelings of warmth and charm greet you. Special attention has been paid to the smallest details, from the Crown Molding to the Italian marble that surrounds the fireplace as well as hall and guest bath. Beautiful rich hardwood in family room, and Master suite. Master bath features double sink vanities, garden tub and separate shower. This split plan features an oversize quest bath with Italian Marble flooring. .two bedrooms that are also nicely appointed. .Now lets talk kitchen. .. If you like to cook and entertain this is a kitchen that would be worthy of any chef. .. granite tile counter tops and upscale appliances with a picture perfect opening to make the special cook involved with the entertainment. .The back yard features a wonderful screened in back porch and a deck, perfect for those back yard BBQ's or having your morning coffee enjoying the peace and quiet over looking the pristine setting backing up to the woods. .. A fully privacy fenced in back yard. .. now all you have to do come take a look and you will be hooked and ready to make your next move. What are you waiting for? You will be impressed.

Key facts

• Gold hardware
• Gas fireplace
• Cul-de-sac

Tags

• CUL-DE-SAC
• LUXURY VINYL PLANK FLOORING
• GAS FIREPLACE
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GOLD HARDWARE

Property features AI

Finance

• Other: Lot located outside city limits; Cul-de-sac lot with mature trees; Lot dimensions approximately 55X131X200X40X209

Exterior

• Parking: Driveway; Parking pad (2 pads)
• Security: Fire alarm
• Utilities: Public water; Septic sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story home; Brick and vinyl siding exterior; Slab foundation; Vented roof
• Construction: Built (year source: public records)
• Exterior features: Covered patio; Covered porch; Deck; Screened porch; Patio; Fully fenced yard; Storage structure

Interior

• Kitchen: Eat-in kitchen; Gas range; Microwave; Dishwasher; Disposal; Plumbed for ice maker; Gas water heater
• Bedrooms: Two first-floor bedrooms
• Flooring: Plank flooring; Tile flooring; Vinyl flooring
• Bathrooms: Two full bathrooms; Double vanity and separate shower in bathrooms
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: Tray ceilings; Double vanity in bath; Garden/Roman tub; Separate shower; Linen closet; Pull-down attic stairs; Window treatments; Programmable thermostat; Blinds; Double-pane windows; Insulated doors; Gas starter fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Laundry room on first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $43 ($512/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 $228k (10.4% below list).
• Recommended offer: $228k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Zoned schools: Coosada Elementary School (930 students, 70% FRL); Millbrook Middle School (math 27% / reading 52%, grade F, #61 of 257 statewide, top 24%, 1,185 students, 75% FRL); Stanhope Elmore High School (math 21% / reading 35%, grade F, #87 of 305 statewide, top 29%, 1,181 students, 62% FRL) — zoned schools average 69% FRL vs 44% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 146 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 $8k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 26y 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,465 (10.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $244,167
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Wesley Dr	0.15mi	3/2.0	1,674 (+1%)	1mo	$230,000	$137	91
137 Old Orchard Rd	0.19mi	3/2.0	1,723 (+4%)	0mo	$265,000	$154	84
307 Old Orchard Rd	0.09mi	3/2.0	1,578 (-5%)	5mo	$249,000	$158	83
171 Pine Forest Dr	0.28mi	3/2.0	1,621 (-2%)	4mo	$214,900	$133	79
160 Old Orchard Loop	0.17mi	3/2.0	1,755 (+6%)	8mo	$240,000	$137	76
523 Spring Hollow Rd	0.08mi	3/2.0	1,795 (+8%)	9mo	$259,900	$145	75
181 Brookshire Dr	0.25mi	3/2.0	1,805 (+9%)	8mo	$274,900	$152	68
177 Old Orchard Loop	0.14mi	4/2.0 (+1)	1,802 (+8%)	10mo	$273,000	$151	66
80 Spencer Way	0.38mi	3/2.0	1,825 (+10%)	1mo	$257,000	$141	65
103 Brookshire Dr	0.23mi	4/2.0 (+1)	1,849 (+11%)	3mo	$300,000	$162	63
93 Travis Rdg	0.47mi	3/2.0	1,900 (+14%)	10mo	$280,000	$147	46
850 Myrick Rd	0.69mi	4/2.0 (+1)	1,797 (+8%)	4mo	$245,000	$136	46

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-38,572
• Equity at exit: $38,021

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-29,952
• Equity at exit: $22,048

Cash invested: $71,400 (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: 146
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,285 medium
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $43

Break-even live

Break-even rent $2,231

Max offer price $255,000

Occupancy floor 93%

Sensitivity live

Price	-10% $219	-5% $131	+0% $43	+5% $-45	+10% $-134
Rent	-10% $-138	-5% $-48	+0% $43	+5% $133	+10% $223
Rate	-1.0pp $171	-0.5pp $107	base $43	+0.5pp $-23	+1.0pp $-91

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: $63,750
• Closing costs: $7,650
• 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	15d	1	0.58mi
21 Shelton Cir Deatsville, AL	3.0	2.0	1848	$1,900	$1.03	15d	1	1.18mi

Listing history 3 events

1. 2026-06-21
   days on market $255,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $255,000 Active 1 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 5/10 Major
• 🌡 Heat 6/10 Major 6 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: $27,416
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − Depreciation: −$7,418
• Taxable loss: −$3,773
• Est. tax savings @ 24.0%: +$905
• After-tax cash flow: $1,417/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

+132.3% since first listed

21 events — show timeline

• 2026-06-17 Listed $255,000 MAAR
• 2026-01-15 Relisted — MAAR
• 2026-01-07 Contingent — MAAR
• 2025-10-30 Relisted — MAAR
• 2025-10-19 Contingent — MAAR
• 2025-10-16 Price Changed $198,900 MAAR
• 2025-09-22 Price Changed $205,000 MAAR
• 2025-09-17 Price Changed $215,000 MAAR
• 2025-09-05 Price Changed $220,000 MAAR
• 2025-07-28 Listed $230,000 MAAR
• 2019-05-22 Sold (Public Records) $320,895 Public Records
• 2019-05-06 Sold (MLS) $159,500 MAAR
• 2019-02-11 Listed $161,900 MAAR
• 2013-05-24 Sold (MLS) $147,500 MAAR
• 2013-03-25 Listed $149,900 MAAR
• 2010-07-12 Listed $154,900 MAAR
• 2008-11-12 Listed $159,900 MAAR
• 2006-05-26 Sold (MLS) $140,500 MAAR
• 2006-04-07 Listed $147,500 MAAR
• 2000-10-13 Sold (MLS) $107,500 MAAR
• 2000-06-30 Listed $109,750 MAAR

Property tax history

+2.0%/yr

Latest (2025): $486 · +0.0% YoY. Source: county tax records.