1660 Elkins Rd · Reeltown, AL 36078

$95,000

3 bd · 2.0 ba · 1,260 sqft · Other · 76 Days on market

Built 1999 ↓ 25% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED TO SELL - this one won't last long! Situated on 4 acres of flat, usable land, this 3-bedroom, 2-bath home offers the perfect blend of country charm and opportunity in a prime Tallassee location. Ideal for first-time homebuyers seeking space and privacy or investors looking for their next great deal, this property is full of potential. Enjoy peaceful surroundings with plenty of room to expand, all at a price designed to move quickly. Don't miss your chance to own this property--schedule your showing today before it's gone!

Key facts

• Room to expand
• Built 1999
• Listed 75 days

Tags

• 4 ACRES OF FLAT USABLE LAND
• PRIME TALLASSEE LOCATION
• PEACEFUL SURROUNDINGS
• ROOM TO EXPAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#430 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: commute C-, housing C-, schools D.
• Tallapoosa County (rural): math 15% / reading 35% proficiency, ranked #93 of 129 in AL (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 113 active listings in the ZIP; 218 units permitted in Tallapoosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tallapoosa County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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: 1.43% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.87%
• DSCR: 1.84
• GRM: 5.8

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: 10.7%
• Equity multiple: 1.42×
• Total profit: $11,265
• Equity at exit: $14,165

10-year hold

• IRR: 19.8%
• Equity multiple: 2.66×
• Total profit: $44,195
• Equity at exit: $8,214

Cash invested: $26,600 (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 36078

• Home prices YoY: -21.3%
• Active inventory: 113
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,360 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $418

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 64%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $95,000 Active 76 DOM
2. 2026-06-18
   days on market $95,000 Active 75 DOM
3. 2026-06-17
   days on market $95,000 Active 74 DOM
4. 2026-06-16
   days on market $95,000 Active 73 DOM
5. 2026-06-15
   pricedays on market $95,000 Active 72 DOM
6. 2026-06-14
   days on market $105,000 Active 70 DOM
7. 2026-06-12
   days on market $105,000 Active 69 DOM
8. 2026-06-09
   days on market $105,000 Active 66 DOM
9. 2026-06-08
   days on market $105,000 Active 65 DOM
10. 2026-06-07
    days on market $105,000 Active 64 DOM
11. 2026-06-06
    days on market $105,000 Active 63 DOM
12. 2026-06-04
    days on market $105,000 Active 60 DOM
13. 2026-06-02
    days on market $105,000 Active 59 DOM
14. 2026-06-01
    days on market $105,000 Active 58 DOM
15. 2026-05-31
    days on market $105,000 Active 57 DOM
16. 2026-05-31
    days on market $105,000 Active 56 DOM
17. 2026-05-06
    price $105,000 534-char remark

    Show marketing remark (534 chars)

    PRICED TO SELL - this one won't last long! Situated on 4 acres of flat, usable land, this 3-bedroom, 2-bath home offers the perfect blend of country charm and opportunity in a prime Tallassee location. Ideal for first-time homebuyers seeking space and privacy or investors looking for their next great deal, this property is full of potential. Enjoy peaceful surroundings with plenty of room to expand, all at a price designed to move quickly. Don't miss your chance to own this property--schedule your showing today before it's gone!

18. 2026-04-02
    listed $115,000 Active 534-char remark

    Show marketing remark (534 chars)

    PRICED TO SELL - this one won't last long! Situated on 4 acres of flat, usable land, this 3-bedroom, 2-bath home offers the perfect blend of country charm and opportunity in a prime Tallassee location. Ideal for first-time homebuyers seeking space and privacy or investors looking for their next great deal, this property is full of potential. Enjoy peaceful surroundings with plenty of room to expand, all at a price designed to move quickly. Don't miss your chance to own this property--schedule your showing today before it's gone!

19. 2025-07-23
    status Active
20. 2025-07-23
    price $110,000
21. 2025-03-24
    price $125,000
22. 2024-12-21
    listed $140,000 Active
23. 2024-11-21
    historical

ⓘ 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 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,326
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$2,764
• Taxable income: $3,729
• Est. tax owed @ 24.0%: −$895
• After-tax cash flow: $4,124/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: Tallapoosa County
• NCES district ID: 0103210
• Math proficiency: 15% ▼ -23.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $42,013
• Composite: 21.22/100
• National rank: #8407
• State rank: #93 of 129 in AL

Livability — Reeltown

• Score: 55/100
• State rank: #430
• US rank: #23197

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,460

Population outlook (Tallapoosa County) Hauer SSP2

• Today (2025): 38,909 people
• By 2030: 37,413 · -3.8%
• By 2040: 33,935 · -12.8%
• By 2050: 30,467 · -21.7%
• By 2075: 22,716 · -41.6%
• By 2100: 15,167 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 18% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Tallapoosa

• 2024 margin: Solid R (+49.6) · D 24.9% · R 74.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -36.5pp · 2024: -49.6pp
• All cycles: 2024: R+49.6 2020: R+43.4 2016: R+41.6 2012: R+32.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.68%
• Current HPI: 179.7258
• 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

-25.0% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $105,000 LMMLS
• 2026-04-02 Listed $115,000 LMMLS
• 2025-07-23 Relisted — LMMLS
• 2025-07-23 Price Changed $110,000 LMMLS
• 2025-03-24 Price Changed $125,000 LMMLS
• 2024-12-21 Listed $140,000 LMMLS
• 2024-11-21 Coming Soon — LMMLS

Property tax history

+5.0%/yr

Latest (2021): $102 · +26.9% YoY. Source: county tax records.