299 Andrews Mill Rd · Eclectic, AL 36078

$299,900

2 bd · 1.0 ba · 1,225 sqft · SingleFamily public records · 240 Days on market

Built 1950 0.36 ac lot $245/sqft · 24% below area Est $395k · 24% under

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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 +15.8/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully remodeled home, just minutes from the stunning Lake Martin, offers the perfect blend of comfort and investment potential. Boasting an open floor plan with plenty of natural light, the home features high-end finishes such as elegant granite countertops and stainless steel appliances. Enjoy the convenience of ample outside storage and a covered outdoor cooking area—ideal for relaxing and entertaining.

Key facts

• Open floor plan
• Natural light
• Granite countertops

Tags

• REMODELED HOME
• OPEN FLOOR PLAN
• NATURAL LIGHT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• AMPLE OUTSIDE STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/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 $279k (6.8% below list).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.2% in Eclectic — 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 57/100 on livability (#380 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D+, amenities F, commute F.
• Tallassee City (rural): math 23% / reading 40% proficiency, ranked #60 of 129 in AL (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 113 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 $9k 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 240 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 30y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 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 1950 — 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: 0.93% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $394,504
• List price: $299,900
• Delta: -23.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Williamson Trce	0.41mi	3/2.0 (+1)	1,251 (+2%)	3mo	$422,000	$337	66
285 Whisper Trce	0.38mi	3/2.0 (+1)	1,172 (-4%)	3mo	$424,900	$363	64
146 Andrews Mill Rd	0.15mi	3/1.0 (+1)	1,356 (+11%)	12mo	$181,400	$134	60
96 Williamson Trce	0.41mi	3/2.0 (+1)	1,300 (+6%)	4mo	$390,000	$300	58
280 Whisper Trce	0.40mi	3/2.0 (+1)	1,364 (+11%)	2mo	$394,000	$289	52

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-39,968
• Equity at exit: $44,716

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-23,576
• Equity at exit: $25,930

Cash invested: $83,972 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,794 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $135

Break-even live

Break-even rent $2,623

Max offer price $299,900

Occupancy floor 90%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Martin Ridge Trce Unit NA Tallassee, AL	3.0	2.0	1354	$2,500	$1.85	13d	1	0.22mi
115 Hale Loop Unit 1519891P Eclectic, AL	2.0	2.0	1216	$3,612	$2.97	13d	1	0.68mi

Listing history 25 events

1. 2026-06-19
   days on market $299,900 Active 240 DOM
2. 2026-06-18
   days on market $299,900 Active 239 DOM
3. 2026-06-17
   days on market $299,900 Active 238 DOM
4. 2026-06-16
   days on market $299,900 Active 237 DOM
5. 2026-06-15
   days on market $299,900 Active 236 DOM
6. 2026-06-14
   days on market $299,900 Active 234 DOM
7. 2026-06-12
   days on market $299,900 Active 233 DOM
8. 2026-06-09
   days on market $299,900 Active 230 DOM
9. 2026-06-08
   days on market $299,900 Active 229 DOM
10. 2026-06-07
    days on market $299,900 Active 228 DOM
11. 2026-06-05
    days on market $299,900 Active 226 DOM
12. 2026-06-04
    days on market $299,900 Active 224 DOM
13. 2026-06-02
    days on market $299,900 Active 223 DOM
14. 2026-06-01
    days on market $299,900 Active 222 DOM
15. 2026-05-31
    days on market $299,900 Active 221 DOM
16. 2026-05-31
    days on market $299,900 Active 220 DOM
17. 2026-04-23
    price $299,900 425-char remark

    Show marketing remark (425 chars)

    This beautifully remodeled home, just minutes from the stunning Lake Martin, offers the perfect blend of comfort and investment potential. Boasting an open floor plan with plenty of natural light, the home features high-end finishes such as elegant granite countertops and stainless steel appliances. Enjoy the convenience of ample outside storage and a covered outdoor cooking area—ideal for relaxing and entertaining.

18. 2026-02-11
    status Active 425-char remark

    Show marketing remark (425 chars)

    This beautifully remodeled home, just minutes from the stunning Lake Martin, offers the perfect blend of comfort and investment potential. Boasting an open floor plan with plenty of natural light, the home features high-end finishes such as elegant granite countertops and stainless steel appliances. Enjoy the convenience of ample outside storage and a covered outdoor cooking area—ideal for relaxing and entertaining.

19. 2026-01-07
    price $309,000 425-char remark

    Show marketing remark (425 chars)

    This beautifully remodeled home, just minutes from the stunning Lake Martin, offers the perfect blend of comfort and investment potential. Boasting an open floor plan with plenty of natural light, the home features high-end finishes such as elegant granite countertops and stainless steel appliances. Enjoy the convenience of ample outside storage and a covered outdoor cooking area—ideal for relaxing and entertaining.

20. 2025-10-21
    listed $324,999 Active 425-char remark

    Show marketing remark (425 chars)

    This beautifully remodeled home, just minutes from the stunning Lake Martin, offers the perfect blend of comfort and investment potential. Boasting an open floor plan with plenty of natural light, the home features high-end finishes such as elegant granite countertops and stainless steel appliances. Enjoy the convenience of ample outside storage and a covered outdoor cooking area—ideal for relaxing and entertaining.

21. 2025-08-07
    price $425,000
22. 2025-06-23
    price $445,000
23. 2025-04-05
    price $459,950
24. 2025-02-11
    listed $475,000 Active
25. 1996-07-11
    listed $23,900

ⓘ 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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,529
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,682
• − Management: −$2,682
• − Depreciation: −$8,724
• Taxable loss: −$3,357
• Est. tax savings @ 24.0%: +$806
• After-tax cash flow: $2,423/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: Tallassee City
• NCES district ID: 0103240
• Math proficiency: 23% ▼ -22.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $46,393
• Composite: 27.03/100
• National rank: #7055
• State rank: #60 of 129 in AL

Livability — Eclectic

• Score: 57/100
• State rank: #380
• US rank: #21738

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,460

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 (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 · 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: ▼ -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

+1154.8% since first listed

9 events — show timeline

• 2026-04-23 Price Changed $299,900 LMMLS
• 2026-02-11 Relisted — LMMLS
• 2026-01-07 Price Changed $309,000 LMMLS
• 2025-10-21 Listed $324,999 LMMLS
• 2025-08-07 Price Changed $425,000 LMMLS
• 2025-06-23 Price Changed $445,000 LMMLS
• 2025-04-05 Price Changed $459,950 LMMLS
• 2025-02-11 Listed $475,000 LMMLS
• 1996-07-11 Listed $23,900 MAAR

Property tax history

+8.6%/yr

Latest (2025): $236 · +33.3% YoY. Source: county tax records.