7082 Meriwether Trl · Petrey, AL 36036

$30,000

3 bd · 1.0 ba · 1,648 sqft · SingleFamily public records · 556 Days on market

Built 1900 2.60 ac lot $18/sqft · 72% below area ↓ 38% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Conveniently located in Grady, AL, this property is ready for a new owner to breath life back into it. The property needs a substantial manicure to tame the overgrowth but once removed a 1900 build will emerge. Picture is from a previous year and is merely a representation of what is behind the overgrowth from the street. Seller has no knowledge of any systems or conditions and buyer to verify. Sold strictly "as is". Could make a great hunting camp house location. Call your favorite agent today!

Key facts

• 1900 build
• 2.6 acre lot
• Built 1900

Tags

• 1900 BUILD
• HUNTING CAMP HOUSE LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#445 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Montgomery County (urban): math 9% / reading 31% proficiency, ranked #106 of 129 in AL (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($207 loan paydown + $1k appreciation (4.0% local appreciation)).
• Montgomery County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 556 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $45k (60%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 556 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 1900 — 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 F-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: 3.52% ✓
• Cap rate: 32.03%
• Cash-on-cash: 91.92%
• DSCR: 5.09
• GRM: 2.4

CMA / ARV

• ARV (median comp): $108,352
• List price: $30,000
• Delta: -72.31%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 96.8%
• Equity multiple: 6.49×
• Total profit: $46,130
• Equity at exit: $15,117

10-year hold

• IRR: 95.8%
• Equity multiple: 13.50×
• Total profit: $104,982
• Equity at exit: $24,650

Cash invested: $8,400 (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 36036

• Home prices YoY: 2.9%
• Active inventory: 5
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$21 /mo · $253/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $643

Break-even live

Break-even rent $242

Max offer price $30,000

Occupancy floor 34%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $30,000 Active 556 DOM
2. 2026-06-17
   days on market $30,000 Active 555 DOM
3. 2026-06-16
   days on market $30,000 Active 554 DOM
4. 2026-06-15
   days on market $30,000 Active 553 DOM
5. 2026-06-14
   days on market $30,000 Active 551 DOM
6. 2026-06-13
   days on market $30,000 Active 550 DOM
7. 2026-06-10
   days on market $30,000 Active 548 DOM
8. 2026-06-09
   days on market $30,000 Active 547 DOM
9. 2026-06-08
   days on market $30,000 Active 546 DOM
10. 2026-06-07
    days on market $30,000 Active 545 DOM
11. 2026-06-03
    days on market $30,000 Active 541 DOM
12. 2026-06-02
    days on market $30,000 Active 540 DOM
13. 2026-06-01
    days on market $30,000 Active 539 DOM
14. 2026-05-31
    days on market $30,000 Active 538 DOM
15. 2026-05-30
    days on market $30,000 Active 537 DOM
16. 2026-05-19
    price $30,000 510-char remark

    Show marketing remark (510 chars)

    Conveniently located in Grady, AL, this property is ready for a new owner to breath life back into it. The property needs a substantial manicure to tame the overgrowth but once removed a 1900 build will emerge. Picture is from a previous year and is merely a representation of what is behind the overgrowth from the street. Seller has no knowledge of any systems or conditions and buyer to verify. Sold strictly "as is". Could make a great hunting camp house location. Call your favorite agent today!

17. 2025-08-11
    price $40,000 510-char remark

    Show marketing remark (510 chars)

    Conveniently located in Grady, AL, this property is ready for a new owner to breath life back into it. The property needs a substantial manicure to tame the overgrowth but once removed a 1900 build will emerge. Picture is from a previous year and is merely a representation of what is behind the overgrowth from the street. Seller has no knowledge of any systems or conditions and buyer to verify. Sold strictly "as is". Could make a great hunting camp house location. Call your favorite agent today!

18. 2024-12-09
    listed $75,000 Active 510-char remark

    Show marketing remark (510 chars)

    Conveniently located in Grady, AL, this property is ready for a new owner to breath life back into it. The property needs a substantial manicure to tame the overgrowth but once removed a 1900 build will emerge. Picture is from a previous year and is merely a representation of what is behind the overgrowth from the street. Seller has no knowledge of any systems or conditions and buyer to verify. Sold strictly "as is". Could make a great hunting camp house location. Call your favorite agent today!

19. 2005-10-02
    soldstatus $35,000 172-char remark

    Show marketing remark (172 chars)

    HOME SOLD AS IS WHERE IS. LOTS OF CHARACTER WITH MATURE TREES ALL OVER. LOT IS PARTIALLY FENCED IN FOR HORSES. VERY COZY HOME. NEEDS TLC. CALL FOR AN APPOINTMENT. 399-4161.

20. 2005-07-28
    listed $45,000 172-char remark

    Show marketing remark (172 chars)

    HOME SOLD AS IS WHERE IS. LOTS OF CHARACTER WITH MATURE TREES ALL OVER. LOT IS PARTIALLY FENCED IN FOR HORSES. VERY COZY HOME. NEEDS TLC. CALL FOR AN APPOINTMENT. 399-4161.

21. 2005-04-27
    listed $48,000

ⓘ 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: $253 · $21/mo
• Projected year-2 tax: $253 · $21/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,673
• − Mortgage interest: −$1,680
• − Property taxes: −$253
• − Insurance: −$150
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$873
• Taxable income: $7,690
• Est. tax owed @ 24.0%: −$1,845
• After-tax cash flow: $5,876/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: Montgomery County
• NCES district ID: 0102430
• Math proficiency: 9% ▼ -21.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $43,902
• Composite: 17.24/100
• National rank: #9093
• State rank: #106 of 129 in AL

Livability — Petrey

• Score: 55/100
• State rank: #445
• US rank: #23534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,840

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 224,008 people
• By 2030: 221,460 · -1.1%
• By 2040: 214,179 · -4.4%
• By 2050: 204,912 · -8.5%
• By 2075: 177,821 · -20.6%
• By 2100: 145,134 · -35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 37% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 4% Lithuanian 1% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Montgomery

• 2024 margin: Solid D (+30.7) · D 64.8% · R 34.1% · Other 1.1%
• 2008→2024 swing: +11.5pp toward D · 2008: 19.2pp · 2024: 30.7pp
• All cycles: 2024: D+30.7 2020: D+31.5 2016: D+26.2 2012: D+24.3 2008: D+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.95%
• Current HPI: 138.7588
• 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

-37.5% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $30,000 MAAR
• 2025-08-11 Price Changed $40,000 MAAR
• 2024-12-09 Listed $75,000 MAAR
• 2005-10-02 Sold (MLS) $35,000 MAAR
• 2005-07-28 Listed $45,000 MAAR
• 2005-04-27 Listed $48,000 MAAR

Property tax history

+5.4%/yr

Latest (2025): $253 · -41.9% YoY. Source: county tax records.