4191 Zeigler Dr · Coosada, AL 36054

$120,000

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 8 Days on market

Built 1956 0.69 ac lot Est $107k · 12% over

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Rent growth +4.8/5.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS HOME HAS SO MUCH POTENTIAL FOR A NEW OWNER! IT SITS ON A HUGE, FULLY FENCED BEAUTIFUL LEVEL LOT WITH LOTS OF MATURE TREES AND TWO DETACHED STORAGE BUILDINGS. INSIDE THE HOME HAS 3 LARGE BEDROOMS AND 1 BATH, A FAMILY ROOM, AN EAT-IN KITCHEN AND LAUNDRY ROOM. THE HOME HAS NEW FLOORING IN FAMILY ROOM AND BEDROOMS AND A NEW ROOF ALL IT NEEDS IS A NEW OWNER AND A LITTLE TLC. THE BACKSIDE OF THE HOUSE HAS A COVERED PATIO LARGE ENOUGH TO PARK TWO VEHICLES. GREAT STARTER HOME OR INVESTMENT PROPERTY.

Key facts

• Covered front porch
• Lvp flooring
• Stainless sink

Tags

• COVERED FRONT PORCH
• LVP FLOORING
• EAT IN BREAKFAST NOOK
• STAINLESS SINK
• SMOOTH SURFACE COOKTOP
• COVERED DOUBLE CARPORT

Property features AI

Finance

• Other: Home warranty included; Lot approximately 0.689 acres (100 x 300); Outside city limits; Mature trees; Public road frontage; Wind energy generation feature

Exterior

• Parking: Covered carport with 2 spaces
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Septic tank
• Home design: Single-story home; Slab foundation; Construction: block, concrete and wood siding
• Construction: Built (year per public records); Block, concrete and wood siding
• Exterior features: Fully fenced yard; Covered porch; Porch; Outdoor storage structure

Interior

• Kitchen: Electric cooktop; Smooth electric cooktop; Electric oven; Microwave; Refrigerator
• Bedrooms: Two first-floor bedrooms
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Central heating (gas); Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Blinds on windows; Storm door(s); Linen closet; Pull-down attic stairs; Window treatments
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads 60/100 on livability (#285 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools 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: Rents rising fast (+9.0%/yr); 84 active listings in the ZIP; 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 $830 of loan paydown is wiped out by about $4k 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 + 8.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y 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 $54k; list at $120k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $120,000

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.19% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.27%
• DSCR: 1.68
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $106,704
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4121 Zeigler Dr	0.12mi	2/1.0 (-1)	1,082 (+10%)	1mo	$117,000	$108	72

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.45×
• Total profit: $15,278
• Equity at exit: $17,892

10-year hold

• IRR: 23.4%
• Equity multiple: 3.45×
• Total profit: $82,467
• Equity at exit: $10,375

Cash invested: $33,600 (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 36054

• Home prices YoY: -26.9%
• Rents YoY: 9.0%
• Active inventory: 84
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$20 /mo · $244/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $428

Break-even live

Break-even rent $886

Max offer price $120,000

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $120,000 Active 8 DOM
2. 2026-06-17
   days on market $120,000 Active 7 DOM
3. 2026-06-16
   days on market $120,000 Active 6 DOM
4. 2026-06-15
   days on market $120,000 Active 5 DOM
5. 2026-06-14
   days on market $120,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $120,000 Active 2 DOM

ⓘ 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: $244 · $20/mo
• Projected year-2 tax: $492 · $41/mo
• Expected delta: +$248/yr (+$21/mo · 101.6%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,124
• − Mortgage interest: −$6,722
• − Property taxes: −$244
• − Insurance: −$600
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$3,491
• Taxable income: $3,327
• Est. tax owed @ 24.0%: −$799
• After-tax cash flow: $4,334/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 — Coosada

• Score: 60/100
• State rank: #285
• US rank: #18673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Elmore County · 36,842 people
• City population: 1,090
• Metro: Montgomery, AL
• Population (ZIP): 14,600
• Household income: $68,438
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 201.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 27% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 0%

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: ▼ -55.96%
• Current HPI: 151.6671
• Rent YoY: ▲ 9.03%
• Metro: Montgomery, AL
• 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

+77.8% since first listed

7 events — show timeline

• 2026-06-10 Listed $120,000 MAAR
• 2016-02-25 Sold (Public Records) $54,380 Public Records
• 2016-02-24 Sold (MLS) $54,000 MAAR
• 2015-10-15 Listed $59,900 MAAR
• 2014-05-23 Listed $59,900 MAAR
• 2013-09-23 Listed $69,900 MAAR
• 2013-04-03 Listed $67,500 MAAR

Property tax history

-1.5%/yr

Latest (2025): $244 · +3.2% YoY. Source: county tax records.