99 Bozeman Trl · Wetumpka, AL 36092

$147,500

3 bd · 2.0 ba · 1,481 sqft · SingleFamily public records · 12 Days on market

Built 1991 0.34 ac lot

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fresh everything and ready to move into. 3 bedroom 2 1/2 bath mother in law plan. New roof, fresh paint inside and out. New carpet and blinds. surround sound system and wired for security. Cozy adorable Open floor plan with vaulted ceilings. Covered front porch. Fish pond in front of house with beautiful landscaping. In ground pool with very large wooden deck and stay cool decking around the pool. new 1/2 bath off pool area changing clothes and going to restroom without dragging water through the house. Wired workshop with has finished room on the upper floor of detached workshop. Close to all shopping walking trails and parks. Seller will give $3000. allowance toward new pool liner. This home is a steal at $110,000. Best of all Rural Development Area mean 0 down payment ad low monthly payment.

Key facts

• 0.34 acre lot
• Parking
• Pool

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story home; Brick construction; Slab foundation
• Construction: Built (year source: public records); Brick construction; Shallow slab foundation
• Exterior features: Covered porch; Porch; Storage building; Fully fenced yard with privacy fencing; Mature trees; Located outside city limits; In-ground pool

Interior

• Bedrooms: Two bedrooms on the first level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Tile flooring; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Cap rate 9.2% vs local median 4.0% in Wetumpka — 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 74/100 on livability (#22 in AL, #4,825 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities D, employment D.
• 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: 146 active listings in the ZIP; solid renter incomes; 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 $1k 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $110k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $147,500

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. 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?
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.55%
• DSCR: 1.47
• GRM: 7.9

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-836
• Equity at exit: $21,993

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $28,782
• Equity at exit: $12,753

Cash invested: $41,300 (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 36092

• Home prices YoY: -25.9%
• Active inventory: 146
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,560 medium
• Mortgage (P&I): −$774
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $363

Break-even live

Break-even rent $1,101

Max offer price $147,500

Occupancy floor 72%

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-16
   status $147,500 Pending 12 DOM
2. 2026-06-16
   days on market $147,500 Active 12 DOM
3. 2026-06-15
   days on market $147,500 Active 11 DOM
4. 2026-06-14
   days on market $147,500 Active 9 DOM
5. 2026-06-13
   days on market $147,500 Active 8 DOM
6. 2026-06-10
   days on market $147,500 Active 6 DOM
7. 2026-06-09
   days on market $147,500 Active 5 DOM
8. 2026-06-08
   days on market $147,500 Active 4 DOM
9. 2026-06-07
   days on market $147,500 Active 3 DOM
10. 2026-06-05
    remarks 687-char remark
11. 2026-06-05
    listed $147,500 Active 1 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: $415 · $35/mo
• Projected year-2 tax: $605 · $50/mo
• Expected delta: +$190/yr (+$16/mo · 45.7%)

ⓘ 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 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,726
• − Mortgage interest: −$8,262
• − Property taxes: −$415
• − Insurance: −$738
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$4,291
• Taxable income: $2,024
• Est. tax owed @ 24.0%: −$486
• After-tax cash flow: $3,873/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 — Wetumpka

• Score: 74/100
• State rank: #22
• US rank: #4825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Elmore County · 36,842 people
• City population: 22,242
• Metro: Montgomery, AL
• Population (ZIP): 22,242
• Household income: $78,094
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 378.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 23% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 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: ▼ -54.80%
• Current HPI: 157.2258
• Rent YoY: —
• 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

+25.0% since first listed

6 events — show timeline

• 2026-06-04 Listed $147,500 MAAR
• 2016-02-10 Sold (Public Records) $110,025 Public Records
• 2016-02-08 Sold (MLS) $109,000 MAAR
• 2015-10-09 Listed $110,000 MAAR
• 2012-03-06 Sold (MLS) $117,500 MAAR
• 2012-03-01 Listed $118,000 MAAR

Property tax history

+2.0%/yr

Latest (2025): $415 · +0.0% YoY. Source: county tax records.