7790 Holtville Rd · Holtville, AL 36092

$240,000

3 bd · 2.0 ba · 1,479 sqft · SingleFamily public records · 71 Days on market

Built 1994 0.79 ac lot $162/sqft · 19% below area Est $297k · 19% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +9.1/30.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A tranquil escape, nestled on almost an acre of picturesque land just moments away from the waters of Lake Jordan! As you approach the property, you’ll be greeted by a charming porch that wraps elegantly from the front to the side of the home, providing the perfect spot to sip your morning coffee. Step inside to discover a spacious living room, adorned with LVP flooring & a cozy corner fireplace, setting the perfect ambiance for gatherings. Natural light flows through the home with some recently replaced windows. The home boasts an eat-in kitchen featuring beautiful bay windows. Enjoy meal prep at the breakfast bar, while the pantry & all included appliances make cooking a breeze. This home offers two thoughtfully designed bedrooms situated at the front of the home, each equipped with ceiling fans & generous closet and room space. The guest bathroom, conveniently located between these bedrooms, provides ample storage & counter space for all your needs. Retreat to the master bedroom at the back of the home, your personal sanctuary for relaxation. The master bathroom features a double vanity & two closets, including a spacious walk-in closet that eliminates storage worries. A thoughtfully designed laundry room means no more tracking dirt & mud through your living spaces! The laundry room conveniently leads directly to the patio, making it the perfect drop zone for boots and muddy clothes after a day of outdoor adventures, complete with a washer and dryer that convey with the home! Transition from the cozy indoors to the beautiful outdoors! Here, you can entertain guests or simply enjoy the tranquility of your fenced-in yard, enhanced by stunning natural views behind the property. A detached storage unit offers ample space for all your equipment, tools, or seasonal items, ensuring your home remains clutter-free. Don't miss your chance to own this captivating home that perfectly balances modern comfort with a serene lifestyle. Your idyllic escape awaits!

Key facts

• Charming porch
• Eat-in kitchen
• Almost an acre

Tags

• ALMOST AN ACRE
• CHARMING PORCH
• SPACIOUS LIVING ROOM
• COZY CORNER FIREPLACE
• RECENTLY REPLACED WINDOWS
• EAT-IN KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (34.9% below list).
• Recommended offer: $156k (34.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.0% in Holtville — 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 64/100 on livability (#155 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Holtville Elementary School (math 44% / reading 67%, grade C, #86 of 627 statewide, top 14%, 779 students, 55% FRL); Holtville Middle School (math 30% / reading 62%, grade D+, #36 of 257 statewide, top 14%, 614 students, 62% FRL); Holtville High School (math 27% / reading 42%, grade F, #47 of 305 statewide, top 17%, 554 students, 51% FRL).
• Market conditions: 145 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 $2k of loan paydown is wiped out by about $7k 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 71 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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 $193k; 24% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,227 (34.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.65% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.27%
• DSCR: 0.85
• GRM: 12.8

CMA / ARV

• ARV (median comp): $297,408
• List price: $240,000
• Delta: -19.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Canal Xing	0.55mi	4/2.0 (+1)	1,496 (+1%)	4mo	$239,767	$160	64
139 Jess Pl	0.67mi	3/2.0	1,600 (+8%)	7mo	$283,000	$177	49

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: -21.8%
• Equity multiple: 0.25×
• Total profit: $-50,664
• Equity at exit: $35,785

10-year hold

• IRR: -15.8%
• Equity multiple: 0.11×
• Total profit: $-59,624
• Equity at exit: $20,751

Cash invested: $67,200 (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: 145
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,562 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$58 /mo · $702/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-183

Break-even live

Break-even rent $1,794

Max offer price $207,691

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-115	+0% $-183	+5% $-251	+10% $-319
Rent	-10% $-306	-5% $-245	+0% $-183	+5% $-121	+10% $-59
Rate	-1.0pp $-62	-0.5pp $-122	base $-183	+0.5pp $-245	+1.0pp $-308

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $240,000 Active 71 DOM
2. 2026-06-18
   days on market $240,000 Active 68 DOM
3. 2026-06-17
   days on market $240,000 Active 67 DOM
4. 2026-06-16
   days on market $240,000 Active 66 DOM
5. 2026-06-15
   days on market $240,000 Active 65 DOM
6. 2026-06-14
   days on market $240,000 Active 63 DOM
7. 2026-06-13
   days on market $240,000 Active 62 DOM
8. 2026-06-10
   days on market $240,000 Active 60 DOM
9. 2026-06-09
   days on market $240,000 Active 59 DOM
10. 2026-06-08
    days on market $240,000 Active 58 DOM
11. 2026-06-07
    days on market $240,000 Active 57 DOM
12. 2026-06-05
    days on market $240,000 Active 54 DOM
13. 2026-06-03
    days on market $240,000 Active 53 DOM
14. 2026-06-02
    days on market $240,000 Active 52 DOM
15. 2026-06-01
    days on market $240,000 Active 51 DOM
16. 2026-05-31
    days on market $240,000 Active 50 DOM
17. 2026-05-30
    days on market $240,000 Active 49 DOM
18. 2026-04-09
    listed $240,000 Active 2026-char remark

    Show marketing remark (2026 chars)

    A tranquil escape, nestled on almost an acre of picturesque land just moments away from the waters of Lake Jordan! As you approach the property, you’ll be greeted by a charming porch that wraps elegantly from the front to the side of the home, providing the perfect spot to sip your morning coffee. Step inside to discover a spacious living room, adorned with LVP flooring & a cozy corner fireplace, setting the perfect ambiance for gatherings. Natural light flows through the home with some recently replaced windows. The home boasts an eat-in kitchen featuring beautiful bay windows. Enjoy meal prep at the breakfast bar, while the pantry & all included appliances make cooking a breeze. This home offers two thoughtfully designed bedrooms situated at the front of the home, each equipped with ceiling fans & generous closet and room space. The guest bathroom, conveniently located between these bedrooms, provides ample storage & counter space for all your needs. Retreat to the master bedroom at the back of the home, your personal sanctuary for relaxation. The master bathroom features a double vanity & two closets, including a spacious walk-in closet that eliminates storage worries. A thoughtfully designed laundry room means no more tracking dirt & mud through your living spaces! The laundry room conveniently leads directly to the patio, making it the perfect drop zone for boots and muddy clothes after a day of outdoor adventures, complete with a washer and dryer that convey with the home! Transition from the cozy indoors to the beautiful outdoors! Here, you can entertain guests or simply enjoy the tranquility of your fenced-in yard, enhanced by stunning natural views behind the property. A detached storage unit offers ample space for all your equipment, tools, or seasonal items, ensuring your home remains clutter-free. Don't miss your chance to own this captivating home that perfectly balances modern comfort with a serene lifestyle. Your idyllic escape awaits!

19. 2023-06-16
    soldstatus $193,000
20. 2023-06-09
    soldstatus $193,000 Closed 1090-char remark

    Show marketing remark (1090 chars)

    Charming 3 bedroom 2 bath home in the Holtville School District! Just minutes from Wetumpka, Lake Jordan and Holtville. Walk in to an open living space with LVP flooring and a corner fireplace! There is a door leading out to the covered back patio which overlooks the HUGE, fenced in backyard! The kitchen sits just off of the living space and offers updated countertops, stainless steel appliances , lots of cabinet space and a breakfast nook! To the other side of the living space are the 2 guest bedrooms at one end of the hall. The bedrooms offer ample space and large closets. The guest bathroom is situated between the two guest bedrooms and also features updated countertops, tile flooring and a tub/shower combo! across the hall is the large laundry area with a walk out door to the back patio. At the opposite end of the hall is the LARGE primary suite with the attached bathroom offering double vanity sinks, tile flooring and a tub/shower combo as well as double closets! This home will be sold mostly furnished and is ready for it's new owners! Call today for a private showing!

21. 2023-05-10
    status Pending 1090-char remark

    Show marketing remark (1090 chars)

    Charming 3 bedroom 2 bath home in the Holtville School District! Just minutes from Wetumpka, Lake Jordan and Holtville. Walk in to an open living space with LVP flooring and a corner fireplace! There is a door leading out to the covered back patio which overlooks the HUGE, fenced in backyard! The kitchen sits just off of the living space and offers updated countertops, stainless steel appliances , lots of cabinet space and a breakfast nook! To the other side of the living space are the 2 guest bedrooms at one end of the hall. The bedrooms offer ample space and large closets. The guest bathroom is situated between the two guest bedrooms and also features updated countertops, tile flooring and a tub/shower combo! across the hall is the large laundry area with a walk out door to the back patio. At the opposite end of the hall is the LARGE primary suite with the attached bathroom offering double vanity sinks, tile flooring and a tub/shower combo as well as double closets! This home will be sold mostly furnished and is ready for it's new owners! Call today for a private showing!

22. 2023-04-19
    historical Contingent 1090-char remark

    Show marketing remark (1090 chars)

    Charming 3 bedroom 2 bath home in the Holtville School District! Just minutes from Wetumpka, Lake Jordan and Holtville. Walk in to an open living space with LVP flooring and a corner fireplace! There is a door leading out to the covered back patio which overlooks the HUGE, fenced in backyard! The kitchen sits just off of the living space and offers updated countertops, stainless steel appliances , lots of cabinet space and a breakfast nook! To the other side of the living space are the 2 guest bedrooms at one end of the hall. The bedrooms offer ample space and large closets. The guest bathroom is situated between the two guest bedrooms and also features updated countertops, tile flooring and a tub/shower combo! across the hall is the large laundry area with a walk out door to the back patio. At the opposite end of the hall is the LARGE primary suite with the attached bathroom offering double vanity sinks, tile flooring and a tub/shower combo as well as double closets! This home will be sold mostly furnished and is ready for it's new owners! Call today for a private showing!

23. 2023-04-17
    listed $189,900 Active 1090-char remark

    Show marketing remark (1090 chars)

    Charming 3 bedroom 2 bath home in the Holtville School District! Just minutes from Wetumpka, Lake Jordan and Holtville. Walk in to an open living space with LVP flooring and a corner fireplace! There is a door leading out to the covered back patio which overlooks the HUGE, fenced in backyard! The kitchen sits just off of the living space and offers updated countertops, stainless steel appliances , lots of cabinet space and a breakfast nook! To the other side of the living space are the 2 guest bedrooms at one end of the hall. The bedrooms offer ample space and large closets. The guest bathroom is situated between the two guest bedrooms and also features updated countertops, tile flooring and a tub/shower combo! across the hall is the large laundry area with a walk out door to the back patio. At the opposite end of the hall is the LARGE primary suite with the attached bathroom offering double vanity sinks, tile flooring and a tub/shower combo as well as double closets! This home will be sold mostly furnished and is ready for it's new owners! Call today for a private showing!

24. 2021-07-16
    soldstatus $145,000
25. 2018-03-21
    soldstatus $88,000
26. 2018-01-25
    listed $94,000
27. 2007-05-09
    soldstatus $124,900
28. 2007-04-13
    listed $124,900
29. 1999-09-10
    listed $105,000

ⓘ 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: $702 · $58/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$282/yr (+$24/mo · 40.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,747
• − Mortgage interest: −$13,444
• − Property taxes: −$702
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$6,982
• Taxable loss: −$6,580
• Est. tax savings @ 24.0%: +$1,579
• After-tax cash flow: $-616/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 — Holtville

• Score: 64/100
• State rank: #155
• US rank: #14095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holtville, AL
• County: Elmore County · 36,842 people
• 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

+128.6% since first listed

12 events — show timeline

• 2026-04-09 Listed $240,000 MAAR
• 2023-06-16 Sold (Public Records) $193,000 Public Records
• 2023-06-09 Sold (MLS) $193,000 MAAR
• 2023-05-10 Pending — MAAR
• 2023-04-19 Contingent — MAAR
• 2023-04-17 Listed $189,900 MAAR
• 2021-07-16 Sold (Public Records) $145,000 Public Records
• 2018-03-21 Sold (MLS) $88,000 MAAR
• 2018-01-25 Listed $94,000 MAAR
• 2007-05-09 Sold (MLS) $124,900 MAAR
• 2007-04-13 Listed $124,900 MAAR
• 1999-09-10 Listed $105,000 MAAR

Property tax history

+8.9%/yr

Latest (2025): $702 · +6.4% YoY. Source: county tax records.