346 Mcmillan St · Brent, AL 35034

$146,000

4 bd · 2.0 ba · 4,769 sqft · SingleFamily public records · 114 Days on market

Built 1950 0.46 ac lot $31/sqft · 88% below area

---

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).

• Cash flow +14.1/30.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• DSCR +4.3/10.0
• 1% rule +3.1/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

3 bedroom 2 bath, recently remodeled, dog fenced in back yard, detached single garage and work shop/storage or double garage.

Key facts

• Work shop storage
• 0.46 acre lot
• Built 1950

Tags

• DOG FENCED IN BACK YARD
• DETACHED SINGLE GARAGE
• WORK SHOP STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $20 ($245/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 $118k (19.5% below list).
• Recommended offer: $118k (19.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#496 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: housing C-, health & safety D, schools F.
• Bibb County (rural): math 12% / reading 31% proficiency, ranked #105 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 13 active listings in the ZIP; 16 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $383 of equity ($1k loan paydown + $-626 appreciation (-0.4% local appreciation)).
• Bibb County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $146k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $117,579 (19.5% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 19% 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 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. 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: 0.81% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (median comp): $317,948
• List price: $146,000
• Delta: -54.08%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-0.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.85×
• Total profit: $-5,929
• Equity at exit: $39,293

10-year hold

• IRR: 2.9%
• Equity multiple: 1.30×
• Total profit: $12,257
• Equity at exit: $44,823

Cash invested: $40,880 (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 35034

• Home prices YoY: -0.3%
• Active inventory: 13
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$766
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $20

Break-even live

Break-even rent $1,150

Max offer price $146,000

Occupancy floor 93%

Sensitivity live

Price	-10% $103	-5% $62	+0% $20	+5% $-21	+10% $-62
Rent	-10% $-72	-5% $-26	+0% $20	+5% $67	+10% $113
Rate	-1.0pp $94	-0.5pp $58	base $20	+0.5pp $-17	+1.0pp $-56

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: $36,500
• Closing costs: $4,380
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-07
   status Pending 125-char remark

   Show marketing remark (125 chars)

   3 bedroom 2 bath, recently remodeled, dog fenced in back yard, detached single garage and work shop/storage or double garage.

2. 2026-04-14
   price $146,000 125-char remark

   Show marketing remark (125 chars)

   3 bedroom 2 bath, recently remodeled, dog fenced in back yard, detached single garage and work shop/storage or double garage.

3. 2026-01-07
   listed $154,990 Active 125-char remark

   Show marketing remark (125 chars)

   3 bedroom 2 bath, recently remodeled, dog fenced in back yard, detached single garage and work shop/storage or double garage.

4. 2025-08-18
   price $159,900
5. 2025-07-28
   price $149,000
6. 2025-04-30
   listed $169,500 Active
7. 2022-05-11
   soldstatus $67,650 Closed
8. 2022-02-16
   listed $74,900

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $984 · $82/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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,109
• − Mortgage interest: −$8,178
• − Property taxes: −$984
• − Insurance: −$730
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$4,247
• Taxable loss: −$2,287
• Est. tax savings @ 24.0%: +$549
• After-tax cash flow: $794/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: Bibb County
• NCES district ID: 0100360
• Math proficiency: 12% ▼ -22.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $40,196
• Composite: 18.14/100
• National rank: #8964
• State rank: #105 of 129 in AL

Livability — Brent

• Score: 52/100
• State rank: #496
• US rank: #24763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,132

Population outlook (Bibb County) Hauer SSP2

• Today (2025): 21,965 people
• By 2030: 21,437 · -2.4%
• By 2040: 20,248 · -7.8%
• By 2050: 19,023 · -13.4%
• By 2075: 16,513 · -24.8%
• By 2100: 14,871 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (50%)
• Race & ethnicity: Black 50% White 47% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Bibb

• 2024 margin: Solid R (+64.4) · D 17.5% · R 81.9%
• 2008→2024 swing: -18.6pp toward R · 2008: -45.8pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+57.7 2016: R+55.5 2012: R+46.9 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.43%
• Current HPI: 139.6548
• 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

+94.9% since first listed

8 events — show timeline

• 2026-05-07 Pending — WAMLS
• 2026-04-14 Price Changed $146,000 WAMLS
• 2026-01-07 Listed $154,990 WAMLS
• 2025-08-18 Price Changed $159,900 WAMLS
• 2025-07-28 Price Changed $149,000 WAMLS
• 2025-04-30 Listed $169,500 WAMLS
• 2022-05-11 Sold (MLS) $67,650 WAMLS
• 2022-02-16 Listed $74,900 WAMLS

Property tax history

+1.7%/yr

Latest (2025): $984 · +0.0% YoY. Source: county tax records.