59 Ridgeview Dr · Millbrook, AL 36054

$175,000

3 bd · 1.0 ba · 1,361 sqft · SingleFamily public records · 109 Days on market

Built 2005 6,969 sqft lot Est $197k · 11% under

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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 +22.6/30.0
• ARV discount +12.6/15.0
• DSCR +7.2/10.0
• Rent growth +4.8/5.0
• 1% rule +4.6/10.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The perfect HOUSE ON A HILL is literally behind the "RED DOOR". When you enter into the foyer you are greeted by an expansive open floor plan. The great room is stunning with dark flooring and it lends a beautiful view into a spacious eat in kitchen with plenty of counter and cabinet space. A hallway leads from the great room to the entry of two separate bedrooms with a full bath nestled in between them. Just beyond the kitchen you will find the utility room with washer and dryer hook-up, and a large master bedroom suite. This bedroom has a beautiful large window that overlooks the fenced in back yard. It also opens to a master bathroom with a garden tub, double sink vanity and a huge walk-in closet. The back door of the kitchen allows access to a built-in outside storage closet and a beautiful newly built deck. This is truly a must see. It has all the amenities and charm you could want. Call me today to schedule a visit.

Key facts

• Functional kitchen
• Open floor plan
• Split-bedroom layout

Tags

• PRIVATE PATIO
• FENCED BACKYARD
• OPEN FLOOR PLAN
• FUNCTIONAL KITCHEN
• AMPLE CABINETRY
• SPLIT-BEDROOM LAYOUT

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home
• Construction: Brick and vinyl siding exterior; Slab foundation; Built per public records
• Exterior features: Covered patio; Deck; Patio; Privacy fence; City lot

Interior

• Bedrooms: Bedroom located on the first level
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Carpet, plank, tile and vinyl flooring; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/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 $169k (3.7% below list).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.4% in Millbrook — 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 66/100 on livability (#110 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime 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.
• Zoned schools: Coosada Elementary School (930 students, 70% FRL); Millbrook Middle School (math 27% / reading 52%, grade F, #61 of 257 statewide, top 24%, 1,185 students, 75% FRL); Stanhope Elmore High School (math 21% / reading 35%, grade F, #87 of 305 statewide, top 29%, 1,181 students, 62% FRL) — zoned schools average 69% FRL vs 44% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+9.0%/yr); 84 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k 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 $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y 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 $125k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 8.33%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $197,345
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Ridgeview Dr	0.00mi	3/2.0	1,361 (0%)	1mo	$175,000	$129	95
112 Millridge Dr	0.42mi	3/2.0	1,377 (+1%)	0mo	$200,000	$145	74
237 Uden Way	0.29mi	3/2.0	1,325 (-3%)	5mo	$215,000	$162	74
288 Mill Ridge Dr	0.33mi	3/2.0	1,412 (+4%)	2mo	$199,900	$142	72
430 Catalpa Rd	0.36mi	3/2.0	1,487 (+9%)	1mo	$225,000	$151	63
371 Ridgeview Dr	0.26mi	4/2.0 (+1)	1,470 (+8%)	3mo	$225,000	$153	63
359 Ridgeview Dr	0.25mi	3/2.0	1,549 (+14%)	2mo	$225,000	$145	60
114 Azalea Dr	0.49mi	3/2.0	1,527 (+12%)	0mo	$212,000	$139	53
251 Uden Way	0.30mi	4/2.0 (+1)	1,562 (+15%)	1mo	$229,900	$147	52
150 Cotton Blossom Rd	0.72mi	3/2.0	1,444 (+6%)	3mo	$199,000	$138	50
39 Turtle Dr	0.70mi	3/2.0	1,460 (+7%)	3mo	$239,900	$164	49
227 Azalea Dr	0.58mi	3/2.0	1,542 (+13%)	3mo	$170,000	$110	44

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-571
• Equity at exit: $26,093

10-year hold

• IRR: 13.6%
• Equity multiple: 2.31×
• Total profit: $64,132
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$918
• Tax from tax record: −$44 /mo · $523/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $298

Break-even live

Break-even rent $1,309

Max offer price $175,000

Occupancy floor 77%

Sensitivity live

Price	-10% $397	-5% $347	+0% $298	+5% $248	+10% $199
Rent	-10% $164	-5% $231	+0% $298	+5% $364	+10% $431
Rate	-1.0pp $386	-0.5pp $342	base $298	+0.5pp $252	+1.0pp $206

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
164 Camellia Ct Millbrook, AL	3.0	2.0	1522	$1,500	$0.99	15d	1	0.57mi
30 Payton Ct Millbrook, AL	4.0	2.0	1764	$2,000	$1.13	15d	1	0.92mi
1609 Deatsville Hwy Millbrook, AL	3.0	2.0	1308	$1,450	$1.11	15d	1	1.12mi
21 Shelton Cir Deatsville, AL	3.0	2.0	1848	$1,900	$1.03	15d	1	1.19mi
5421 Shady Dr Millbrook, AL	4.0	2.0	1809	$1,800	$1.00	45d	1	1.28mi

Listing history 19 events

1. 2026-05-12
   status Pending
2. 2026-04-02
   historical Contingent
3. 2026-03-28
   price $175,000
4. 2026-02-23
   status Active
5. 2026-02-14
   historical Contingent
6. 2026-01-23
   listed $180,000 Active
7. 2020-08-24
   soldstatus $124,900 945-char remark

   Show marketing remark (945 chars)

   The perfect HOUSE ON A HILL is literally behind the "RED DOOR". When you enter into the foyer you are greeted by an expansive open floor plan. The great room is stunning with dark flooring and it lends a beautiful view into a spacious eat in kitchen with plenty of counter and cabinet space. A hallway leads from the great room to the entry of two separate bedrooms with a full bath nestled in between them. Just beyond the kitchen you will find the utility room with washer and dryer hook-up, and a large master bedroom suite. This bedroom has a beautiful large window that overlooks the fenced in back yard. It also opens to a master bathroom with a garden tub, double sink vanity and a huge walk-in closet. The back door of the kitchen allows access to a built-in outside storage closet and a beautiful newly built deck. This is truly a must see. It has all the amenities and charm you could want. Call me today to schedule a visit.

8. 2020-08-24
   soldstatus $124,900

   Show marketing remark (945 chars)

   The perfect HOUSE ON A HILL is literally behind the "RED DOOR". When you enter into the foyer you are greeted by an expansive open floor plan. The great room is stunning with dark flooring and it lends a beautiful view into a spacious eat in kitchen with plenty of counter and cabinet space. A hallway leads from the great room to the entry of two separate bedrooms with a full bath nestled in between them. Just beyond the kitchen you will find the utility room with washer and dryer hook-up, and a large master bedroom suite. This bedroom has a beautiful large window that overlooks the fenced in back yard. It also opens to a master bathroom with a garden tub, double sink vanity and a huge walk-in closet. The back door of the kitchen allows access to a built-in outside storage closet and a beautiful newly built deck. This is truly a must see. It has all the amenities and charm you could want. Call me today to schedule a visit.

9. 2020-06-21
   listed $124,900 945-char remark

   Show marketing remark (945 chars)

   The perfect HOUSE ON A HILL is literally behind the "RED DOOR". When you enter into the foyer you are greeted by an expansive open floor plan. The great room is stunning with dark flooring and it lends a beautiful view into a spacious eat in kitchen with plenty of counter and cabinet space. A hallway leads from the great room to the entry of two separate bedrooms with a full bath nestled in between them. Just beyond the kitchen you will find the utility room with washer and dryer hook-up, and a large master bedroom suite. This bedroom has a beautiful large window that overlooks the fenced in back yard. It also opens to a master bathroom with a garden tub, double sink vanity and a huge walk-in closet. The back door of the kitchen allows access to a built-in outside storage closet and a beautiful newly built deck. This is truly a must see. It has all the amenities and charm you could want. Call me today to schedule a visit.

10. 2014-03-28
    soldstatus $96,000 529-char remark

    Show marketing remark (529 chars)

    POSSIBLE NO MONEY DOWN AND EXTRA EXTRA LOW PAYMENTS!! DONT MISS OUT ON THE LOW INTEREST RATES! WHY RENT WHEN YOU COULD BUY THIS VERY NICE 3 BEDROOM 2 BATH HOME FRESHLY PAINTED AND UPDATED! FEATURING A SPACIOUS MASTER SUITE WITH OVERSIZED BATHROOM, GARDEN TUB, DOUBLE SINK AND GIGANTIC CLOSET!! SPLIT FLOOR PLAN! BEAUTIFUL GREATROOM WITH ARCHED OPENING INTO KITCHEN! LOTS OF CABINETS IN SPACIOUS EAT-IN KITCHEN! LOTS OF BEAUTIFUL DECOR!! BEAUTIFUL COVERED FRONT PORCH AREA WITH NEW RED DOOR MAKES ANY GUEST FEEL WELCOMED!!

11. 2013-06-20
    listed $100,000 529-char remark

    Show marketing remark (529 chars)

    POSSIBLE NO MONEY DOWN AND EXTRA EXTRA LOW PAYMENTS!! DONT MISS OUT ON THE LOW INTEREST RATES! WHY RENT WHEN YOU COULD BUY THIS VERY NICE 3 BEDROOM 2 BATH HOME FRESHLY PAINTED AND UPDATED! FEATURING A SPACIOUS MASTER SUITE WITH OVERSIZED BATHROOM, GARDEN TUB, DOUBLE SINK AND GIGANTIC CLOSET!! SPLIT FLOOR PLAN! BEAUTIFUL GREATROOM WITH ARCHED OPENING INTO KITCHEN! LOTS OF CABINETS IN SPACIOUS EAT-IN KITCHEN! LOTS OF BEAUTIFUL DECOR!! BEAUTIFUL COVERED FRONT PORCH AREA WITH NEW RED DOOR MAKES ANY GUEST FEEL WELCOMED!!

12. 2011-05-30
    listed $114,900
13. 2010-11-09
    listed $114,000
14. 2010-04-19
    listed $118,000
15. 2009-11-10
    listed $124,900
16. 2009-05-09
    listed $124,900
17. 2008-07-29
    listed $129,900
18. 2005-07-05
    soldstatus $112,900
19. 2005-05-27
    listed $112,900

ⓘ 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: $523 · $44/mo
• Projected year-2 tax: $718 · $60/mo
• Expected delta: +$195/yr (+$16/mo · 37.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $20,231
• − Mortgage interest: −$9,803
• − Property taxes: −$523
• − Insurance: −$875
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$5,091
• Taxable income: $703
• Est. tax owed @ 24.0%: −$169
• After-tax cash flow: $3,403/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 — Millbrook

• Score: 66/100
• State rank: #110
• US rank: #12087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Millbrook, AL
• County: Elmore County · 36,842 people
• City population: 14,600
• 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

+55.0% since first listed

19 events — show timeline

• 2026-05-12 Pending — MAAR
• 2026-04-02 Contingent — MAAR
• 2026-03-28 Price Changed $175,000 MAAR
• 2026-02-23 Relisted — MAAR
• 2026-02-14 Contingent — MAAR
• 2026-01-23 Listed $180,000 MAAR
• 2020-08-24 Sold (Public Records) $124,900 Public Records
• 2020-08-24 Sold (MLS) $124,900 MAAR
• 2020-06-21 Listed $124,900 MAAR
• 2014-03-28 Sold (MLS) $96,000 MAAR
• 2013-06-20 Listed $100,000 MAAR
• 2011-05-30 Listed $114,900 MAAR
• 2010-11-09 Listed $114,000 MAAR
• 2010-04-19 Listed $118,000 MAAR
• 2009-11-10 Listed $124,900 MAAR
• 2009-05-09 Listed $124,900 MAAR
• 2008-07-29 Listed $129,900 MAAR
• 2005-07-05 Sold (MLS) $112,900 MAAR
• 2005-05-27 Listed $112,900 MAAR

Property tax history

+3.7%/yr

Latest (2025): $523 · +6.9% YoY. Source: county tax records.