3839 Rifle Range Rd · Emerald Mountain, AL 36093

$85,000

1 bd · 1.0 ba · 1,280 sqft · SingleFamily · 71 Days on market

Built 1969 Fair condition 1.00 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

On hold-back soon when ingrss/egress is resolved. Unique and cozy property sitting on 1 acre. Bring your imagination and retore to its original glory. Seller has installed a new roof and done a good clean-up to give a blank canvas. So many uses for the property from a weekend retreat, first home, or Air-Bnb. One large living area with fireplace and lots of windows. This is open to the kitchen that has excellent counter and cabinet space. 1 bedroom connects to a bath. Front wood replaced along with windows & 2 entry doors. Rest of property has been cleaned up so paint, flooring, kitchen/bath upgrades can be completed as needed or desired by purchaser. Property is due for electrical box upgrade as currently on fuses. Definitely worth a look at this price. Cameras in trees and on home (inside and out) do not convey with the property. Appointment only

Key facts

• Large living area
• Windows replaced
• New roof

Tags

• NEW ROOF
• LARGE LIVING AREA
• FIREPLACE
• EXCELLENT COUNTER SPACE
• EXCELLENT CABINET SPACE
• WINDOWS REPLACED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#119 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools F, 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: 166 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 $588 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.94% ✓
• Cap rate: 16.41%
• Cash-on-cash: 36.15%
• DSCR: 2.61
• GRM: 4.3

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: 31.9%
• Equity multiple: 2.34×
• Total profit: $31,913
• Equity at exit: $12,674

10-year hold

• IRR: 39.0%
• Equity multiple: 4.64×
• Total profit: $86,687
• Equity at exit: $7,349

Cash invested: $23,800 (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 36093

• Home prices YoY: -20.6%
• Active inventory: 166
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,651 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $717

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 52%

Sensitivity live

Price	-10% $776	-5% $746	+0% $717	+5% $688	+10% $658
Rent	-10% $586	-5% $652	+0% $717	+5% $782	+10% $847
Rate	-1.0pp $760	-0.5pp $739	base $717	+0.5pp $695	+1.0pp $672

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $85,000 Active 71 DOM
2. 2026-06-17
   days on market $85,000 Active 70 DOM
3. 2026-06-16
   days on market $85,000 Active 69 DOM
4. 2026-06-15
   days on market $85,000 Active 68 DOM
5. 2026-06-14
   days on market $85,000 Active 66 DOM
6. 2026-06-13
   days on market $85,000 Active 65 DOM
7. 2026-06-10
   days on market $85,000 Active 63 DOM
8. 2026-06-09
   days on market $85,000 Active 62 DOM
9. 2026-06-08
   days on market $85,000 Active 61 DOM
10. 2026-06-07
    days on market $85,000 Active 60 DOM
11. 2026-06-05
    days on market $85,000 Active 57 DOM
12. 2026-06-03
    days on market $85,000 Active 56 DOM
13. 2026-06-02
    days on market $85,000 Active 55 DOM
14. 2026-06-01
    days on market $85,000 Active 54 DOM
15. 2026-05-31
    days on market $85,000 Active 53 DOM
16. 2026-05-30
    days on market $85,000 Active 52 DOM
17. 2026-05-08
    status Active 865-char remark

    Show marketing remark (865 chars)

    On hold-back soon when ingrss/egress is resolved. Unique and cozy property sitting on 1 acre. Bring your imagination and retore to its original glory. Seller has installed a new roof and done a good clean-up to give a blank canvas. So many uses for the property from a weekend retreat, first home, or Air-Bnb. One large living area with fireplace and lots of windows. This is open to the kitchen that has excellent counter and cabinet space. 1 bedroom connects to a bath. Front wood replaced along with windows & 2 entry doors. Rest of property has been cleaned up so paint, flooring, kitchen/bath upgrades can be completed as needed or desired by purchaser. Property is due for electrical box upgrade as currently on fuses. Definitely worth a look at this price. Cameras in trees and on home (inside and out) do not convey with the property. Appointment only

18. 2026-03-04
    listed $85,000 Active 865-char remark

    Show marketing remark (865 chars)

    On hold-back soon when ingrss/egress is resolved. Unique and cozy property sitting on 1 acre. Bring your imagination and retore to its original glory. Seller has installed a new roof and done a good clean-up to give a blank canvas. So many uses for the property from a weekend retreat, first home, or Air-Bnb. One large living area with fireplace and lots of windows. This is open to the kitchen that has excellent counter and cabinet space. 1 bedroom connects to a bath. Front wood replaced along with windows & 2 entry doors. Rest of property has been cleaned up so paint, flooring, kitchen/bath upgrades can be completed as needed or desired by purchaser. Property is due for electrical box upgrade as currently on fuses. Definitely worth a look at this price. Cameras in trees and on home (inside and out) do not convey with the property. Appointment only

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,813
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$2,473
• Taxable income: $7,709
• Est. tax owed @ 24.0%: −$1,850
• After-tax cash flow: $6,753/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The home requires extensive repairs and updates to its roof, exterior, interior, and HVAC systems, but has potential for significant value increase with these improvements.

Repairs flagged

• Major roof — The independent satellite image shows a new roof, but the listing photo shows an older roof with visible wear.
• Major exterior siding — The independent satellite image shows a new roof, but the listing photo shows an older roof with visible wear.
• Major interior walls — The independent satellite image shows a new roof, but the listing photo shows an older roof with visible wear.
• Major HVAC/mechanicals — The independent satellite image shows a new roof, but the listing photo shows an older roof with visible wear.

Value-add opportunities

• Resale New roof — A new roof will significantly increase the home's resale value by addressing a major issue and improving the home's appearance.
• Resale New exterior siding — New siding will improve the home's curb appeal and increase its resale value.
• Resale Paint interior walls — Fresh paint will make the interior look more inviting and increase the home's resale value.
• Resale Replace HVAC/mechanicals — Upgrading the HVAC system will improve the home's comfort and energy efficiency, increasing its resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent satellite image shows a new roof, but the listing photo shows an older roof with visible wear.	Major	$15,000–50,000
exterior siding · The independent satellite image shows a new roof, but the listing photo shows an older roof with visible wear.	Major	$15,000–50,000
interior walls · The independent satellite image shows a new roof, but the listing photo shows an older roof with visible wear.	Major	$15,000–50,000
HVAC/mechanicals · The independent satellite image shows a new roof, but the listing photo shows an older roof with visible wear.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale New roof — A new roof will significantly increase the home's resale value by addressing a major issue and improving the home's appearance. ↑
• Resale New exterior siding — New siding will improve the home's curb appeal and increase its resale value. ↑
• Resale Paint interior walls — Fresh paint will make the interior look more inviting and increase the home's resale value. ↑
• Resale Replace HVAC/mechanicals — Upgrading the HVAC system will improve the home's comfort and energy efficiency, increasing its resale value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Emerald Mountain

• Score: 65/100
• State rank: #119
• US rank: #12526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Emerald Mountain, AL
• Population (ZIP): 11,699

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 (83%)
• Race & ethnicity: White 83% Black 12% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -38.69%
• Current HPI: 149.4012
• 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

2 events — show timeline

• 2026-05-08 Relisted — MAAR
• 2026-03-04 Listed $85,000 MAAR