3840 Sandtown Rd · Millbrook, AL 36054

$114,900

3 bd · 2.0 ba · 1,754 sqft · SingleFamily public records · 135 Days on market

Built 1998 0.53 ac lot $66/sqft · 39% below area Est $189k · 39% under ↓ 7% since listing

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +4.8/5.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting 3-bedroom, 2-bath ranch in Millbrook, offering approximately 1,754 sqft of living space! Step inside to a welcoming foyer with a formal dining area, a bright kitchen with breakfast nook, and a large family room ideal for gatherings. French doors open to a rear deck overlooking the wooded backyard, while the cozy front porch invites you to relax outdoors. Enjoy peaceful suburban living near schools, parks & restaurants. Don’t miss this gem—schedule your showing today! Please note that the information and property details provided in this listing, including utilities and room dimensions, are approximate and considered reliable but not guaranteed. It's recommended to independently verify these details if you are considering a transaction based on this listing. The seller/current owner does not guarantee that all property information has been included in this MLS listing. Additionally, the buyer is responsible for all inspections and any city requirements to close.

Key facts

• Bright kitchen
• Breakfast nook
• Wooded backyard

Tags

• FORMAL DINING AREA
• BRIGHT KITCHEN
• BREAKFAST NOOK
• LARGE FAMILY ROOM
• REAR DECK
• WOODED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $56 ($671/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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.
• Market conditions: Rents rising fast (+9.0%/yr); 84 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $794 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 + 8.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $60k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 70% 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 $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
6. 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.
7. 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.
8. 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: 1.34% ✓
• Cap rate: 11.33%
• Cash-on-cash: 18.00%
• DSCR: 1.80
• GRM: 6.2

CMA / ARV

• ARV (median comp): $188,923
• List price: $114,900
• Delta: -39.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4010 Rose Hill Ct	0.41mi	3/2.0	1,839 (+5%)	2mo	$192,000	$104	71
4351 Forest Dr	0.51mi	3/2.0	1,631 (-7%)	6mo	$109,600	$67	60
214 Bishop Dr	0.42mi	4/2.0 (+1)	1,566 (-11%)	11mo	$210,000	$134	49
4080 Rose Hill Ct	0.45mi	3/2.0	1,900 (+8%)	24mo	$183,000	$96	45
3950 Main St	0.72mi	2/2.0 (-1)	1,982 (+13%)	10mo	$227,000	$115	31

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: -5.2%
• Equity multiple: 0.79×
• Total profit: $-6,662
• Equity at exit: $17,132

10-year hold

• IRR: 11.2%
• Equity multiple: 2.15×
• Total profit: $36,875
• Equity at exit: $9,934

Cash invested: $32,172 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,542 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$85 /mo · $1,019/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $56

Break-even live

Break-even rent $1,471

Max offer price $114,900

Occupancy floor 91%

Sensitivity live

Price	-10% $121	-5% $88	+0% $56	+5% $23	+10% $-9
Rent	-10% $-66	-5% $-5	+0% $56	+5% $117	+10% $178
Rate	-1.0pp $114	-0.5pp $85	base $56	+0.5pp $26	+1.0pp $-4

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3321 Branch St Millbrook, AL	3.0	1.0	1300	$1,200	$0.92	22d	1	0.70mi
63 Lilly Pad Cir Millbrook, AL	3.0	2.0	1521	$1,700	$1.12	14d	1	1.45mi

Listing history 18 events

1. 2026-04-02
   price $140,000 1018-char remark

   Show marketing remark (1018 chars)

   Welcome to this inviting 3-bedroom, 2-bath ranch in Millbrook, offering approximately 1,754 sqft of living space! Step inside to a welcoming foyer with a formal dining area, a bright kitchen with breakfast nook, and a large family room ideal for gatherings. French doors open to a rear deck overlooking the wooded backyard, while the cozy front porch invites you to relax outdoors. Enjoy peaceful suburban living near schools, parks & restaurants. Don’t miss this gem—schedule your showing today! Please note that the information and property details provided in this listing, including utilities and room dimensions, are approximate and considered reliable but not guaranteed. It's recommended to independently verify these details if you are considering a transaction based on this listing. The seller/current owner does not guarantee that all property information has been included in this MLS listing. Additionally, the buyer is responsible for all inspections and any city requirements to close.

2. 2026-03-23
   status Active 1018-char remark

   Show marketing remark (1018 chars)

   Welcome to this inviting 3-bedroom, 2-bath ranch in Millbrook, offering approximately 1,754 sqft of living space! Step inside to a welcoming foyer with a formal dining area, a bright kitchen with breakfast nook, and a large family room ideal for gatherings. French doors open to a rear deck overlooking the wooded backyard, while the cozy front porch invites you to relax outdoors. Enjoy peaceful suburban living near schools, parks & restaurants. Don’t miss this gem—schedule your showing today! Please note that the information and property details provided in this listing, including utilities and room dimensions, are approximate and considered reliable but not guaranteed. It's recommended to independently verify these details if you are considering a transaction based on this listing. The seller/current owner does not guarantee that all property information has been included in this MLS listing. Additionally, the buyer is responsible for all inspections and any city requirements to close.

3. 2026-01-16
   status Pending 1018-char remark

   Show marketing remark (1018 chars)

   Welcome to this inviting 3-bedroom, 2-bath ranch in Millbrook, offering approximately 1,754 sqft of living space! Step inside to a welcoming foyer with a formal dining area, a bright kitchen with breakfast nook, and a large family room ideal for gatherings. French doors open to a rear deck overlooking the wooded backyard, while the cozy front porch invites you to relax outdoors. Enjoy peaceful suburban living near schools, parks & restaurants. Don’t miss this gem—schedule your showing today! Please note that the information and property details provided in this listing, including utilities and room dimensions, are approximate and considered reliable but not guaranteed. It's recommended to independently verify these details if you are considering a transaction based on this listing. The seller/current owner does not guarantee that all property information has been included in this MLS listing. Additionally, the buyer is responsible for all inspections and any city requirements to close.

4. 2025-12-31
   price $159,900 1018-char remark

   Show marketing remark (1018 chars)

   Welcome to this inviting 3-bedroom, 2-bath ranch in Millbrook, offering approximately 1,754 sqft of living space! Step inside to a welcoming foyer with a formal dining area, a bright kitchen with breakfast nook, and a large family room ideal for gatherings. French doors open to a rear deck overlooking the wooded backyard, while the cozy front porch invites you to relax outdoors. Enjoy peaceful suburban living near schools, parks & restaurants. Don’t miss this gem—schedule your showing today! Please note that the information and property details provided in this listing, including utilities and room dimensions, are approximate and considered reliable but not guaranteed. It's recommended to independently verify these details if you are considering a transaction based on this listing. The seller/current owner does not guarantee that all property information has been included in this MLS listing. Additionally, the buyer is responsible for all inspections and any city requirements to close.

5. 2025-12-17
   status Active 1018-char remark

   Show marketing remark (1018 chars)

   Welcome to this inviting 3-bedroom, 2-bath ranch in Millbrook, offering approximately 1,754 sqft of living space! Step inside to a welcoming foyer with a formal dining area, a bright kitchen with breakfast nook, and a large family room ideal for gatherings. French doors open to a rear deck overlooking the wooded backyard, while the cozy front porch invites you to relax outdoors. Enjoy peaceful suburban living near schools, parks & restaurants. Don’t miss this gem—schedule your showing today! Please note that the information and property details provided in this listing, including utilities and room dimensions, are approximate and considered reliable but not guaranteed. It's recommended to independently verify these details if you are considering a transaction based on this listing. The seller/current owner does not guarantee that all property information has been included in this MLS listing. Additionally, the buyer is responsible for all inspections and any city requirements to close.

6. 2025-12-12
   status Pending 1018-char remark

   Show marketing remark (1018 chars)

   Welcome to this inviting 3-bedroom, 2-bath ranch in Millbrook, offering approximately 1,754 sqft of living space! Step inside to a welcoming foyer with a formal dining area, a bright kitchen with breakfast nook, and a large family room ideal for gatherings. French doors open to a rear deck overlooking the wooded backyard, while the cozy front porch invites you to relax outdoors. Enjoy peaceful suburban living near schools, parks & restaurants. Don’t miss this gem—schedule your showing today! Please note that the information and property details provided in this listing, including utilities and room dimensions, are approximate and considered reliable but not guaranteed. It's recommended to independently verify these details if you are considering a transaction based on this listing. The seller/current owner does not guarantee that all property information has been included in this MLS listing. Additionally, the buyer is responsible for all inspections and any city requirements to close.

7. 2025-12-01
   status Active 1018-char remark

   Show marketing remark (1018 chars)

   Welcome to this inviting 3-bedroom, 2-bath ranch in Millbrook, offering approximately 1,754 sqft of living space! Step inside to a welcoming foyer with a formal dining area, a bright kitchen with breakfast nook, and a large family room ideal for gatherings. French doors open to a rear deck overlooking the wooded backyard, while the cozy front porch invites you to relax outdoors. Enjoy peaceful suburban living near schools, parks & restaurants. Don’t miss this gem—schedule your showing today! Please note that the information and property details provided in this listing, including utilities and room dimensions, are approximate and considered reliable but not guaranteed. It's recommended to independently verify these details if you are considering a transaction based on this listing. The seller/current owner does not guarantee that all property information has been included in this MLS listing. Additionally, the buyer is responsible for all inspections and any city requirements to close.

8. 2025-11-20
   status Pending 1018-char remark

   Show marketing remark (1018 chars)

   Welcome to this inviting 3-bedroom, 2-bath ranch in Millbrook, offering approximately 1,754 sqft of living space! Step inside to a welcoming foyer with a formal dining area, a bright kitchen with breakfast nook, and a large family room ideal for gatherings. French doors open to a rear deck overlooking the wooded backyard, while the cozy front porch invites you to relax outdoors. Enjoy peaceful suburban living near schools, parks & restaurants. Don’t miss this gem—schedule your showing today! Please note that the information and property details provided in this listing, including utilities and room dimensions, are approximate and considered reliable but not guaranteed. It's recommended to independently verify these details if you are considering a transaction based on this listing. The seller/current owner does not guarantee that all property information has been included in this MLS listing. Additionally, the buyer is responsible for all inspections and any city requirements to close.

9. 2025-10-23
   listed $174,900 Active 1018-char remark

   Show marketing remark (1018 chars)

   Welcome to this inviting 3-bedroom, 2-bath ranch in Millbrook, offering approximately 1,754 sqft of living space! Step inside to a welcoming foyer with a formal dining area, a bright kitchen with breakfast nook, and a large family room ideal for gatherings. French doors open to a rear deck overlooking the wooded backyard, while the cozy front porch invites you to relax outdoors. Enjoy peaceful suburban living near schools, parks & restaurants. Don’t miss this gem—schedule your showing today! Please note that the information and property details provided in this listing, including utilities and room dimensions, are approximate and considered reliable but not guaranteed. It's recommended to independently verify these details if you are considering a transaction based on this listing. The seller/current owner does not guarantee that all property information has been included in this MLS listing. Additionally, the buyer is responsible for all inspections and any city requirements to close.

10. 2025-01-07
    historical $1,650
11. 2024-10-24
    listed $1,650
12. 2024-09-08
    historical $1,650
13. 2024-08-06
    listed $1,650
14. 2023-07-24
    soldstatus $90,000 Closed 435-char remark

    Show marketing remark (435 chars)

    Surrounded by mature trees, this 3 large bedroom and 2 full bath home is seated on a nicely maintained. 53 lot. Upon entry of this home, you will see a formal dining room to the left, a quaint kitchen with a breakfast nook toward the back, and to the right a huge family room for entertainment. It is within 15 minutes from the Towns of Wetumpka and Prattville, Maxwell Air Force Base, and downtown Montgomery. This home is sold as is.

15. 2023-07-17
    status Pending 435-char remark

    Show marketing remark (435 chars)

    Surrounded by mature trees, this 3 large bedroom and 2 full bath home is seated on a nicely maintained. 53 lot. Upon entry of this home, you will see a formal dining room to the left, a quaint kitchen with a breakfast nook toward the back, and to the right a huge family room for entertainment. It is within 15 minutes from the Towns of Wetumpka and Prattville, Maxwell Air Force Base, and downtown Montgomery. This home is sold as is.

16. 2023-07-13
    historical Contingent 435-char remark

    Show marketing remark (435 chars)

    Surrounded by mature trees, this 3 large bedroom and 2 full bath home is seated on a nicely maintained. 53 lot. Upon entry of this home, you will see a formal dining room to the left, a quaint kitchen with a breakfast nook toward the back, and to the right a huge family room for entertainment. It is within 15 minutes from the Towns of Wetumpka and Prattville, Maxwell Air Force Base, and downtown Montgomery. This home is sold as is.

17. 2023-07-10
    status Active 435-char remark

    Show marketing remark (435 chars)

    Surrounded by mature trees, this 3 large bedroom and 2 full bath home is seated on a nicely maintained. 53 lot. Upon entry of this home, you will see a formal dining room to the left, a quaint kitchen with a breakfast nook toward the back, and to the right a huge family room for entertainment. It is within 15 minutes from the Towns of Wetumpka and Prattville, Maxwell Air Force Base, and downtown Montgomery. This home is sold as is.

18. 2023-05-02
    listed $150,000 Active 435-char remark

    Show marketing remark (435 chars)

    Surrounded by mature trees, this 3 large bedroom and 2 full bath home is seated on a nicely maintained. 53 lot. Upon entry of this home, you will see a formal dining room to the left, a quaint kitchen with a breakfast nook toward the back, and to the right a huge family room for entertainment. It is within 15 minutes from the Towns of Wetumpka and Prattville, Maxwell Air Force Base, and downtown Montgomery. This home is sold as is.

ⓘ 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: $1,019 · $85/mo
• Projected year-2 tax: $1,019 · $85/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 AE · 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 70% 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: $18,498
• − Mortgage interest: −$6,436
• − Property taxes: −$1,019
• − Insurance: −$5,693
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$3,343
• Taxable loss: −$952
• Est. tax savings @ 24.0%: +$229
• After-tax cash flow: $899/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

-6.7% since first listed

18 events — show timeline

• 2026-04-02 Price Changed $140,000 Greater Alabama MLS
• 2026-03-23 Relisted — Greater Alabama MLS
• 2026-01-16 Pending — Greater Alabama MLS
• 2025-12-31 Price Changed $159,900 Greater Alabama MLS
• 2025-12-17 Relisted — Greater Alabama MLS
• 2025-12-12 Pending — Greater Alabama MLS
• 2025-12-01 Relisted — Greater Alabama MLS
• 2025-11-20 Pending — Greater Alabama MLS
• 2025-10-23 Listed $174,900 Greater Alabama MLS
• 2025-01-07 Rental Removed $1,650 MAAR
• 2024-10-24 Listed for Rent $1,650 MAAR
• 2024-09-08 Rental Removed $1,650 MAAR
• 2024-08-06 Listed for Rent $1,650 MAAR
• 2023-07-24 Sold (MLS) $90,000 MAAR
• 2023-07-17 Pending — MAAR
• 2023-07-13 Contingent — MAAR
• 2023-07-10 Relisted — MAAR
• 2023-05-02 Listed $150,000 MAAR

Property tax history

+6.6%/yr

Latest (2025): $1,019 · +6.6% YoY. Source: county tax records.