157 Beach Dr · Eclectic, AL 36024

$359,500

3 bd · 2.0 ba · 1,254 sqft · SingleFamily · 234 Days on market

Built 1997 Good condition $287/sqft · 20% above area Est $299k · 20% over $6/mo HOA

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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).

• Cash flow +18.8/30.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready, Water View and Water Access. All newly renovated. Step into the main level, where you'll find an open living room, dining area, kitchen, 3 cozy bedrooms and a full bathroom. Downstairs/basement area features a full bath, laundry room along with a versatile den or additional living space. Enjoy stunning water views from the back covered porch, perfect for morning coffee or evening sunsets. The property includes close by direct water access with a boat ramp and piers for boats or swimming.

Key facts

• Open living room
• Kitchen
• Dining area

Tags

• WATER VIEW
• WATER ACCESS
• NEWLY RENOVATED
• OPEN LIVING ROOM
• DINING AREA
• KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $360k).
• Recommended offer: $316k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 2.6% in Eclectic — 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 57/100 on livability (#380 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment 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: Eclectic Elementary School (math 32% / reading 57%, grade F, #171 of 627 statewide, top 31%, 665 students, 54% FRL); Eclectic Middle School (math 24% / reading 51%, grade F, #71 of 257 statewide, top 28%, 457 students, 56% FRL); Elmore County High School (math 32% / reading 47%, grade F, #34 of 305 statewide, top 12%, 516 students, 48% FRL).
• Market conditions: 82 active listings in the ZIP; 1 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 $2k of loan paydown is wiped out by about $11k 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 234 days — a 12% lower offer ($316k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $36k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; list at $360k implies a 105% gain — meaningful room to come down on a strong offer.

Recommended offer $316,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.00% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $298,627
• List price: $359,500
• Delta: 20.38%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Beach Dr	0.02mi	2/1.0 (-1)	1,212 (-3%)	4mo	$250,000	$206	81
331 Cove Dr	0.23mi	2/2.0 (-1)	1,326 (+6%)	13mo	$295,000	$222	64
198 Mccain Rd	0.52mi	2/2.0 (-1)	1,182 (-6%)	2mo	$215,000	$182	60
314 Old Jay Rd	0.74mi	3/2.5	1,362 (+9%)	3mo	$700,000	$514	47

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-35,073
• Equity at exit: $53,603

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-530
• Equity at exit: $31,083

Cash invested: $100,660 (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 36024

• Active inventory: 82
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,612 medium
• Mortgage (P&I): −$1,885
• Tax est. 1.5%: −$449 /mo · $5,392/yr
• Insurance: −$150
• HOA: −$6
• Vacancy / Maint / Mgmt: −$759
• Net cashflow: $363

Break-even live

Break-even rent $3,152

Max offer price $359,500

Occupancy floor 85%

Sensitivity live

Price	-10% $611	-5% $487	+0% $363	+5% $239	+10% $115
Rent	-10% $78	-5% $220	+0% $363	+5% $506	+10% $648
Rate	-1.0pp $544	-0.5pp $454	base $363	+0.5pp $270	+1.0pp $175

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: $89,875
• Closing costs: $10,785
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Hale Loop Unit 1519891P Eclectic, AL	2.0	2.0	1216	$3,612	$2.97	15d	1	1.33mi

HOA detail

• Monthly dues: $6 · $72/yr
• Likely covers: water

Listing history 39 events

1. 2026-06-21
   days on market $359,500 Active 234 DOM
2. 2026-06-18
   days on market $359,500 Active 231 DOM
3. 2026-06-17
   days on market $359,500 Active 230 DOM
4. 2026-06-16
   days on market $359,500 Active 229 DOM
5. 2026-06-15
   days on market $359,500 Active 228 DOM
6. 2026-06-14
   days on market $359,500 Active 226 DOM
7. 2026-06-13
   days on market $359,500 Active 225 DOM
8. 2026-06-10
   days on market $359,500 Active 223 DOM
9. 2026-06-09
   days on market $359,500 Active 222 DOM
10. 2026-06-08
    days on market $359,500 Active 221 DOM
11. 2026-06-07
    days on market $359,500 Active 220 DOM
12. 2026-06-05
    days on market $359,500 Active 217 DOM
13. 2026-06-03
    days on market $359,500 Active 216 DOM
14. 2026-06-02
    days on market $359,500 Active 215 DOM
15. 2026-06-01
    days on market $359,500 Active 214 DOM
16. 2026-05-31
    days on market $359,500 Active 213 DOM
17. 2026-05-30
    days on market $359,500 Active 212 DOM
18. 2026-04-28
    price $369,500 507-char remark

    Show marketing remark (507 chars)

    Move in Ready, Water View and Water Access. All newly renovated. Step into the main level, where you'll find an open living room, dining area, kitchen, 3 cozy bedrooms and a full bathroom. Downstairs/basement area features a full bath, laundry room along with a versatile den or additional living space. Enjoy stunning water views from the back covered porch, perfect for morning coffee or evening sunsets. The property includes close by direct water access with a boat ramp and piers for boats or swimming.

19. 2026-04-28
    price $369,500 507-char remark

    Show marketing remark (507 chars)

    Move in Ready, Water View and Water Access. All newly renovated. Step into the main level, where you'll find an open living room, dining area, kitchen, 3 cozy bedrooms and a full bathroom. Downstairs/basement area features a full bath, laundry room along with a versatile den or additional living space. Enjoy stunning water views from the back covered porch, perfect for morning coffee or evening sunsets. The property includes close by direct water access with a boat ramp and piers for boats or swimming.

20. 2026-04-15
    price $374,500 507-char remark

    Show marketing remark (507 chars)

    Move in Ready, Water View and Water Access. All newly renovated. Step into the main level, where you'll find an open living room, dining area, kitchen, 3 cozy bedrooms and a full bathroom. Downstairs/basement area features a full bath, laundry room along with a versatile den or additional living space. Enjoy stunning water views from the back covered porch, perfect for morning coffee or evening sunsets. The property includes close by direct water access with a boat ramp and piers for boats or swimming.

21. 2026-04-14
    price $374,500 507-char remark

    Show marketing remark (507 chars)

    Move in Ready, Water View and Water Access. All newly renovated. Step into the main level, where you'll find an open living room, dining area, kitchen, 3 cozy bedrooms and a full bathroom. Downstairs/basement area features a full bath, laundry room along with a versatile den or additional living space. Enjoy stunning water views from the back covered porch, perfect for morning coffee or evening sunsets. The property includes close by direct water access with a boat ramp and piers for boats or swimming.

22. 2026-04-07
    price $379,500 507-char remark

    Show marketing remark (507 chars)

    Move in Ready, Water View and Water Access. All newly renovated. Step into the main level, where you'll find an open living room, dining area, kitchen, 3 cozy bedrooms and a full bathroom. Downstairs/basement area features a full bath, laundry room along with a versatile den or additional living space. Enjoy stunning water views from the back covered porch, perfect for morning coffee or evening sunsets. The property includes close by direct water access with a boat ramp and piers for boats or swimming.

23. 2026-04-06
    price $379,500 507-char remark

    Show marketing remark (507 chars)

    Move in Ready, Water View and Water Access. All newly renovated. Step into the main level, where you'll find an open living room, dining area, kitchen, 3 cozy bedrooms and a full bathroom. Downstairs/basement area features a full bath, laundry room along with a versatile den or additional living space. Enjoy stunning water views from the back covered porch, perfect for morning coffee or evening sunsets. The property includes close by direct water access with a boat ramp and piers for boats or swimming.

24. 2026-03-18
    price $385,000 507-char remark

    Show marketing remark (507 chars)

    Move in Ready, Water View and Water Access. All newly renovated. Step into the main level, where you'll find an open living room, dining area, kitchen, 3 cozy bedrooms and a full bathroom. Downstairs/basement area features a full bath, laundry room along with a versatile den or additional living space. Enjoy stunning water views from the back covered porch, perfect for morning coffee or evening sunsets. The property includes close by direct water access with a boat ramp and piers for boats or swimming.

25. 2026-03-17
    price $385,000 507-char remark

    Show marketing remark (507 chars)

    Move in Ready, Water View and Water Access. All newly renovated. Step into the main level, where you'll find an open living room, dining area, kitchen, 3 cozy bedrooms and a full bathroom. Downstairs/basement area features a full bath, laundry room along with a versatile den or additional living space. Enjoy stunning water views from the back covered porch, perfect for morning coffee or evening sunsets. The property includes close by direct water access with a boat ramp and piers for boats or swimming.

26. 2025-10-30
    listed $395,000 Active 507-char remark

    Show marketing remark (507 chars)

    Move in Ready, Water View and Water Access. All newly renovated. Step into the main level, where you'll find an open living room, dining area, kitchen, 3 cozy bedrooms and a full bathroom. Downstairs/basement area features a full bath, laundry room along with a versatile den or additional living space. Enjoy stunning water views from the back covered porch, perfect for morning coffee or evening sunsets. The property includes close by direct water access with a boat ramp and piers for boats or swimming.

27. 2025-10-30
    listed $395,000 Active 507-char remark

    Show marketing remark (507 chars)

    Move in Ready, Water View and Water Access. All newly renovated. Step into the main level, where you'll find an open living room, dining area, kitchen, 3 cozy bedrooms and a full bathroom. Downstairs/basement area features a full bath, laundry room along with a versatile den or additional living space. Enjoy stunning water views from the back covered porch, perfect for morning coffee or evening sunsets. The property includes close by direct water access with a boat ramp and piers for boats or swimming.

28. 2024-11-15
    soldstatus $175,000 Closed
29. 2024-11-15
    soldstatus $175,000 Closed
30. 2024-11-15
    historical
31. 2024-11-14
    status Pending
32. 2024-10-10
    historical Active Under Contract
33. 2024-10-10
    historical Contingent
34. 2024-10-02
    status Active
35. 2024-10-02
    status Active
36. 2024-09-23
    historical Active Under Contract
37. 2024-09-23
    historical Contingent
38. 2024-09-14
    listed $199,900 Active
39. 2024-09-14
    listed $199,900 Active

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

Taxation est. · year 1

• Rental income: $43,344
• − Mortgage interest: −$20,138
• − Property taxes: −$5,392
• − Insurance: −$1,798
• − Repairs & maintenance: −$3,468
• − Management: −$3,468
• − HOA: −$72
• − Depreciation: −$10,458
• Taxable loss: −$1,449
• Est. tax savings @ 24.0%: +$348
• After-tax cash flow: $4,704/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 · 1 photo

Good 80/100 Cosmetic rehab

This single-family home is move-in ready with a good condition score and minimal maintenance required. The exterior could benefit from a fresh coat of paint to enhance its curb appeal and overall value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property 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 — Eclectic

• Score: 57/100
• State rank: #380
• US rank: #21738

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,198

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 (90%)
• Race & ethnicity: White 90% Black 7% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Italian 2% Lithuanian 1%
• Foreign-born: 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: ▼ -122.24%
• Current HPI: 190.9501
• 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

+84.8% since first listed

22 events — show timeline

• 2026-04-28 Price Changed $369,500 Greater Alabama MLS
• 2026-04-28 Price Changed $369,500 LMMLS
• 2026-04-15 Price Changed $374,500 Greater Alabama MLS
• 2026-04-14 Price Changed $374,500 LMMLS
• 2026-04-07 Price Changed $379,500 Greater Alabama MLS
• 2026-04-06 Price Changed $379,500 LMMLS
• 2026-03-18 Price Changed $385,000 Greater Alabama MLS
• 2026-03-17 Price Changed $385,000 LMMLS
• 2025-10-30 Listed $395,000 LMMLS
• 2025-10-30 Listed $395,000 Greater Alabama MLS
• 2024-11-15 Sold (MLS) $175,000 MAAR
• 2024-11-15 Sold (MLS) $175,000 LMMLS
• 2024-11-15 Delisted — LMMLS
• 2024-11-14 Pending — MAAR
• 2024-10-10 Contingent — LMMLS
• 2024-10-10 Contingent — MAAR
• 2024-10-02 Relisted — MAAR
• 2024-10-02 Relisted — LMMLS
• 2024-09-23 Contingent — LMMLS
• 2024-09-23 Contingent — MAAR
• 2024-09-14 Listed $199,900 LMMLS
• 2024-09-14 Listed $199,900 MAAR