2230 Politic Rd · Elmore, AL 36025

$69,900

3 bd · 2.0 ba · 1,972 sqft · SingleFamily public records · 48 Days on market

Built 1961 1.00 ac lot $35/sqft · 75% below area

---

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 +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LOOKING IN ELMORE, NEAR MILLBROOK ALABAMA. .. . THIS MAY BE THE PLACE FOR YOU. .. . PROPERTY HAS VINYL, WOOD AND MASONITE SIDING, WITH A TWO CAR GARAGE, AND A LARGE DETACHED UNIT, THAT NEEDS SOME WORK, LIVING ROOM, EAT IN KITCHEN, THREE BEDROOMS AND TWO FULL BATHROOMS. .. . CONDITION AND TYPE OF SYSTEMS UNKNOWN. .. . AND THE BUYER TO VERIFY SCHOOL ZONES IF NEEDED. .. .

Key facts

• 1 acre lot
• 2 garage spots
• Built 1961

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#499 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: housing D, schools F, amenities 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: 19 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.87% ✓
• Cap rate: 15.32%
• Cash-on-cash: 32.23%
• DSCR: 2.43
• GRM: 4.5

CMA / ARV

• ARV (median comp): $278,322
• List price: $69,900
• Delta: -74.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 Friendly Pine Rd	0.43mi	3/2.0	1,790 (-9%)	14mo	$250,000	$140	53
176 Brownstone Loop	0.66mi	3/2.0	1,996 (+1%)	23mo	$269,000	$135	48
325 Brownstone Loop	0.57mi	4/2.0 (+1)	1,725 (-12%)	2mo	$312,900	$181	46
239 Brownstone Loop	0.60mi	4/2.0 (+1)	1,702 (-14%)	2mo	$291,900	$172	43
1432 Ingram Rd	0.65mi	4/2.0 (+1)	2,159 (+10%)	12mo	$175,000	$81	39
213 Quail Ridge Rd	0.65mi	4/2.0 (+1)	2,204 (+12%)	9mo	$310,000	$141	38

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: 27.3%
• Equity multiple: 2.13×
• Total profit: $22,188
• Equity at exit: $10,422

10-year hold

• IRR: 34.8%
• Equity multiple: 4.20×
• Total profit: $62,567
• Equity at exit: $6,044

Cash invested: $19,572 (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 36025

• Home prices YoY: -14.9%
• Active inventory: 19
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,304 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$109 /mo · $1,307/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $526

Break-even live

Break-even rent $639

Max offer price $69,900

Occupancy floor 55%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-07
   statusdays on market $69,900 Pending 48 DOM
2. 2026-05-07
   price $69,900
3. 2026-04-01
   listed $74,900 Active
4. 2026-02-10
   price $79,900
5. 2025-12-31
   price $89,900
6. 2025-11-07
   price $99,900
7. 2025-10-20
   price $107,900
8. 2025-10-03
   price $119,900
9. 2025-08-21
   status Active
10. 2025-08-13
    listed $124,900 Active
11. 2025-08-12
    price $124,900
12. 2025-07-10
    price $129,900
13. 2025-05-27
    price $134,900
14. 2025-04-22
    price $144,900
15. 2025-03-17
    listed $154,900 Active
16. 2025-02-26
    price $154,900
17. 2025-01-22
    price $164,900
18. 2025-01-21
    listed $169,900 Active
19. 2024-09-26
    listed $187,000 Active
20. 2006-03-01
    listed $125,000
21. 2000-02-24
    listed $45,000

ⓘ 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: $1,307 · $109/mo
• Projected year-2 tax: $1,307 · $109/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 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: $15,650
• − Mortgage interest: −$3,915
• − Property taxes: −$1,307
• − Insurance: −$350
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$2,033
• Taxable income: $5,541
• Est. tax owed @ 24.0%: −$1,330
• After-tax cash flow: $4,979/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 — Elmore

• Score: 52/100
• State rank: #499
• US rank: #24834

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,083

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: Majority White (51%)
• Race & ethnicity: White 51% Black 44% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

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: ▼ -25.66%
• Current HPI: 146.5191
• 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

+55.3% since first listed

20 events — show timeline

• 2026-05-07 Price Changed $69,900 MAAR
• 2026-04-01 Listed $74,900 MAAR
• 2026-02-10 Price Changed $79,900 MAAR
• 2025-12-31 Price Changed $89,900 MAAR
• 2025-11-07 Price Changed $99,900 MAAR
• 2025-10-20 Price Changed $107,900 MAAR
• 2025-10-03 Price Changed $119,900 MAAR
• 2025-08-21 Relisted — MAAR
• 2025-08-13 Listed $124,900 MAAR
• 2025-08-12 Price Changed $124,900 MAAR
• 2025-07-10 Price Changed $129,900 MAAR
• 2025-05-27 Price Changed $134,900 MAAR
• 2025-04-22 Price Changed $144,900 MAAR
• 2025-03-17 Listed $154,900 MAAR
• 2025-02-26 Price Changed $154,900 MAAR
• 2025-01-22 Price Changed $164,900 MAAR
• 2025-01-21 Listed $169,900 MAAR
• 2024-09-26 Listed $187,000 MAAR
• 2006-03-01 Listed $125,000 MAAR
• 2000-02-24 Listed $45,000 MAAR

Property tax history

+11.2%/yr

Latest (2025): $1,307 · +2.5% YoY. Source: county tax records.