4451 Airport Rd · Coosada, AL 36054

$190,000

3 bd · 2.0 ba · 1,761 sqft · SingleFamily public records · 10 Days on market

Built 1981 2.44 ac lot Est $217k · 12% 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 +20.5/30.0
• ARV discount +13.0/15.0
• DSCR +6.5/10.0
• Rent growth +4.8/5.0
• 1% rule +4.1/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity to own 2.44+/- acres outside city limits featuring a stocked private pond, chicken coops, and a 2,160+/- sq. ft. wired workshop with 5 roll up doors and covered area. The property offers a peaceful rural setting with plenty of room to enjoy country living. The home will require repairs and/or replacements and is being sold AS-IS. Buyers are encouraged to conduct their own inspections and due diligence. Whether you’re looking for a project, workshop space, or acreage with existing improvements, this property offers plenty of potential. 4 Parcels totaling 2.44 +/- acres Parcel # 15-08-34-0-003-009001-0 Parcel # 15-08-34-0-003-009004-0 Parcel # 15-08-34-0-003-009003-0

Key facts

• Chicken coops
• Private pond
• Wired workshop

Tags

• PRIVATE POND
• WIRED WORKSHOP
• CHICKEN COOPS
• ACREAGE WITH IMPROVEMENTS

Property features AI

Exterior

• Parking: Attached carport; Detached carport; 3 carport spaces
• Security: Fire alarm
• Utilities: Public water; Septic tank; Natural gas available
• Home design: Single-story; Vinyl siding; Property includes four parcels; Waterfront on a pond; Private road access
• Construction: Vinyl siding construction
• Exterior features: Covered patio; Patio; Storage; Above-ground pool; Pond on lot; Mature trees; Outside city limits

Interior

• Kitchen: Double oven; Plumbed for ice maker; Refrigerator; Gas water heater
• Flooring: Carpet; Tile; Vinyl; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas); Window unit cooling
• Interior features: Blinds and window treatments; Double-pane windows; Linen closet; Workshop; Multiple fireplaces (per property)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/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 $172k (9.3% below list).
• Recommended offer: $172k (9.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#285 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 92 units permitted in Elmore County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $172,270 (9.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $216,603
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
163 Magnolia Loop	0.26mi	3/2.0	1,860 (+6%)	8mo	$258,000	$139	72
4351 Forest Dr	0.27mi	3/2.0	1,631 (-7%)	6mo	$109,600	$67	70
90 Ginfield Ct	0.20mi	3/2.0	1,716 (-3%)	24mo	$230,000	$134	66
4010 Rose Hill Ct	0.59mi	3/2.0	1,839 (+4%)	2mo	$192,000	$104	64
263 Live Oaks Dr	0.67mi	4/2.0 (+1)	1,703 (-3%)	0mo	$238,000	$140	58
4730 Bibb Dr	0.44mi	3/2.0	1,670 (-5%)	16mo	$206,000	$123	57
4080 Rose Hill Ct	0.52mi	3/2.0	1,900 (+8%)	24mo	$183,000	$96	43
5121 Mcadams Rd	0.62mi	3/2.0	1,949 (+11%)	22mo	$160,000	$82	35
264 Live Oaks Dr	0.66mi	3/2.5	1,947 (+11%)	22mo	$285,000	$146	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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-5,856
• Equity at exit: $28,330

10-year hold

• IRR: 11.3%
• Equity multiple: 2.06×
• Total profit: $56,445
• Equity at exit: $16,428

Cash invested: $53,200 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$996
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $250

Break-even live

Break-even rent $1,406

Max offer price $190,000

Occupancy floor 80%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
63 Lilly Pad Cir Millbrook, AL	3.0	2.0	1521	$1,700	$1.12	13d	1	0.87mi
223 S Springfield Dr Millbrook, AL	3.0	2.0	1761	$1,950	$1.11	43d	1	0.89mi
3321 Branch St Millbrook, AL	3.0	1.0	1300	$1,200	$0.92	21d	1	1.23mi
33 Jamestown Loop Millbrook, AL	2.0	2.0	1245	$1,375	$1.10	13d	1	1.28mi
80 Blackmon Dr Coosada, AL	3.0	2.5	1845	$2,200	$1.19	13d	1	1.48mi

Listing history 9 events

1. 2026-06-18
   days on market $190,000 Active 10 DOM
2. 2026-06-17
   days on market $190,000 Active 9 DOM
3. 2026-06-16
   days on market $190,000 Active 8 DOM
4. 2026-06-15
   days on market $190,000 Active 7 DOM
5. 2026-06-14
   days on market $190,000 Active 5 DOM
6. 2026-06-13
   days on market $190,000 Active 4 DOM
7. 2026-06-10
   days on market $190,000 Active 2 DOM
8. 2026-06-09
   remarks 693-char remark
9. 2026-06-09
   listed $190,000 Active 1 DOM

ⓘ 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: $424 · $35/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$355/yr (+$30/mo · 83.7%)

ⓘ 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 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: $20,672
• − Mortgage interest: −$10,643
• − Property taxes: −$424
• − Insurance: −$950
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$5,527
• Taxable loss: −$179
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $3,044/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 — Coosada

• Score: 60/100
• State rank: #285
• US rank: #18673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coosada, AL
• County: Elmore County · 36,842 people
• City population: 1,090
• 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

1 event — show timeline

• 2026-06-08 Listed $190,000 MAAR

Property tax history

+7.3%/yr

Latest (2025): $424 · +3.2% YoY. Source: county tax records.