1275 Crenshaw Rd · Holtville, AL 36092

$174,900

3 bd · 2.0 ba · 1,630 sqft · SingleFamily public records · 253 Days on market

Built 2004 0.73 ac lot $107/sqft · 30% below area Est $250k · 30% 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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.0/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

It's a little bit country and a little bit food for your soul. .. .. It's almost three quarters of an acre at 1275 Crenshaw Road in Wetumpka, it's fresh breezes, mature trees and away from the hustle of city life. In other words, if you wanted a huge tomato garden, an above ground pool, a trampoline and a putting green in your back yard. .. .you still would have more room! Add three bedrooms and two full baths and you may never want to leave home. Wetumpka may be known in Alabama and nationally for being featured on the popular HGTV television show, one of the locations for the movie "Big Fish" and Creek Casino, but locally it is known for it's small town charm and newly revitalized downtown area. Wetumpka is a Creek Indian name meaning "rumbling waters". Are you ready to "rumble" ?

Key facts

• Above ground pool
• Putting green
• Mature trees

Tags

• ALMOST AN ACRE OF LAND
• MATURE TREES
• HUGE TOMATO GARDEN
• ABOVE GROUND POOL
• PUTTING GREEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/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 $157k (10.3% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.1% in Holtville — 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 64/100 on livability (#155 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; 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: 146 active listings in the ZIP; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 253 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $175k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% 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 $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.90% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (median comp): $249,857
• List price: $174,900
• Delta: -30.00%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-16,599
• Equity at exit: $26,078

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $469
• Equity at exit: $15,122

Cash invested: $48,972 (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 36092

• Home prices YoY: -25.9%
• Active inventory: 146
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$64 /mo · $774/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $185

Break-even live

Break-even rent $1,335

Max offer price $174,900

Occupancy floor 83%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-03
   days on market $174,900 Active 253 DOM
2. 2026-06-02
   days on market $174,900 Active 252 DOM
3. 2026-06-01
   days on market $174,900 Active 251 DOM
4. 2026-05-31
   days on market $174,900 Active 250 DOM
5. 2026-05-30
   days on market $174,900 Active 249 DOM
6. 2026-04-30
   status Active 830-char remark

   Show marketing remark (830 chars)

   It's a little bit country and a little bit food for your soul. .. .. It's almost three quarters of an acre at 1275 Crenshaw Road in Wetumpka, it's fresh breezes, mature trees and away from the hustle of city life. In other words, if you wanted a huge tomato garden, an above ground pool, a trampoline and a putting green in your back yard. .. .you still would have more room! Add three bedrooms and two full baths and you may never want to leave home. Wetumpka may be known in Alabama and nationally for being featured on the popular HGTV television show, one of the locations for the movie "Big Fish" and Creek Casino, but locally it is known for it's small town charm and newly revitalized downtown area. Wetumpka is a Creek Indian name meaning "rumbling waters". Are you ready to "rumble" ?

7. 2026-04-01
   status Pending 830-char remark

   Show marketing remark (830 chars)

   It's a little bit country and a little bit food for your soul. .. .. It's almost three quarters of an acre at 1275 Crenshaw Road in Wetumpka, it's fresh breezes, mature trees and away from the hustle of city life. In other words, if you wanted a huge tomato garden, an above ground pool, a trampoline and a putting green in your back yard. .. .you still would have more room! Add three bedrooms and two full baths and you may never want to leave home. Wetumpka may be known in Alabama and nationally for being featured on the popular HGTV television show, one of the locations for the movie "Big Fish" and Creek Casino, but locally it is known for it's small town charm and newly revitalized downtown area. Wetumpka is a Creek Indian name meaning "rumbling waters". Are you ready to "rumble" ?

8. 2025-12-06
   price $174,900 830-char remark

   Show marketing remark (830 chars)

   It's a little bit country and a little bit food for your soul. .. .. It's almost three quarters of an acre at 1275 Crenshaw Road in Wetumpka, it's fresh breezes, mature trees and away from the hustle of city life. In other words, if you wanted a huge tomato garden, an above ground pool, a trampoline and a putting green in your back yard. .. .you still would have more room! Add three bedrooms and two full baths and you may never want to leave home. Wetumpka may be known in Alabama and nationally for being featured on the popular HGTV television show, one of the locations for the movie "Big Fish" and Creek Casino, but locally it is known for it's small town charm and newly revitalized downtown area. Wetumpka is a Creek Indian name meaning "rumbling waters". Are you ready to "rumble" ?

9. 2025-08-25
   listed $198,900 Active 830-char remark

   Show marketing remark (830 chars)

   It's a little bit country and a little bit food for your soul. .. .. It's almost three quarters of an acre at 1275 Crenshaw Road in Wetumpka, it's fresh breezes, mature trees and away from the hustle of city life. In other words, if you wanted a huge tomato garden, an above ground pool, a trampoline and a putting green in your back yard. .. .you still would have more room! Add three bedrooms and two full baths and you may never want to leave home. Wetumpka may be known in Alabama and nationally for being featured on the popular HGTV television show, one of the locations for the movie "Big Fish" and Creek Casino, but locally it is known for it's small town charm and newly revitalized downtown area. Wetumpka is a Creek Indian name meaning "rumbling waters". Are you ready to "rumble" ?

10. 2021-09-16
    soldstatus $114,990

ⓘ 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: $774 · $64/mo
• Projected year-2 tax: $774 · $64/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 ≥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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,836
• − Mortgage interest: −$9,797
• − Property taxes: −$774
• − Insurance: −$874
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$5,088
• Taxable loss: −$711
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $2,396/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 — Holtville

• Score: 64/100
• State rank: #155
• US rank: #14095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Elmore County · 36,842 people
• Metro: Montgomery, AL
• Population (ZIP): 22,242
• Household income: $78,094
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 378.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 23% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -54.80%
• Current HPI: 157.2258
• Rent YoY: —
• 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

+52.1% since first listed

5 events — show timeline

• 2026-04-30 Relisted — MAAR
• 2026-04-01 Pending — MAAR
• 2025-12-06 Price Changed $174,900 MAAR
• 2025-08-25 Listed $198,900 MAAR
• 2021-09-16 Sold (Public Records) $114,990 Public Records

Property tax history

+8.4%/yr

Latest (2025): $774 · +6.5% YoY. Source: county tax records.