997 Butter & Egg Rd · Troy, AL 36081

$139,000

3 bd · 1.0 ba · 1,218 sqft · SingleFamily public records · 88 Days on market

Built 1998 0.74 ac lot $114/sqft · 43% below area Est $245k · 43% 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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home in Troy, Alabama offering a great opportunity for both investors and first-time homebuyers. Conveniently located just minutes from Troy University, as well as downtown Troy, shopping, dining, and everyday amenities, this property is ideal for rental potential or owner occupancy. The home features a durable metal roof, providing long-lasting value and peace of mind. Whether you're looking to expand your investment portfolio or purchase your first home, this property offers affordability, location, and strong potential all in one.

Key facts

• Metal roof
• Downtown troy
• 0.74 acre lot

Tags

• METAL ROOF
• MINUTES FROM TROY UNIVERSITY
• DOWNTOWN TROY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $165 ($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 $127k (8.8% below list).
• Recommended offer: $127k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 2.0% in Troy — 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 (#148 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: amenities C-, schools D, crime F.
• Troy City (rural): math 21% / reading 36% proficiency, ranked #80 of 129 in AL (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 26 active listings in the ZIP; lower-income renter base — watch delinquency; 42 units permitted in Pike County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($44k/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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pike County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $139k implies a 196% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 88% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,756 (8.8% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 9% 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. Crime grade is F 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: 0.91% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 9.1

CMA / ARV

• ARV (median comp): $245,162
• List price: $139,000
• Delta: -43.30%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-12,068
• Equity at exit: $20,725

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,797
• Equity at exit: $12,018

Cash invested: $38,920 (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 36081

• Home prices YoY: -30.4%
• Active inventory: 26
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$49 /mo · $593/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $165

Break-even live

Break-even rent $1,059

Max offer price $139,000

Occupancy floor 82%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $139,000 Active 88 DOM
2. 2026-06-18
   days on market $139,000 Active 87 DOM
3. 2026-06-17
   days on market $139,000 Active 86 DOM
4. 2026-06-16
   days on market $139,000 Active 85 DOM
5. 2026-06-15
   days on market $139,000 Active 84 DOM
6. 2026-06-14
   days on market $139,000 Active 82 DOM
7. 2026-06-12
   days on market $139,000 Active 81 DOM
8. 2026-06-09
   days on market $139,000 Active 78 DOM
9. 2026-06-08
   days on market $139,000 Active 77 DOM
10. 2026-06-07
    days on market $139,000 Active 76 DOM
11. 2026-06-04
    days on market $139,000 Active 72 DOM
12. 2026-06-02
    days on market $139,000 Active 71 DOM
13. 2026-06-01
    days on market $139,000 Active 70 DOM
14. 2026-05-31
    days on market $139,000 Active 69 DOM
15. 2026-05-31
    days on market $139,000 Active 68 DOM
16. 2026-03-23
    listed $165,000 Active 566-char remark

    Show marketing remark (566 chars)

    Charming 3-bedroom, 1-bath home in Troy, Alabama offering a great opportunity for both investors and first-time homebuyers. Conveniently located just minutes from Troy University, as well as downtown Troy, shopping, dining, and everyday amenities, this property is ideal for rental potential or owner occupancy. The home features a durable metal roof, providing long-lasting value and peace of mind. Whether you're looking to expand your investment portfolio or purchase your first home, this property offers affordability, location, and strong potential all in one.

17. 2009-09-25
    soldstatus $47,000

ⓘ 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: $593 · $49/mo
• Projected year-2 tax: $593 · $49/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 88% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,211
• − Mortgage interest: −$7,786
• − Property taxes: −$593
• − Insurance: −$695
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$4,044
• Taxable loss: −$341
• Est. tax savings @ 24.0%: +$82
• After-tax cash flow: $2,063/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: Troy City
• NCES district ID: 0103330
• Math proficiency: 21% ▼ -26.00%
• Reading proficiency: 36% ▼ -3.00%
• Median HH income: $30,426
• Composite: 23.03/100
• National rank: #7973
• State rank: #80 of 129 in AL

Livability — Troy

• Score: 64/100
• State rank: #148
• US rank: #13713

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Troy, AL
• County: Pike County · 15,143 people
• City population: 15,143
• Metro: Troy, AL
• Population (ZIP): 15,143
• Household income: $44,375
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 934.0

Population outlook (Pike County) Hauer SSP2

• Today (2025): 34,683 people
• By 2030: 35,552 · +2.5%
• By 2040: 37,056 · +6.8%
• By 2050: 38,617 · +11.3%
• By 2075: 43,393 · +25.1%
• By 2100: 45,455 · +31.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 51% Black 42% Asian 3% Two or more races 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · China, Canada
• Languages at home: 96% English-only · Other Indo-European 2% Korean 1% Chinese 1%

Political lean MEDSL · Pike

• 2024 margin: Strong R (+25.2) · D 37.1% · R 62.2%
• 2008→2024 swing: -9.9pp toward R · 2008: -15.2pp · 2024: -25.2pp
• All cycles: 2024: R+25.2 2020: R+17.4 2016: R+20.3 2012: R+13.7 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.93%
• Current HPI: 128.0786
• Rent YoY: —
• Metro: Troy, 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

+251.1% since first listed

2 events — show timeline

• 2026-03-23 Listed $165,000 SAMLS
• 2009-09-25 Sold (Public Records) $47,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $593 · +6.9% YoY. Source: county tax records.