155 Aaron Park Rd · Eclectic, AL 36024

$170,000

3 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 139 Days on market

Built 1972 1.03 ac lot $127/sqft · 14% above area Est $149k · 14% over

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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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +6.2/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the heart of the welcoming Eclectic community, 155 Aaron Park is a charming retreat that perfectly captures the essence of Southern living. This inviting home offers an open kitchen floor plan where memories are waiting to be made, from quiet mornings in the airy kitchen to lively evenings spent hosting friends and family. The property boasts a wonderful balance of privacy and connection, featuring outdoor spaces ideal for soaking in the serene Alabama air, space to hunt local wildlife and a location that keeps you just minutes away from the top-rated Eclectic schools and the recreational paradise of Lake Martin. Whether you’re looking for a peaceful sanctuary on a low-traffic street or a home base for your next outdoor adventure, this residence provides the comfort, character, and small-town soul you’ve been searching for. Please schedule a viewing with your the agent of your choice.

Key facts

• Low traffic street
• Outdoor spaces
• 1.03 acre lot

Tags

• OPEN KITCHEN FLOOR PLAN
• OUTDOOR SPACES
• LOCATION NEAR SCHOOLS
• LOCATION NEAR LAKE MARTIN
• LOW TRAFFIC STREET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.2% 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: 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: 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; list at $170k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; major 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 $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.12% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.57%
• DSCR: 1.56
• GRM: 7.5

CMA / ARV

• ARV (median comp): $149,162
• List price: $170,000
• Delta: 13.97%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $4,141
• Equity at exit: $25,348

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $44,195
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $499

Break-even live

Break-even rent $1,269

Max offer price $170,000

Occupancy floor 69%

Sensitivity live

Price	-10% $595	-5% $547	+0% $499	+5% $451	+10% $403
Rent	-10% $349	-5% $424	+0% $499	+5% $574	+10% $649
Rate	-1.0pp $584	-0.5pp $542	base $499	+0.5pp $455	+1.0pp $410

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
165 River Stone Way Eclectic, AL	3.0	2.0	1599	$1,900	$1.19	22d	1	1.35mi

Listing history 28 events

1. 2026-06-21
   days on market $170,000 Active 139 DOM
2. 2026-06-18
   days on market $170,000 Active 136 DOM
3. 2026-06-17
   days on market $170,000 Active 135 DOM
4. 2026-06-16
   days on market $170,000 Active 134 DOM
5. 2026-06-15
   price $170,000 Active 133 DOM
6. 2026-06-15
   days on market $175,000 Active 133 DOM
7. 2026-06-14
   days on market $175,000 Active 131 DOM
8. 2026-06-13
   days on market $175,000 Active 130 DOM
9. 2026-06-10
   days on market $175,000 Active 128 DOM
10. 2026-06-09
    days on market $175,000 Active 127 DOM
11. 2026-06-08
    days on market $175,000 Active 126 DOM
12. 2026-06-07
    days on market $175,000 Active 125 DOM
13. 2026-06-05
    days on market $175,000 Active 122 DOM
14. 2026-06-03
    days on market $175,000 Active 121 DOM
15. 2026-06-02
    days on market $175,000 Active 120 DOM
16. 2026-06-01
    days on market $175,000 Active 119 DOM
17. 2026-05-31
    days on market $175,000 Active 118 DOM
18. 2026-05-30
    days on market $175,000 Active 117 DOM
19. 2026-05-05
    price $175,000 920-char remark

    Show marketing remark (920 chars)

    Nestled in the heart of the welcoming Eclectic community, 155 Aaron Park is a charming retreat that perfectly captures the essence of Southern living. This inviting home offers an open kitchen floor plan where memories are waiting to be made, from quiet mornings in the airy kitchen to lively evenings spent hosting friends and family. The property boasts a wonderful balance of privacy and connection, featuring outdoor spaces ideal for soaking in the serene Alabama air, space to hunt local wildlife and a location that keeps you just minutes away from the top-rated Eclectic schools and the recreational paradise of Lake Martin. Whether you’re looking for a peaceful sanctuary on a low-traffic street or a home base for your next outdoor adventure, this residence provides the comfort, character, and small-town soul you’ve been searching for. Please schedule a viewing with your the agent of your choice.

20. 2026-04-03
    price $185,000 920-char remark

    Show marketing remark (920 chars)

    Nestled in the heart of the welcoming Eclectic community, 155 Aaron Park is a charming retreat that perfectly captures the essence of Southern living. This inviting home offers an open kitchen floor plan where memories are waiting to be made, from quiet mornings in the airy kitchen to lively evenings spent hosting friends and family. The property boasts a wonderful balance of privacy and connection, featuring outdoor spaces ideal for soaking in the serene Alabama air, space to hunt local wildlife and a location that keeps you just minutes away from the top-rated Eclectic schools and the recreational paradise of Lake Martin. Whether you’re looking for a peaceful sanctuary on a low-traffic street or a home base for your next outdoor adventure, this residence provides the comfort, character, and small-town soul you’ve been searching for. Please schedule a viewing with your the agent of your choice.

21. 2026-02-02
    listed $195,000 Active 920-char remark

    Show marketing remark (920 chars)

    Nestled in the heart of the welcoming Eclectic community, 155 Aaron Park is a charming retreat that perfectly captures the essence of Southern living. This inviting home offers an open kitchen floor plan where memories are waiting to be made, from quiet mornings in the airy kitchen to lively evenings spent hosting friends and family. The property boasts a wonderful balance of privacy and connection, featuring outdoor spaces ideal for soaking in the serene Alabama air, space to hunt local wildlife and a location that keeps you just minutes away from the top-rated Eclectic schools and the recreational paradise of Lake Martin. Whether you’re looking for a peaceful sanctuary on a low-traffic street or a home base for your next outdoor adventure, this residence provides the comfort, character, and small-town soul you’ve been searching for. Please schedule a viewing with your the agent of your choice.

22. 2006-05-26
    soldstatus $83,780 246-char remark

    Show marketing remark (246 chars)

    Very well kept home that has been completely remodeled to include new ceramic tile in kitchen, new appliances, fresh paint, new carpet and new doors. Shed and outside storage on 1.2 acre lot. Very quiet setting with great space between neighbors.

23. 2006-03-25
    listed $81,000 246-char remark

    Show marketing remark (246 chars)

    Very well kept home that has been completely remodeled to include new ceramic tile in kitchen, new appliances, fresh paint, new carpet and new doors. Shed and outside storage on 1.2 acre lot. Very quiet setting with great space between neighbors.

24. 2005-11-09
    soldstatus $74,000
25. 2005-07-30
    listed $74,500
26. 2005-05-05
    soldstatus $53,200
27. 2005-02-08
    listed $57,750
28. 2003-01-26
    listed $71,900

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $697 · $58/mo
• Expected delta: +$218/yr (+$18/mo · 45.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,800
• − Mortgage interest: −$9,523
• − Property taxes: −$479
• − Insurance: −$850
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$4,945
• Taxable income: $3,355
• Est. tax owed @ 24.0%: −$805
• After-tax cash flow: $5,180/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 — 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

• Census place: Eclectic, AL
• 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

+143.4% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $175,000 MAAR
• 2026-04-03 Price Changed $185,000 MAAR
• 2026-02-02 Listed $195,000 MAAR
• 2006-05-26 Sold (MLS) $83,780 MAAR
• 2006-03-25 Listed $81,000 MAAR
• 2005-11-09 Sold (MLS) $74,000 MAAR
• 2005-07-30 Listed $74,500 MAAR
• 2005-05-05 Sold (MLS) $53,200 MAAR
• 2005-02-08 Listed $57,750 MAAR
• 2003-01-26 Listed $71,900 MAAR

Property tax history

+4.4%/yr

Latest (2025): $479 · +6.1% YoY. Source: county tax records.