30 Pine St · Eclectic, AL 36024

$230,000

3 bd · 2.0 ba · 612 sqft · SingleFamily public records · 9 Days on market

Built 1935 1.00 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0
• 1% rule +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 1935, this 3-bedroom 2-bathroom beauty is located in the highly desired Eclectic School zone! This home sits on an over sized +/- 1.6 Acre lot! NEW ROOF, Fresh Paint, New Dish Washer and New Flooring! What else can you ask for?! Huge yard with a new back porch!! Perfect for all the family gatherings! The covered front porch leads to an inviting living room with a fireplace! Dining room is prefect for those special occasions. The kitchen has been recently updated and you will have to see it! Master bedroom is just through the master bath but offers plenty of space once you get inside! The master bath offers walk in closet, and double vanity’s! Convenient to everything this growing town has to offer! You will have to see this home to appreciate it, the sellers have made MANY repairs however it was built in 1935 so there is still some love you could show this home!! The sellers are selling the home in its AS IS condition. At this price this home will not last long! Call ME today for your private tour!

Key facts

• Covered front porch
• New water heater
• Updated kitchen

Tags

• OVERSIZED LOT
• COVERED FRONT PORCH
• UPDATED KITCHEN
• NEW DISHWASHER
• NEW MICROWAVE
• NEW WATER HEATER

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank sewer; Electricity available; Natural gas available; Cable available; High speed internet available
• Home design: Single-story; Brick and vinyl siding construction; Corner city lot; Mature trees; Paved road access
• Construction: Brick and vinyl siding; 1 story
• Exterior features: Covered patio; Covered porch; Fully fenced yard; Storage structure; Porch

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Smooth cooktop; Plumbed for ice maker; Electric water heater
• Bedrooms: Bedroom on first level; Bedroom on first level
• Flooring: Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms; Bathroom on first level; Bathroom on first level
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: High ceilings; Kitchen island; Double vanity; Walk-in closet(s); Window treatments; Blinds; Workshop; Window treatments
• Laundry & utility: Washer hookup; Dryer hookup; Laundry room on first level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-446 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (34.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (50.8% below list).
• Recommended offer: $113k (50.8% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 2.6% 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: amenities F, commute F, employment 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.
• Zoned schools: Eclectic Elementary School (math 32% / reading 57%, grade F, #171 of 627 statewide, top 31%, 665 students, 54% FRL); Eclectic Middle School (math 24% / reading 51%, grade F, #71 of 257 statewide, top 28%, 457 students, 56% FRL); Elmore County High School (math 32% / reading 47%, grade F, #34 of 305 statewide, top 12%, 516 students, 48% FRL).
• Market conditions: 82 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 $2k of loan paydown is wiped out by about $7k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $125k; list at $230k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% 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 $113,195 (50.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1935 — 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.49% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.31%
• DSCR: 0.63
• GRM: 16.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -31.1%
• Equity multiple: -0.02×
• Total profit: $-65,820
• Equity at exit: $34,294

10-year hold

• IRR: -34.6%
• Equity multiple: -0.47×
• Total profit: $-94,454
• Equity at exit: $19,886

Cash invested: $64,400 (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: 16.9×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$38 /mo · $461/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-446

Break-even live

Break-even rent $1,697

Max offer price $151,191

Occupancy floor —

Sensitivity live

Price	-10% $-316	-5% $-381	+0% $-446	+5% $-775	+10% $-854
Rent	-10% $-536	-5% $-491	+0% $-446	+5% $-401	+10% $-357
Rate	-1.0pp $-330	-0.5pp $-388	base $-446	+0.5pp $-506	+1.0pp $-566

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $230,000 Active 9 DOM
2. 2026-06-18
   days on market $230,000 Active 6 DOM
3. 2026-06-17
   days on market $230,000 Active 5 DOM
4. 2026-06-16
   days on market $230,000 Active 4 DOM
5. 2026-06-15
   days on market $230,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $230,000 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: $461 · $38/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$482/yr (+$40/mo · 104.7%)

ⓘ 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 5/10 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: $13,583
• − Mortgage interest: −$12,884
• − Property taxes: −$461
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$6,691
• Taxable loss: −$9,775
• Est. tax savings @ 24.0%: +$2,346
• After-tax cash flow: $-3,007/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

+170.6% since first listed

10 events — show timeline

• 2026-06-12 Listed $230,000 MAAR
• 2020-08-31 Sold (Public Records) $125,000 Public Records
• 2020-08-28 Sold (MLS) $125,000 MAAR
• 2020-06-02 Listed $129,900 MAAR
• 2018-07-18 Listed $115,000 MAAR
• 2017-09-25 Listed $114,900 LMMLS
• 2017-09-22 Listed $114,900 MAAR
• 2017-06-21 Listed $133,500 MAAR
• 2005-11-29 Listed $89,900 MAAR
• 2000-01-10 Listed $85,000 MAAR

Property tax history

+6.1%/yr

Latest (2025): $461 · +6.8% YoY. Source: county tax records.