578 Mcdonald Dr · Wetumpka, AL 36092

$218,000

3 bd · 1.0 ba · 1,574 sqft · SingleFamily public records · 199 Days on market

Built 2006 0.31 ac lot Est $260k · 16% under $22/mo HOA · 1% of rent

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Why this score? — see what drove the D+ 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 +14.7/15.0
• Cash flow +14.6/30.0
• DSCR +4.5/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This one is a must see! A great 3 bedroom/2 bath home in Cotton Lakes. This home features a huge open living room/dining room/eat-in kitchen area. You can sit back and relax on the screened-in back porch as you overlook the pond in your backyard. The laundry room is so spacious and even has custom built in cabinets. You will love the ease of the hard wood and hard tile throughout the house. The two car garage has a great work bench area and hidden shelving for lots of storage. Located just minutes from Wetumpka, Millbrook, Prattville and Montgomery, you will love the convenience! This home is move in ready, so don't delay!

Key facts

• 3 year old hvac
• Large kitchen
• Double vanities

Tags

• NEW ROOF
• 3 YEAR OLD HVAC
• LARGE KITCHEN
• STAINLESS STEEL APPLIANCES
• COFFEE BAR
• DOUBLE VANITIES

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $260

Exterior

• Parking: Attached 2-car garage; Driveway
• Utilities: Cable available; Electricity available; High-speed internet available; Community/Coop water; Community/Coop sewer
• Home design: Single-story home; Outside city limits
• Construction: Brick and vinyl siding; Slab foundation; Built according to public records
• Exterior features: Covered patio

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms on the first floor
• Flooring: Tile; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tile and wood flooring; Electric water heater
• Laundry & utility: Laundry room on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $52 ($625/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 $177k (18.6% below list).
• Recommended offer: $177k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.5% in Wetumpka — 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 74/100 on livability (#22 in AL, #4,825 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities D, employment D, 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.
• Zoned schools: Wetumpka Elementary School (math 25% / reading 57%, grade F, #233 of 627 statewide, top 38%, 871 students, 69% FRL); Wetumpka Middle School (math 19% / reading 51%, grade F, #86 of 257 statewide, top 34%, 738 students, 73% FRL); Wetumpka High School (math 29% / reading 43%, grade F, #43 of 305 statewide, top 14%, 1,240 students, 49% FRL) — zoned schools average 64% FRL vs 44% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 145 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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

• It's been on market 199 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $135k; list at $218k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,453 (18.6% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $259,710
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
578 Mcdonald Dr	0.00mi	3/2.0	1,574 (0%)	0mo	$215,000	$137	96
24 High Cotton Ct	0.32mi	3/2.0	1,489 (-5%)	1mo	$245,000	$165	72
61 Oasis Dr	0.26mi	4/2.0 (+1)	1,669 (+6%)	0mo	$270,000	$162	69
94 Hideaway Ln	0.28mi	4/2.0 (+1)	1,671 (+6%)	1mo	$274,000	$164	67
17 Landing Pl	0.22mi	4/2.0 (+1)	1,700 (+8%)	0mo	$270,000	$159	67
234 Mcdonald Dr	0.11mi	3/2.0	1,350 (-14%)	1mo	$231,500	$171	67
161 Hideaway Ln	0.32mi	4/2.0 (+1)	1,665 (+6%)	1mo	$269,900	$162	66
60 Hearth Haven Dr	0.20mi	3/2.0	1,350 (-14%)	1mo	$238,000	$176	62
385 Country Club Dr	0.60mi	3/2.0	1,502 (-5%)	1mo	$255,000	$170	60
460 Country Club Dr	0.64mi	3/2.0	1,490 (-5%)	0mo	$253,600	$170	57
468 Country Club Dr	0.65mi	3/2.0	1,402 (-11%)	0mo	$250,299	$179	47
444 Country Club Dr	0.63mi	4/2.0 (+1)	1,725 (+10%)	1mo	$269,500	$156	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-32,075
• Equity at exit: $32,505

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-23,939
• Equity at exit: $18,849

Cash invested: $61,040 (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: 145
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,775 medium
• Mortgage (P&I): −$1,143
• Tax from tax record: −$94 /mo · $1,124/yr
• Insurance: −$91
• HOA: −$22
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $52

Break-even live

Break-even rent $1,709

Max offer price $218,000

Occupancy floor 92%

Sensitivity live

Price	-10% $176	-5% $114	+0% $52	+5% $-10	+10% $-71
Rent	-10% $-88	-5% $-18	+0% $52	+5% $122	+10% $192
Rate	-1.0pp $162	-0.5pp $108	base $52	+0.5pp $-4	+1.0pp $-62

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Cotton Lakes Blvd Wetumpka, AL	3.0	2.0	1436	$1,600	$1.11	45d	1	0.21mi
58 Cotton Mdws Wetumpka, AL	3.0	2.0	1404	$1,850	$1.32	15d	1	0.31mi
444 Country Club Dr Wetumpka, AL	4.0	2.0	1725	$2,000	$1.16	15d	1	0.62mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 12 events

1. 2026-05-19
   status Pending
2. 2026-04-23
   historical Contingent
3. 2026-04-23
   status Active
4. 2026-04-08
   status Active
5. 2026-03-28
   historical Contingent
6. 2025-12-29
   price $218,000
7. 2025-10-21
   listed $220,000 Active
8. 2025-05-03
   historical Contingent
9. 2025-03-15
   price $209,900
10. 2025-02-07
    listed $219,900 Active
11. 2010-08-20
    soldstatus $135,000 630-char remark

    Show marketing remark (630 chars)

    This one is a must see! A great 3 bedroom/2 bath home in Cotton Lakes. This home features a huge open living room/dining room/eat-in kitchen area. You can sit back and relax on the screened-in back porch as you overlook the pond in your backyard. The laundry room is so spacious and even has custom built in cabinets. You will love the ease of the hard wood and hard tile throughout the house. The two car garage has a great work bench area and hidden shelving for lots of storage. Located just minutes from Wetumpka, Millbrook, Prattville and Montgomery, you will love the convenience! This home is move in ready, so don't delay!

12. 2009-12-10
    listed $144,200 630-char remark

    Show marketing remark (630 chars)

    This one is a must see! A great 3 bedroom/2 bath home in Cotton Lakes. This home features a huge open living room/dining room/eat-in kitchen area. You can sit back and relax on the screened-in back porch as you overlook the pond in your backyard. The laundry room is so spacious and even has custom built in cabinets. You will love the ease of the hard wood and hard tile throughout the house. The two car garage has a great work bench area and hidden shelving for lots of storage. Located just minutes from Wetumpka, Millbrook, Prattville and Montgomery, you will love the convenience! This home is move in ready, so don't delay!

ⓘ 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: $1,124 · $94/mo
• Projected year-2 tax: $1,124 · $94/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 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,294
• − Mortgage interest: −$12,211
• − Property taxes: −$1,124
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − HOA: −$264
• − Depreciation: −$6,342
• Taxable loss: −$3,144
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $1,380/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 — Wetumpka

• Score: 74/100
• State rank: #22
• US rank: #4825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wetumpka, AL
• County: Elmore County · 36,842 people
• City population: 22,242
• 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

+51.2% since first listed

12 events — show timeline

• 2026-05-19 Pending — MAAR
• 2026-04-23 Contingent — MAAR
• 2026-04-23 Relisted — MAAR
• 2026-04-08 Relisted — MAAR
• 2026-03-28 Contingent — MAAR
• 2025-12-29 Price Changed $218,000 MAAR
• 2025-10-21 Listed $220,000 MAAR
• 2025-05-03 Contingent — MAAR
• 2025-03-15 Price Changed $209,900 MAAR
• 2025-02-07 Listed $219,900 MAAR
• 2010-08-20 Sold (MLS) $135,000 MAAR
• 2009-12-10 Listed $144,200 MAAR

Property tax history

+9.5%/yr

Latest (2025): $1,124 · +0.1% YoY. Source: county tax records.