816 Sweet Ridge Rd · Prattville, AL 36066

$245,000

3 bd · 2.0 ba · 1,602 sqft · SingleFamily public records · 19 Days on market

Built 1991 10,454 sqft lot Est $237k · at est.

---

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).

• Cash flow +14.1/30.0
• ARV discount +6.0/15.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.2/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the Daniel Pratt Shcool District, this home is tucked away on Sweet Ridge Rd. within walking distance of Journey Church. This home offers many extras throughout. In the Living Room area, you will find a corner set wood burning fireplace. In here is also an inset especially for the TV of your dreams. There is a closet off of this room that is vented and has a cat door. The owners kept the litter box in this closet and there is a timer to set the vent to work automatically so you never have to worry with kitty odor! The kitchen enjoys a pop of red with the cabinetry, accented with a darker granite looking countertop. The appliances are stainless and included is an undermount CD player and great space for computer, printer and all just by the windows looking out over the driveway. The kitchen connects to a spacious breakfast area, both enjoying enhanced woodlike laminte flooring flowing throughout. Back through the living room and down the hall is first the hall bath with full tub and shower combo. The second and third bedrooms are found on the left side of the hall and the main bedroom is at the end of the hall to the right. The main bedroom has two closets, one housing a magnificant gun safe, which remains. The main bath area has a double vanity, large garden tub area, separate shower and private toilet area. Out back in the fully fenced yard, you will find not one but two storage sheds, one with power and a/c, as well as a great playhouse for the kids. This home is finished with a eucalyptus tree in the back yard and day lillies surrounding. Be sure to stop in to see this great find soon.

Key facts

• Brand new roof
• Premium hvac
• 0.24 acre lot

Tags

• SILVER HILLS NEIGHBORHOOD
• BRAND NEW ROOF
• PREMIUM HVAC
• HISTORIC DOWNTOWN PRATTVILLE

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Brick construction; Entry level: First floor
• Construction: Brick construction; Slab foundation; Built by owner (year built source: Owner)
• Exterior features: Covered patio; Enclosed screened patio/porch; Fence (partial); Storage; Workshop

Interior

• Bedrooms: Bedrooms located on the first floor
• Flooring: Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Wood flooring; Sound system and wired for sound; Walk-in closet(s)
• Laundry & utility: Washer and dryer available; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $34 ($406/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 $193k (21.2% below list).
• Recommended offer: $193k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.2% in Prattville — 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 76/100 on livability (#11 in AL, #3,273 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: amenities D, commute F.
• Autauga County (rural): math 23% / reading 50% proficiency, ranked #34 of 129 in AL (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Daniel Pratt Elementary School (math 36% / reading 60%, grade D, #135 of 627 statewide, top 22%, 1,002 students, 54% FRL); Prattville High School (math 32% / reading 41%, grade F, #42 of 305 statewide, top 13%, 1,929 students, 48% FRL).
• Market conditions: Rents rising (+2.9%/yr); 239 active listings in the ZIP; 17 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; 221 units permitted in Autauga 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.
• Autauga County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y 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 $170k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,027 (21.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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?
4. 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.
5. 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.
6. 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: 0.79% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $237,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
821 Sweet Ridge Rd	0.05mi	3/2.0	1,725 (+8%)	0mo	$259,900	$151	84
520 Sheila Blvd	0.25mi	3/2.0	1,560 (-3%)	5mo	$210,000	$135	80
728 Sweet Ridge Rd	0.18mi	3/2.0	1,752 (+9%)	1mo	$260,000	$148	76
111 W Teri Ct	0.17mi	3/2.0	1,459 (-9%)	5mo	$245,000	$168	73
739 Silver Hills Dr	0.22mi	3/2.5	1,513 (-6%)	8mo	$200,000	$132	72
107 W Teri Ct	0.18mi	3/2.0	1,792 (+12%)	2mo	$249,900	$139	70
425 Sheila Blvd	0.20mi	3/2.0	1,751 (+9%)	7mo	$225,000	$128	70
905 Silver Creek Cir	0.27mi	3/2.0	1,773 (+11%)	5mo	$265,000	$149	65
220 Cynthia St	0.54mi	3/2.0	1,623 (+1%)	9mo	$224,000	$138	65
606 Sheila Blvd	0.37mi	3/2.0	1,362 (-15%)	1mo	$200,000	$147	57
819 Running Brook Dr	0.45mi	3/2.0	1,802 (+12%)	9mo	$299,000	$166	51
1912 Tara Dr	0.74mi	4/2.0 (+1)	1,791 (+12%)	4mo	$277,000	$155	38

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 · 2.86% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-37,914
• Equity at exit: $36,530

10-year hold

• IRR: -7.4%
• Equity multiple: 0.54×
• Total profit: $-31,739
• Equity at exit: $21,183

Cash invested: $68,600 (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 36066

• Home prices YoY: -13.4%
• Rents YoY: 2.9%
• Active inventory: 239
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$104 /mo · $1,251/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $34

Break-even live

Break-even rent $1,887

Max offer price $245,000

Occupancy floor 93%

Sensitivity live

Price	-10% $173	-5% $103	+0% $34	+5% $-36	+10% $-105
Rent	-10% $-119	-5% $-42	+0% $34	+5% $110	+10% $186
Rate	-1.0pp $157	-0.5pp $96	base $34	+0.5pp $-30	+1.0pp $-94

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
928 Running Brook Dr Prattville, AL	4.0	2.0	2048	$2,000	$0.98	15d	1	0.35mi
710 Summer Ln Prattville, AL	3.0	2.0	1539	$1,600	$1.04	45d	1	0.38mi
113 Lori St Prattville, AL	4.0	2.0	1489	$1,700	$1.14	45d	1	0.45mi
498 Greystone Way Prattville, AL	3.0	2.0	1873	$1,750	$0.93	15d	1	0.76mi
110 Dellwood Ct Prattville, AL	3.0	2.0	1424	$1,700	$1.19	45d	1	0.77mi
1291 Huie St Prattville, AL	3.0	2.0	1528	$1,761	$1.15	45d	1	0.89mi
601 McQueen Village Rd Prattville, AL	1.0–3.0	1.0–2.0	937	$1,364	$1.45	15d	4	0.93mi
1122 Oates Rd Prattville, AL	3.0	2.0	1707	$1,656	$0.97	45d	1	0.93mi
790 Old Quarters Rd Prattville, AL	1.0–3.0	1.0–2.0	1146	$2,486	$2.17	15d	13	1.03mi
2100 Legends Dr Prattville, AL	1.0–3.0	1.0–2.0	1315	$2,213	$1.68	15d	13	1.19mi
1117 Newton St Prattville, AL	3.0	1.5	1422	$1,400	$0.98	45d	1	1.22mi
106 Sweet Meadow Ct Prattville, AL	3.0	2.0	1752	$2,100	$1.20	15d	1	1.27mi
211 Lee Audis Ln Prattville, AL	4.0	2.0	2146	$2,500	$1.16	15d	1	1.34mi
130 Graylynn Dr Prattville, AL	3.0	2.0	1281	$1,300	$1.01	15d	1	1.36mi
107 Richmond Way Prattville, AL	3.0	2.0	1232	$1,400	$1.14	15d	1	1.47mi
113 Tew St Prattville, AL	4.0	2.0	1563	$1,731	$1.11	15d	1	1.49mi
615 Castle Brook Dr Prattville, AL	4.0	2.0	2038	$2,000	$0.98	23d	1	1.50mi

Listing history 13 events

1. 2026-06-22
   days on market $245,000 Active 19 DOM
2. 2026-06-18
   days on market $245,000 Active 16 DOM
3. 2026-06-17
   days on market $245,000 Active 15 DOM
4. 2026-06-16
   days on market $245,000 Active 14 DOM
5. 2026-06-15
   days on market $245,000 Active 13 DOM
6. 2026-06-14
   days on market $245,000 Active 11 DOM
7. 2026-06-13
   days on market $245,000 Active 10 DOM
8. 2026-06-10
   days on market $245,000 Active 8 DOM
9. 2026-06-09
   days on market $245,000 Active 7 DOM
10. 2026-06-08
    days on market $245,000 Active 6 DOM
11. 2026-06-07
    days on market $245,000 Active 5 DOM
12. 2026-06-03
    remarks 687-char remark
13. 2026-06-03
    listed $245,000 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: $1,251 · $104/mo
• Projected year-2 tax: $1,251 · $104/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,163
• − Mortgage interest: −$13,724
• − Property taxes: −$1,251
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$7,127
• Taxable loss: −$3,870
• Est. tax savings @ 24.0%: +$929
• After-tax cash flow: $1,334/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: Autauga County
• NCES district ID: 0100240
• Math proficiency: 23% ▼ -31.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $52,974
• Composite: 31.77/100
• National rank: #5892
• State rank: #34 of 129 in AL

Livability — Prattville

• Score: 76/100
• State rank: #11
• US rank: #3273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prattville, AL
• County: Autauga County · 50,925 people
• City population: 50,925
• Metro: Montgomery, AL
• Population (ZIP): 22,632
• Household income: $86,278
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 683.0

Population outlook (Autauga County) Hauer SSP2

• Today (2025): 55,958 people
• By 2030: 55,810 · -0.3%
• By 2040: 54,892 · -1.9%
• By 2050: 53,062 · -5.2%
• By 2075: 49,425 · -11.7%
• By 2100: 45,110 · -19.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 21% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Asian/Pacific 1% Tagalog/Filipino 1%

Political lean MEDSL · Autauga

• 2024 margin: Solid R (+46.3) · D 26.4% · R 72.7%
• 2008→2024 swing: +1.6pp toward D · 2008: -47.8pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+44.4 2016: R+49.5 2012: R+46.0 2008: R+47.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.80%
• Current HPI: 198.2636
• Rent YoY: ▲ 2.86%
• 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

+145.2% since first listed

12 events — show timeline

• 2026-05-31 Listed $245,000 MAAR
• 2026-03-24 Price Changed $239,900 MAAR
• 2026-03-09 Price Changed $250,000 MAAR
• 2026-02-23 Listed $280,000 MAAR
• 2022-05-23 Sold (Public Records) $170,000 Public Records
• 2013-08-09 Sold (Public Records) $136,000 Public Records
• 2013-08-09 Sold (MLS) $136,000 MAAR
• 2013-06-29 Listed $149,900 MAAR
• 2012-06-26 Listed $149,900 MAAR
• 1998-07-08 Sold (Public Records) $99,900 Public Records
• 1998-07-08 Sold (MLS) $99,900 MAAR
• 1997-10-22 Listed $99,900 MAAR

Property tax history

+10.8%/yr

Latest (2025): $1,251 · +2.3% YoY. Source: county tax records.