425 Buena Vista Way · Prattville, AL 36067

$230,000

3 bd · 2.0 ba · 1,509 sqft · SingleFamily public records · 108 Days on market

Built 2017 7,840 sqft lot $152/sqft · at area comps Est $233k · at est. $13/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).

• Cash flow +12.7/30.0
• ARV discount +8.1/15.0
• Rent growth +3.9/5.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 2017-built, 3-bed, 2-bath home offering 1,500 sq ft of modern comfort. Enjoy an open floor plan with a spacious kitchen island, perfect for hosting. Cozy up by the fireplace or retreat to the primary suite with elegant tray ceilings. The fenced backyard provides privacy and space to relax. Situated in a desirable area of Prattville, this home is ready for you!

Key facts

• Open floor plan
• Primary suite
• Fenced backyard

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN ISLAND
• FENCED BACKYARD
• PRIMARY SUITE
• TRAY CEILINGS

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 $-23 ($-282/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (25.6% below list).
• Recommended offer: $171k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 fast (+5.8%/yr); 133 active listings in the ZIP; 221 units permitted in Autauga County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($66k/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 $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 108 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $165k; 40% 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 $171,016 (25.6% 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. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 11.2

CMA / ARV

• ARV (median comp): $233,260
• List price: $230,000
• Delta: -1.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 Buena Vista Way	0.01mi	3/2.0	1,395 (-8%)	1mo	$220,000	$158	86
1674 Buena Vista Blvd	0.10mi	3/2.0	1,464 (-3%)	6mo	$245,000	$167	85
1822 Cotton Blossom Way	0.10mi	3/2.0	1,454 (-4%)	8mo	$230,000	$158	82
475 Buena Vista Way	0.15mi	3/2.0	1,448 (-4%)	5mo	$239,900	$166	82
1669 Buena Vista Blvd	0.14mi	3/2.0	1,438 (-5%)	10mo	$240,000	$167	78
572 Old Mill Way	0.07mi	3/2.0	1,395 (-8%)	8mo	$234,000	$168	77
1660 Buena Vista Blvd	0.15mi	3/2.0	1,395 (-8%)	8mo	$227,500	$163	73
1654 Buena Vista Blvd	0.18mi	3/2.0	1,390 (-8%)	8mo	$215,000	$155	72
1808 Cotton Blossom Way	0.15mi	3/2.0	1,337 (-11%)	3mo	$200,000	$150	72
606 Vintage Way	0.37mi	3/2.0	1,625 (+8%)	1mo	$284,000	$175	69
719 Buena Vista Loop	0.40mi	3/2.0	1,425 (-6%)	10mo	$217,000	$152	64
736 Buena Vista Loop	0.41mi	3/2.0	1,398 (-7%)	10mo	$212,000	$152	60

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 · 5.78% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.47×
• Total profit: $-33,954
• Equity at exit: $34,294

10-year hold

• IRR: -2.2%
• Equity multiple: 0.84×
• Total profit: $-10,564
• 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 36067

• Home prices YoY: -12.4%
• Rents YoY: 5.8%
• Active inventory: 133
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,710 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$60 /mo · $714/yr
• Insurance: −$96
• HOA: −$13
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-23

Break-even live

Break-even rent $1,740

Max offer price $225,855

Occupancy floor 96%

Sensitivity live

Price	-10% $107	-5% $42	+0% $-23	+5% $-89	+10% $-154
Rent	-10% $-159	-5% $-91	+0% $-23	+5% $44	+10% $112
Rate	-1.0pp $92	-0.5pp $35	base $-23	+0.5pp $-83	+1.0pp $-144

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: —

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 21 events

1. 2026-06-22
   days on market $230,000 Active 108 DOM
2. 2026-06-18
   days on market $230,000 Active 105 DOM
3. 2026-06-17
   days on market $230,000 Active 104 DOM
4. 2026-06-16
   days on market $230,000 Active 103 DOM
5. 2026-06-15
   days on market $230,000 Active 102 DOM
6. 2026-06-14
   days on market $230,000 Active 100 DOM
7. 2026-06-13
   days on market $230,000 Active 99 DOM
8. 2026-06-10
   days on market $230,000 Active 97 DOM
9. 2026-06-09
   statusdays on market $230,000 Active 96 DOM
10. 2026-06-08
    days on market $230,000 Contingent 95 DOM
11. 2026-06-07
    statusdays on market $230,000 Contingent 94 DOM
12. 2026-06-03
    days on market $230,000 Active 90 DOM
13. 2026-06-02
    days on market $230,000 Active 89 DOM
14. 2026-06-01
    days on market $230,000 Active 88 DOM
15. 2026-05-31
    days on market $230,000 Active 87 DOM
16. 2026-05-30
    pricedays on market $230,000 Active 86 DOM
17. 2026-05-01
    price $235,000 387-char remark

    Show marketing remark (387 chars)

    Welcome to this charming 2017-built, 3-bed, 2-bath home offering 1,500 sq ft of modern comfort. Enjoy an open floor plan with a spacious kitchen island, perfect for hosting. Cozy up by the fireplace or retreat to the primary suite with elegant tray ceilings. The fenced backyard provides privacy and space to relax. Situated in a desirable area of Prattville, this home is ready for you!

18. 2026-03-03
    listed $240,000 Active 387-char remark

    Show marketing remark (387 chars)

    Welcome to this charming 2017-built, 3-bed, 2-bath home offering 1,500 sq ft of modern comfort. Enjoy an open floor plan with a spacious kitchen island, perfect for hosting. Cozy up by the fireplace or retreat to the primary suite with elegant tray ceilings. The fenced backyard provides privacy and space to relax. Situated in a desirable area of Prattville, this home is ready for you!

19. 2017-10-13
    soldstatus $164,704 1269-char remark

    Show marketing remark (1269 chars)

    This home is under contract, but we have more! We have many affordable efficient floor plans with raised ceilings. very popular starter home in a great community. Come find out why we are the leading builder in Central Alabama of energy efficient homes under $180,000.00. Open floor plan with family room and dining area to enjoy and entertain in. Wood burning fireplace in living room. Roomy master bedroom features an en suite to relax in the garden tub. The best feature of the home is what you cannot see. The home is built following strict high performance construction guidelines and George Goodwyn's uncompromising standards. The all foam insulated home carries a High Performance Guarantee, stating your heating and cooling bills will not exceed $53 a month. This is an average savings of over $80.00 a month compared with standard construction of this identical home. You can visit the high performance guarantee portion of our website to get more information regarding what goes into building a high performance home. All of our homes come with a full builder warranty. We have also included a super high efficiency hot water heater to further reduce your overall power bill. We pay $3000.00 toward closing cost. Many plans under construction to walk through.

20. 2017-10-11
    listed $164,704 1269-char remark

    Show marketing remark (1269 chars)

    This home is under contract, but we have more! We have many affordable efficient floor plans with raised ceilings. very popular starter home in a great community. Come find out why we are the leading builder in Central Alabama of energy efficient homes under $180,000.00. Open floor plan with family room and dining area to enjoy and entertain in. Wood burning fireplace in living room. Roomy master bedroom features an en suite to relax in the garden tub. The best feature of the home is what you cannot see. The home is built following strict high performance construction guidelines and George Goodwyn's uncompromising standards. The all foam insulated home carries a High Performance Guarantee, stating your heating and cooling bills will not exceed $53 a month. This is an average savings of over $80.00 a month compared with standard construction of this identical home. You can visit the high performance guarantee portion of our website to get more information regarding what goes into building a high performance home. All of our homes come with a full builder warranty. We have also included a super high efficiency hot water heater to further reduce your overall power bill. We pay $3000.00 toward closing cost. Many plans under construction to walk through.

21. 2017-05-01
    soldstatus $24,000

ⓘ 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: $714 · $60/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$229/yr (+$19/mo · 32.0%)

ⓘ 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 ≥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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,522
• − Mortgage interest: −$12,884
• − Property taxes: −$714
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − HOA: −$156
• − Depreciation: −$6,691
• Taxable loss: −$4,356
• Est. tax savings @ 24.0%: +$1,045
• After-tax cash flow: $764/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): 28,293
• Household income: $65,593
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 389.0

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 (72%)
• Race & ethnicity: White 72% Black 20% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -29.98%
• Current HPI: 211.1676
• Rent YoY: ▲ 5.78%
• 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

+879.2% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $235,000 MAAR
• 2026-03-03 Listed $240,000 MAAR
• 2017-10-13 Sold (MLS) $164,704 MAAR
• 2017-10-11 Listed $164,704 MAAR
• 2017-05-01 Sold (Public Records) $24,000 Public Records

Property tax history

+18.3%/yr

Latest (2025): $714 · +6.2% YoY. Source: county tax records.