820 Dunvegan Dr · Prattville, AL 36067

$239,900

4 bd · 2.0 ba · 2,344 sqft · SingleFamily public records · 172 Days on market

Built 2006 0.28 ac lot $102/sqft · at area comps Est $247k · at est.

---

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 +24.1/30.0
• ARV discount +8.7/15.0
• DSCR +7.8/10.0
• 1% rule +5.4/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Opportunity in a Prime Location!!! This property features hardwood floors in the living room and main bedroom, tile flooring in the kitchen and baths, and an eat-in kitchen with a large pantry. Additional highlights include a 2-car garage, covered back deck, and privacy fence with double gate. Needs minor TLC, offering excellent potential for value-add, rental income, or resale. Solid layout in a desirable area—don’t miss this opportunity!

Key facts

• Covered back deck
• Privacy fence
• Tile flooring

Tags

• HARDWOOD FLOORS
• TILE FLOORING
• EAT-IN KITCHEN
• LARGE PANTRY
• COVERED BACK DECK
• PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• Market conditions: Rents rising fast (+5.8%/yr); 131 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 221 units permitted in Autauga County in 2024 (0 in 5+ unit buildings).
• At $2,484/mo this rent would consume 45% of the median local household income ($66k/yr) (locally 389% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $67k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $211,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (median comp): $246,641
• List price: $239,900
• Delta: -2.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Dunvegan Dr	0.10mi	5/3.0 (+1)	2,342 (-0%)	8mo	$308,000	$132	79
719 Upper Kingston Rd	0.25mi	4/2.0	2,257 (-4%)	4mo	$244,000	$108	79
136 Live Oak Dr	0.20mi	4/2.0	2,011 (-14%)	13mo	$260,000	$129	56
708 Waverly Ln	0.71mi	4/3.0	2,292 (-2%)	5mo	$136,500	$60	55
105 Spanish Oak Dr	0.25mi	5/3.0 (+1)	2,524 (+8%)	19mo	$240,000	$95	51
620 Marlyn Dr	0.74mi	4/2.5	2,214 (-6%)	5mo	$150,000	$68	50
116 Spanish Oak Dr	0.23mi	3/2.5 (-1)	1,995 (-15%)	18mo	$205,000	$103	43

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,560
• Equity at exit: $35,770

10-year hold

• IRR: 11.6%
• Equity multiple: 2.02×
• Total profit: $68,327
• Equity at exit: $20,742

Cash invested: $67,172 (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: 131
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,484 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$129 /mo · $1,549/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $475

Break-even live

Break-even rent $1,882

Max offer price $239,900

Occupancy floor 76%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
745 Park Ln Prattville, AL	4.0	2.0	1857	$2,250	$1.21	43d	1	0.86mi
732 Mimosa Rd Prattville, AL	4.0	2.0	1795	$1,731	$0.96	13d	1	1.00mi
110 Bridge St Prattville, AL	1.0–3.0	1.0–2.5	1186	$3,908	$3.29	13d	15	1.19mi

Listing history 28 events

1. 2026-06-18
   days on market $239,900 Active 172 DOM
2. 2026-06-17
   days on market $239,900 Active 171 DOM
3. 2026-06-16
   days on market $239,900 Active 170 DOM
4. 2026-06-15
   days on market $239,900 Active 169 DOM
5. 2026-06-14
   days on market $239,900 Active 167 DOM
6. 2026-06-13
   days on market $239,900 Active 166 DOM
7. 2026-06-10
   days on market $239,900 Active 164 DOM
8. 2026-06-09
   days on market $239,900 Active 163 DOM
9. 2026-06-08
   days on market $239,900 Active 162 DOM
10. 2026-06-07
    days on market $239,900 Active 161 DOM
11. 2026-06-03
    days on market $239,900 Active 157 DOM
12. 2026-06-02
    days on market $239,900 Active 156 DOM
13. 2026-06-01
    days on market $239,900 Active 155 DOM
14. 2026-05-31
    days on market $239,900 Active 154 DOM
15. 2026-05-30
    days on market $239,900 Active 153 DOM
16. 2025-12-28
    listed $239,900 Active 473-char remark

    Show marketing remark (473 chars)

    Great Investment Opportunity in a Prime Location!!! This property features hardwood floors in the living room and main bedroom, tile flooring in the kitchen and baths, and an eat-in kitchen with a large pantry. Additional highlights include a 2-car garage, covered back deck, and privacy fence with double gate. Needs minor TLC, offering excellent potential for value-add, rental income, or resale. Solid layout in a desirable area—don’t miss this opportunity!

17. 2021-09-02
    soldstatus $215,000
18. 2021-08-16
    soldstatus $215,000 434-char remark

    Show marketing remark (434 chars)

    This immaculately kept home is convenient to downtown Prattville, shopping, restaurants, and churches. Hardwood floors in the living room and main bedroom. Tile floors in kitchen and baths. The eat-in kitchen has a nice-sized pantry. Carpet in halls and other bedrooms plus the upstairs bonus room. All flooring was replaced in 2017 as well as interior paint. Double garage. Nice covered deck out back, privacy fence with double gate.

19. 2021-07-02
    listed $215,000 434-char remark

    Show marketing remark (434 chars)

    This immaculately kept home is convenient to downtown Prattville, shopping, restaurants, and churches. Hardwood floors in the living room and main bedroom. Tile floors in kitchen and baths. The eat-in kitchen has a nice-sized pantry. Carpet in halls and other bedrooms plus the upstairs bonus room. All flooring was replaced in 2017 as well as interior paint. Double garage. Nice covered deck out back, privacy fence with double gate.

20. 2017-05-16
    listed $179,900
21. 2016-07-21
    soldstatus $126,300
22. 2016-06-01
    listed $122,000
23. 2015-09-29
    listed $150,000
24. 2012-05-04
    soldstatus $139,900
25. 2011-11-18
    listed $139,900
26. 2008-09-16
    listed $169,000
27. 2006-07-25
    soldstatus $184,935
28. 2006-05-16
    listed $181,500

ⓘ 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: $1,549 · $129/mo
• Projected year-2 tax: $1,549 · $129/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 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,802
• − Mortgage interest: −$13,438
• − Property taxes: −$1,549
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,384
• − Management: −$2,384
• − Depreciation: −$6,979
• Taxable income: $1,868
• Est. tax owed @ 24.0%: −$448
• After-tax cash flow: $5,250/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

+32.2% since first listed

13 events — show timeline

• 2025-12-28 Listed $239,900 MAAR
• 2021-09-02 Sold (Public Records) $215,000 Public Records
• 2021-08-16 Sold (MLS) $215,000 MAAR
• 2021-07-02 Listed $215,000 MAAR
• 2017-05-16 Listed $179,900 MAAR
• 2016-07-21 Sold (MLS) $126,300 MAAR
• 2016-06-01 Listed $122,000 MAAR
• 2015-09-29 Listed $150,000 MAAR
• 2012-05-04 Sold (MLS) $139,900 MAAR
• 2011-11-18 Listed $139,900 MAAR
• 2008-09-16 Listed $169,000 MAAR
• 2006-07-25 Sold (MLS) $184,935 MAAR
• 2006-05-16 Listed $181,500 MAAR

Property tax history

+8.8%/yr

Latest (2025): $1,549 · +7.0% YoY. Source: county tax records.