78 Buckram Rd · Wetumpka, AL 36092

$237,500

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 6 Days on market

Built 2016 7,840 sqft lot Est $234k · at est. $23/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 +13.3/30.0
• ARV discount +6.8/15.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this inviting 3-bedroom, 2-bath residence built in 2016, where comfort, space, and natural light come together beautifully. A welcoming foyer leads into an expansive family room with soaring ceilings and a cozy fireplace—perfect for relaxing or entertaining. Large windows throughout the home fill each space with warm, natural sunlight. The kitchen is thoughtfully designed with plenty of cabinetry, ample counter space, and a casual eat-in dining area ideal for everyday living or hosting guests. The spacious primary suite offers a private retreat, complete with a walk-in closet, dual vanities, a soaking garden tub, and a separate shower. Two additional bedrooms and a sec

Key facts

• Large windows
• Ample counter space
• Welcoming foyer

Tags

• WELCOMING FOYER
• EXPANSIVE FAMILY ROOM
• COZY FIREPLACE
• LARGE WINDOWS
• THOUGHTFULLY DESIGNED KITCHEN
• AMPLE COUNTER SPACE

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $270; Community pool

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Community pool
• Home design: Single-story home; Brick construction; Slab foundation; Year built from public records
• Construction: Brick exterior; Slab foundation
• Exterior features: Fully fenced yard; Covered porch; Covered patio; Storage structure

Interior

• Kitchen: Kitchen on the first floor; Breakfast nook on the first floor
• Bedrooms: Two bedrooms on the first floor
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: Two full bathrooms on the first floor
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Carpet, plank, and vinyl flooring; Outside fireplace
• Laundry & utility: Laundry room on the first floor; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $0 ($1/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 $179k (24.5% below list).
• Recommended offer: $179k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 146 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $179,408 (24.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.76% ✗
• Cap rate: 6.29%
• Cash-on-cash: 0.00%
• DSCR: 1.00
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $233,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Christy Ct	0.05mi	3/2.0	1,354 (-3%)	2mo	$228,000	$168	88
322 Cotton Lakes Blvd	0.19mi	3/2.0	1,364 (-2%)	2mo	$225,000	$165	82
24 High Cotton Ct	0.04mi	3/2.0	1,489 (+7%)	1mo	$245,000	$165	82
234 Mcdonald Dr	0.25mi	3/2.0	1,350 (-3%)	1mo	$231,500	$171	79
15 Wittjen Ct	0.34mi	3/2.0	1,385 (-0%)	1mo	$209,000	$151	78
468 Country Club Dr	0.38mi	3/2.0	1,402 (+1%)	0mo	$250,299	$179	77
374 Mcdonald Dr	0.40mi	3/2.0	1,404 (+1%)	1mo	$234,000	$167	75
297 Mcdonald Dr	0.33mi	3/2.0	1,436 (+3%)	2mo	$221,500	$154	74
460 Country Club Dr	0.37mi	3/2.0	1,490 (+7%)	0mo	$253,600	$170	66
60 Hearth Haven Dr	0.51mi	3/2.0	1,350 (-3%)	1mo	$238,000	$176	66
385 Country Club Dr	0.35mi	3/2.0	1,502 (+8%)	1mo	$255,000	$170	66
578 Mcdonald Dr	0.33mi	3/2.0	1,574 (+13%)	0mo	$215,000	$137	59

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-38,589
• Equity at exit: $35,412

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-34,044
• Equity at exit: $20,535

Cash invested: $66,500 (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: 146
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,794 medium
• Mortgage (P&I): −$1,245
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$99
• HOA: −$23
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $0

Break-even live

Break-even rent $1,794

Max offer price $237,500

Occupancy floor 95%

Sensitivity live

Price	-10% $135	-5% $67	+0% $0	+5% $-67	+10% $-134
Rent	-10% $-142	-5% $-71	+0% $0	+5% $71	+10% $142
Rate	-1.0pp $120	-0.5pp $61	base $0	+0.5pp $-61	+1.0pp $-124

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: $59,375
• Closing costs: $7,125
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Cotton Mdws Wetumpka, AL	3.0	2.0	1404	$1,850	$1.32	15d	1	0.11mi
315 Cotton Lakes Blvd Wetumpka, AL	3.0	2.0	1436	$1,600	$1.11	45d	1	0.16mi
444 Country Club Dr Wetumpka, AL	4.0	2.0	1725	$2,000	$1.16	15d	1	0.38mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 5 events

1. 2026-06-21
   days on market $237,500 Active 6 DOM
2. 2026-06-18
   days on market $237,500 Active 3 DOM
3. 2026-06-17
   days on market $237,500 Active 2 DOM
4. 2026-06-15
   remarks 693-char remark
5. 2026-06-15
   listed $237,500 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: $597 · $50/mo
• Projected year-2 tax: $974 · $81/mo
• Expected delta: +$376/yr (+$31/mo · 63.0%)

ⓘ 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 8/10 Severe 80% 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: $21,529
• − Mortgage interest: −$13,304
• − Property taxes: −$597
• − Insurance: −$1,188
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − HOA: −$276
• − Depreciation: −$6,909
• Taxable loss: −$4,189
• Est. tax savings @ 24.0%: +$1,005
• After-tax cash flow: $1,007/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 — 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

1 event — show timeline

• 2026-06-15 Listed $237,500 MAAR

Property tax history

+7.3%/yr

Latest (2025): $597 · +0.5% YoY. Source: county tax records.