385 Country Club Dr · Wetumpka, AL 36092

$255,000

3 bd · 1.0 ba · 1,502 sqft · SingleFamily public records · 49 Days on market

Built 2013 7,840 sqft lot Est $248k · at est.

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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 +13.2/30.0
• ARV discount +6.2/15.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Less than one year old and still looks new. Open floor plan with separate dining room, smooth ceilings, wood burning fireplace and granite counter tops in kitchen and baths. Master suite with his and her closets, garden tub and separate shower. Walk out your back door and feed the ducks in the pond. Fenced back yard, patio, double garage. Owner selling because of health reasons.

Key facts

• Double vanities
• Granite countertops
• His-and-her closets

Tags

• SPLIT BEDROOM FLOOR PLAN
• DEDICATED DINING ROOM
• BRIGHT BREAKFAST NOOK
• GRANITE COUNTERTOPS
• DOUBLE VANITIES
• HIS-AND-HER CLOSETS

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway
• Security: Security system; Fire alarm
• Utilities: Cable available; Electricity available; High-speed internet available; Public water; Public sewer
• Home design: Single-story home; City lot; Slab foundation; Has a view
• Construction: Brick and vinyl siding exterior; Built (year from public records)
• Exterior features: Partial fencing; Porch (covered); Covered patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Breakfast bar; Breakfast nook
• Bedrooms: Bedrooms located on the first floor
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms; Double vanity; Separate shower; Garden/roman tub
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fan(s)
• Interior features: Blinds and double-pane windows; Insulated doors; Double vanity; Garden/roman tub; High ceilings; Linen closet; Pull-down attic stairs; Separate shower; Walk-in closet(s); Window treatments; Breakfast bar; Factory-built fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-3 ($-42/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (26.4% below list).
• Recommended offer: $188k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.0% 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: schools D, amenities D, employment D.
• 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.
• Market conditions: 146 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); 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 $8k 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 49 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,758 (26.4% 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 49 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $247,830
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
385 Country Club Dr	0.00mi	3/2.0	1,502 (0%)	0mo	$255,000	$170	96
460 Country Club Dr	0.07mi	3/2.0	1,490 (-1%)	0mo	$253,600	$170	91
468 Country Club Dr	0.08mi	3/2.0	1,402 (-7%)	0mo	$250,299	$179	81
24 High Cotton Ct	0.39mi	3/2.0	1,489 (-1%)	0mo	$245,000	$165	76
444 Country Club Dr	0.05mi	4/2.0 (+1)	1,725 (+15%)	1mo	$269,500	$156	63
578 Mcdonald Dr	0.60mi	3/2.0	1,574 (+5%)	0mo	$215,000	$137	60
234 Mcdonald Dr	0.56mi	3/2.0	1,350 (-10%)	0mo	$231,500	$171	52
374 Mcdonald Dr	0.71mi	3/2.0	1,404 (-6%)	1mo	$234,000	$167	51
94 Hideaway Ln	0.46mi	4/2.0 (+1)	1,671 (+11%)	1mo	$274,000	$164	50
61 Oasis Dr	0.51mi	4/2.0 (+1)	1,669 (+11%)	0mo	$270,000	$162	48
17 Landing Pl	0.45mi	4/2.0 (+1)	1,700 (+13%)	0mo	$270,000	$159	48
161 Hideaway Ln	0.52mi	4/2.0 (+1)	1,665 (+11%)	1mo	$269,900	$162	48

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-41,683
• Equity at exit: $38,021

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-37,154
• Equity at exit: $22,048

Cash invested: $71,400 (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 36092

• Home prices YoY: -25.9%
• Active inventory: 146
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,878 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-3

Break-even live

Break-even rent $1,882

Max offer price $254,387

Occupancy floor 95%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
444 Country Club Dr Wetumpka, AL	4.0	2.0	1725	$2,000	$1.16	13d	1	0.02mi
58 Cotton Mdws Wetumpka, AL	3.0	2.0	1404	$1,850	$1.32	13d	1	0.28mi
315 Cotton Lakes Blvd Wetumpka, AL	3.0	2.0	1436	$1,600	$1.11	43d	1	0.39mi

Listing history 12 events

1. 2026-06-05
   statusdays on market $255,000 Pending 49 DOM
2. 2026-06-03
   days on market $255,000 Contingent 48 DOM
3. 2026-06-02
   days on market $255,000 Contingent 47 DOM
4. 2026-06-01
   days on market $255,000 Contingent 46 DOM
5. 2026-05-31
   days on market $255,000 Contingent 45 DOM
6. 2026-05-30
   days on market $255,000 Contingent 44 DOM
7. 2026-05-01
   historical Contingent
8. 2026-04-16
   listed $255,000 Active
9. 2022-03-30
   soldstatus $233,000
10. 2014-06-26
    soldstatus $158,000 381-char remark

    Show marketing remark (381 chars)

    Less than one year old and still looks new. Open floor plan with separate dining room, smooth ceilings, wood burning fireplace and granite counter tops in kitchen and baths. Master suite with his and her closets, garden tub and separate shower. Walk out your back door and feed the ducks in the pond. Fenced back yard, patio, double garage. Owner selling because of health reasons.

11. 2014-04-07
    listed $162,900 381-char remark

    Show marketing remark (381 chars)

    Less than one year old and still looks new. Open floor plan with separate dining room, smooth ceilings, wood burning fireplace and granite counter tops in kitchen and baths. Master suite with his and her closets, garden tub and separate shower. Walk out your back door and feed the ducks in the pond. Fenced back yard, patio, double garage. Owner selling because of health reasons.

12. 2013-02-01
    listed $159,744

ⓘ 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: $519 · $43/mo
• Projected year-2 tax: $1,046 · $87/mo
• Expected delta: +$526/yr (+$44/mo · 101.4%)

ⓘ 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 ≥107°F today · 22 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,531
• − Mortgage interest: −$14,284
• − Property taxes: −$519
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$7,418
• Taxable loss: −$4,570
• Est. tax savings @ 24.0%: +$1,097
• After-tax cash flow: $1,055/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

+59.6% since first listed

6 events — show timeline

• 2026-05-01 Contingent — MAAR
• 2026-04-16 Listed $255,000 MAAR
• 2022-03-30 Sold (Public Records) $233,000 Public Records
• 2014-06-26 Sold (MLS) $158,000 MAAR
• 2014-04-07 Listed $162,900 MAAR
• 2013-02-01 Listed $159,744 MAAR

Property tax history

+2.6%/yr

Latest (2024): $519 · +27.9% YoY. Source: county tax records.