Lilac Plan · Wetumpka, AL 36092

$230,300

3 bd · 2.0 ba · 1,395 sqft · SingleFamily · 332 Days on market

Good condition $17/mo HOA · 1% of rent

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Presenting the Lilac floor plan: A modern take on a three-bedroom two-bathroom home. Style is in every square foot of this home with a separate owner's suite that boasts a generous double sink vanity, separate soaking tub, and ample walk-in closet space. The Lilac's well-designed eat-in kitchen offers generous counterspace for foodies and chefs alike as well as a breakfast bar that is perfect for quick breakfasts on the go or for serving meals while hosting. Spend your free time gathered around the wood burning fireplace in the living room or outside enjoying yourself on the poured concrete patio. There is no shortage of storage space in this well thought out floor plan, double doored pantry space is in the eat in kitchen, there's sizable closets in each spare bedroom, and a hallway linen closet too boot. Breathe a sigh of relief with the Lilac floor plan knowing that its ductwork and plumbing tucked inside the thermal envelope, Spray Foam insulation, and double pane Low-E vinyl windows means a low maintenance, energy efficient, and affordable home you can enjoy.

Key facts

• Soaking tub
• Walk-in closet
• Eat-in kitchen

Tags

• OWNER'S SUITE
• DOUBLE SINK VANITY
• SOAKING TUB
• WALK-IN CLOSET
• EAT-IN KITCHEN
• BREAKFAST BAR

🏗️ New construction. The $230,300 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $266,748.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-388 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (19.1% below list).
• Recommended offer: $186k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.5% in Wetumpka — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 145 active listings in the ZIP; 3 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; 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 332 days — a 12% lower offer ($203k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $186,381 (19.1% 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 332 days. Have you received any prior offers? Is the seller open to a 19% 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 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?
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: 0.70% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.23%
• DSCR: 0.72
• GRM: 11.9

CMA / ARV

• ARV (median comp): $266,748
• List price: $230,300
• Delta: -13.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
468 Country Club Dr	0.17mi	3/2.0	1,402 (+0%)	0mo	$250,299	$179	91
385 Country Club Dr	0.12mi	3/2.0	1,502 (+8%)	1mo	$255,000	$170	81
460 Country Club Dr	0.16mi	3/2.0	1,490 (+7%)	0mo	$253,600	$170	81
322 Cotton Lakes Blvd	0.39mi	3/2.0	1,364 (-2%)	2mo	$225,000	$165	77
88 Christy Ct	0.39mi	3/2.0	1,354 (-3%)	2mo	$228,000	$168	75
181 Cotton Lakes Blvd	0.48mi	3/2.0	1,369 (-2%)	4mo	$211,500	$154	71
15 Wittjen Ct	0.61mi	3/2.0	1,385 (-1%)	1mo	$209,000	$151	69
24 High Cotton Ct	0.48mi	3/2.0	1,489 (+7%)	1mo	$245,000	$165	66
234 Mcdonald Dr	0.63mi	3/2.0	1,350 (-3%)	1mo	$231,500	$171	65
54 King Cotton Ln	0.36mi	3/2.0	1,536 (+10%)	2mo	$220,000	$143	65
297 Mcdonald Dr	0.69mi	3/2.0	1,436 (+3%)	2mo	$221,500	$154	61
578 Mcdonald Dr	0.64mi	3/2.0	1,574 (+13%)	0mo	$215,000	$137	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: -27.0%
• Equity multiple: 0.09×
• Total profit: $-67,900
• Equity at exit: $39,773

10-year hold

• IRR: -24.7%
• Equity multiple: -0.22×
• Total profit: $-90,792
• Equity at exit: $23,064

Cash invested: $74,689 (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: 145
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,864 medium
• Mortgage (P&I): −$1,399
• Tax est. 1.5%: −$333 /mo · $4,001/yr
• Insurance: −$111
• HOA: −$17
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-388

Break-even live

Break-even rent $2,355

Max offer price $210,600

Occupancy floor —

Sensitivity live

Price	-10% $-204	-5% $-296	+0% $-388	+5% $-480	+10% $-572
Rent	-10% $-535	-5% $-462	+0% $-388	+5% $-314	+10% $-241
Rate	-1.0pp $-254	-0.5pp $-320	base $-388	+0.5pp $-457	+1.0pp $-527

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: $66,687
• Closing costs: $8,002
• 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	16d	1	0.13mi
58 Cotton Mdws Wetumpka, AL	3.0	2.0	1404	$1,850	$1.32	16d	1	0.33mi
315 Cotton Lakes Blvd Wetumpka, AL	3.0	2.0	1436	$1,600	$1.11	46d	1	0.41mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 20 events

1. 2026-06-21
   days on market $230,300 Active 332 DOM
2. 2026-06-18
   days on market $230,300 Active 329 DOM
3. 2026-06-17
   days on market $230,300 Active 328 DOM
4. 2026-06-16
   days on market $230,300 Active 327 DOM
5. 2026-06-15
   days on market $230,300 Active 326 DOM
6. 2026-06-14
   days on market $230,300 Active 324 DOM
7. 2026-06-13
   days on market $230,300 Active 323 DOM
8. 2026-06-10
   days on market $230,300 Active 321 DOM
9. 2026-06-09
   days on market $230,300 Active 320 DOM
10. 2026-06-08
    days on market $230,300 Active 319 DOM
11. 2026-06-07
    days on market $230,300 Active 318 DOM
12. 2026-06-05
    days on market $230,300 Active 315 DOM
13. 2026-06-03
    days on market $230,300 Active 314 DOM
14. 2026-06-02
    days on market $230,300 Active 313 DOM
15. 2026-06-01
    days on market $230,300 Active 312 DOM
16. 2026-05-31
    days on market $230,300 Active 311 DOM
17. 2026-05-30
    days on market $230,300 Active 310 DOM
18. 2025-10-24
    price $230,300 1079-char remark

    Show marketing remark (1079 chars)

    Presenting the Lilac floor plan: A modern take on a three-bedroom two-bathroom home. Style is in every square foot of this home with a separate owner's suite that boasts a generous double sink vanity, separate soaking tub, and ample walk-in closet space. The Lilac's well-designed eat-in kitchen offers generous counterspace for foodies and chefs alike as well as a breakfast bar that is perfect for quick breakfasts on the go or for serving meals while hosting. Spend your free time gathered around the wood burning fireplace in the living room or outside enjoying yourself on the poured concrete patio. There is no shortage of storage space in this well thought out floor plan, double doored pantry space is in the eat in kitchen, there's sizable closets in each spare bedroom, and a hallway linen closet too boot. Breathe a sigh of relief with the Lilac floor plan knowing that its ductwork and plumbing tucked inside the thermal envelope, Spray Foam insulation, and double pane Low-E vinyl windows means a low maintenance, energy efficient, and affordable home you can enjoy.

19. 2025-09-18
    price $221,900 1079-char remark

    Show marketing remark (1079 chars)

    Presenting the Lilac floor plan: A modern take on a three-bedroom two-bathroom home. Style is in every square foot of this home with a separate owner's suite that boasts a generous double sink vanity, separate soaking tub, and ample walk-in closet space. The Lilac's well-designed eat-in kitchen offers generous counterspace for foodies and chefs alike as well as a breakfast bar that is perfect for quick breakfasts on the go or for serving meals while hosting. Spend your free time gathered around the wood burning fireplace in the living room or outside enjoying yourself on the poured concrete patio. There is no shortage of storage space in this well thought out floor plan, double doored pantry space is in the eat in kitchen, there's sizable closets in each spare bedroom, and a hallway linen closet too boot. Breathe a sigh of relief with the Lilac floor plan knowing that its ductwork and plumbing tucked inside the thermal envelope, Spray Foam insulation, and double pane Low-E vinyl windows means a low maintenance, energy efficient, and affordable home you can enjoy.

20. 2025-07-24
    listed $219,900 Active 1079-char remark

    Show marketing remark (1079 chars)

    Presenting the Lilac floor plan: A modern take on a three-bedroom two-bathroom home. Style is in every square foot of this home with a separate owner's suite that boasts a generous double sink vanity, separate soaking tub, and ample walk-in closet space. The Lilac's well-designed eat-in kitchen offers generous counterspace for foodies and chefs alike as well as a breakfast bar that is perfect for quick breakfasts on the go or for serving meals while hosting. Spend your free time gathered around the wood burning fireplace in the living room or outside enjoying yourself on the poured concrete patio. There is no shortage of storage space in this well thought out floor plan, double doored pantry space is in the eat in kitchen, there's sizable closets in each spare bedroom, and a hallway linen closet too boot. Breathe a sigh of relief with the Lilac floor plan knowing that its ductwork and plumbing tucked inside the thermal envelope, Spray Foam insulation, and double pane Low-E vinyl windows means a low maintenance, energy efficient, and affordable home you can enjoy.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 76% 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: $22,366
• − Mortgage interest: −$14,942
• − Property taxes: −$4,001
• − Insurance: −$1,334
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − HOA: −$204
• − Depreciation: −$7,760
• Taxable loss: −$9,454
• Est. tax savings @ 24.0%: +$2,269
• After-tax cash flow: $-2,387/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This Lilac floor plan home is in excellent condition with a modern kitchen and bathrooms, well-maintained exterior, and a spacious layout. It is move-in ready and would benefit from some exterior painting and landscaping improvements to further enhance its value.

Value-add opportunities

• Both Painting the exterior brick — Fresh paint can enhance curb appeal and property value
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract potential buyers
• Both Add a small outdoor seating area — A cozy outdoor seating area can increase the home's appeal for both buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract potential buyers ↑
• Both Add a small outdoor seating area — A cozy outdoor seating area can increase the home's appeal for both buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+4.7% since first listed

3 events — show timeline

• 2025-10-24 Price Changed $230,300 Zillow
• 2025-09-18 Price Changed $221,900 Zillow
• 2025-07-24 Listed $219,900 Zillow