804 Winter Pl · Prattville, AL 36066

$265,000

4 bd · 1.0 ba · 1,495 sqft · SingleFamily public records · 64 Days on market

Built 1983 0.36 ac lot $177/sqft · 21% above area Est $262k · 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 +12.7/30.0
• ARV discount +7.0/15.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.2/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated home in Daniel Pratt School Zone of Prattville. Luxury vinyl plank floors throughout home, beautiful upgraded countertops and stainless steel appliances. Living Room features a vaulted ceiling complete with gas fireplace and exposed beam plus open to the kitchen for entertaining perfection. There is a large heated/cooled sunroom off the living room too! 2 car garage perfect for saving your vehicles from the weather. Fully fenced back yard with covered patio. Washer/Dryer/Fridge remain!

Key facts

• 0.36 acre lot
• 2 garage spots
• Built 1983

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-28 ($-332/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (23.4% below list).
• Recommended offer: $203k (23.4% 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.
• Market conditions: Rents rising (+2.9%/yr); 235 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 221 units permitted in Autauga 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.
• 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 64 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y 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: 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 $203,078 (23.4% 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 64 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (median comp): $262,029
• List price: $265,000
• Delta: 1.13%
• 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
520 Sheila Blvd	0.25mi	3/2.0 (-1)	1,560 (+4%)	5mo	$210,000	$135	68
808 Winter Pl	0.02mi	3/2.0 (-1)	1,658 (+11%)	10mo	$237,500	$143	64
616 Sheila Blvd	0.35mi	3/2.0 (-1)	1,536 (+3%)	11mo	$206,000	$134	61
106 Shannon Ct	0.47mi	3/2.0 (-1)	1,566 (+5%)	1mo	$251,000	$160	60
606 Sheila Blvd	0.33mi	3/2.0 (-1)	1,362 (-9%)	1mo	$200,000	$147	60
739 Silver Hills Dr	0.51mi	3/2.5 (-1)	1,513 (+1%)	8mo	$200,000	$132	56
111 W Teri Ct	0.58mi	3/2.0 (-1)	1,459 (-2%)	5mo	$245,000	$168	56
837 Dee Dr	0.39mi	3/2.0 (-1)	1,631 (+9%)	5mo	$227,500	$139	54
146 Beth Manor Dr	0.62mi	4/2.0	1,294 (-13%)	9mo	$182,500	$141	37
298 Teri Ln	0.67mi	3/2.0 (-1)	1,337 (-11%)	8mo	$157,000	$117	35
220 Cynthia St	0.73mi	3/2.0 (-1)	1,623 (+9%)	9mo	$224,000	$138	35
913 Silver Creek Cir	0.73mi	3/2.5 (-1)	1,708 (+14%)	11mo	$249,999	$146	22

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 · 2.86% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-45,080
• Equity at exit: $39,512

10-year hold

• IRR: -9.5%
• Equity multiple: 0.42×
• Total profit: $-43,064
• Equity at exit: $22,912

Cash invested: $74,200 (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 36066

• Home prices YoY: -13.4%
• Rents YoY: 2.9%
• Active inventory: 235
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,031 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$132 /mo · $1,582/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-28

Break-even live

Break-even rent $2,066

Max offer price $260,117

Occupancy floor 96%

Sensitivity live

Price	-10% $122	-5% $47	+0% $-28	+5% $-103	+10% $-178
Rent	-10% $-188	-5% $-108	+0% $-28	+5% $53	+10% $133
Rate	-1.0pp $106	-0.5pp $40	base $-28	+0.5pp $-96	+1.0pp $-166

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Dellwood Ct Prattville, AL	3.0	2.0	1424	$1,700	$1.19	44d	1	0.36mi
710 Summer Ln Prattville, AL	3.0	2.0	1539	$1,600	$1.04	44d	1	0.46mi
601 McQueen Village Rd Prattville, AL	1.0–3.0	1.0–2.0	937	$1,364	$1.45	14d	4	0.66mi
498 Greystone Way Prattville, AL	3.0	2.0	1873	$1,750	$0.93	14d	1	0.70mi
113 Lori St Prattville, AL	4.0	2.0	1489	$1,700	$1.14	44d	1	0.74mi
2100 Legends Dr Prattville, AL	1.0–3.0	1.0–2.0	1315	$2,213	$1.68	14d	13	0.78mi
790 Old Quarters Rd Prattville, AL	1.0–3.0	1.0–2.0	1146	$2,486	$2.17	14d	13	0.81mi
106 Sweet Meadow Ct Prattville, AL	3.0	2.0	1752	$2,100	$1.20	14d	1	1.11mi
1291 Huie St Prattville, AL	3.0	2.0	1528	$1,761	$1.15	44d	1	1.13mi
1122 Oates Rd Prattville, AL	3.0	2.0	1707	$1,656	$0.97	44d	1	1.32mi

Listing history 28 events

1. 2026-06-10
   days on market $265,000 Active 64 DOM
2. 2026-06-09
   days on market $265,000 Active 63 DOM
3. 2026-06-08
   days on market $265,000 Active 62 DOM
4. 2026-06-07
   days on market $265,000 Active 61 DOM
5. 2026-06-03
   days on market $265,000 Active 57 DOM
6. 2026-06-02
   days on market $265,000 Active 56 DOM
7. 2026-06-01
   days on market $265,000 Active 55 DOM
8. 2026-05-31
   days on market $265,000 Active 54 DOM
9. 2026-05-30
   days on market $265,000 Active 53 DOM
10. 2026-04-28
    price $265,000 510-char remark

    Show marketing remark (510 chars)

    Beautifully updated home in Daniel Pratt School Zone of Prattville. Luxury vinyl plank floors throughout home, beautiful upgraded countertops and stainless steel appliances. Living Room features a vaulted ceiling complete with gas fireplace and exposed beam plus open to the kitchen for entertaining perfection. There is a large heated/cooled sunroom off the living room too! 2 car garage perfect for saving your vehicles from the weather. Fully fenced back yard with covered patio. Washer/Dryer/Fridge remain!

11. 2026-04-07
    listed $275,000 Active 510-char remark

    Show marketing remark (510 chars)

    Beautifully updated home in Daniel Pratt School Zone of Prattville. Luxury vinyl plank floors throughout home, beautiful upgraded countertops and stainless steel appliances. Living Room features a vaulted ceiling complete with gas fireplace and exposed beam plus open to the kitchen for entertaining perfection. There is a large heated/cooled sunroom off the living room too! 2 car garage perfect for saving your vehicles from the weather. Fully fenced back yard with covered patio. Washer/Dryer/Fridge remain!

12. 2024-05-11
    historical $1,700
13. 2024-04-17
    listed $1,700
14. 2022-03-29
    soldstatus $237,000
15. 2022-03-29
    soldstatus $237,000
16. 2022-03-28
    soldstatus $237,000 1422-char remark

    Show marketing remark (1422 chars)

    Check out this beautiful home located in the desirable Daniel Pratt school system! This 4 bedroom, 2 bath home has been recently renovated and has so many extras! It is on a large lot that is fully fenced in by a privacy fence and it has a 2-car garage. It is sure to make a statement that is evident when you pull up to the freshly painted home and see the curb appeal with the bright red door. As you walk in you will notice the foyer area that is great for welcoming guests. It has a split bedroom plan for added privacy and spacious rooms with new lighting. The bathrooms have been recently renovated with modern lighting, tiled showers, and granite countertops. The kitchen is gorgeous and bright with the subway tile backsplash, granite countertops, brand-new stainless-steel appliances that includes a gas stove, a separate pantry, a single basin under mount sink, and plenty of cabinets. The large living area has a vaulted ceiling and a gorgeous wood-burning fireplace made of stone. There is an additional sunroom that is great for an office, playroom, or for enjoying your morning coffee. There is zero carpet in the home which makes it great for pets or folks with allergies. Instead, it has gorgeous vinyl plank flooring. Outside, there is a covered porch, and you will notice the home has gutters installed. This home is located close to all amenities and to Maxwell and Gunnar AFB. Call for a showing today!

17. 2022-02-04
    listed $239,900 1422-char remark

    Show marketing remark (1422 chars)

    Check out this beautiful home located in the desirable Daniel Pratt school system! This 4 bedroom, 2 bath home has been recently renovated and has so many extras! It is on a large lot that is fully fenced in by a privacy fence and it has a 2-car garage. It is sure to make a statement that is evident when you pull up to the freshly painted home and see the curb appeal with the bright red door. As you walk in you will notice the foyer area that is great for welcoming guests. It has a split bedroom plan for added privacy and spacious rooms with new lighting. The bathrooms have been recently renovated with modern lighting, tiled showers, and granite countertops. The kitchen is gorgeous and bright with the subway tile backsplash, granite countertops, brand-new stainless-steel appliances that includes a gas stove, a separate pantry, a single basin under mount sink, and plenty of cabinets. The large living area has a vaulted ceiling and a gorgeous wood-burning fireplace made of stone. There is an additional sunroom that is great for an office, playroom, or for enjoying your morning coffee. There is zero carpet in the home which makes it great for pets or folks with allergies. Instead, it has gorgeous vinyl plank flooring. Outside, there is a covered porch, and you will notice the home has gutters installed. This home is located close to all amenities and to Maxwell and Gunnar AFB. Call for a showing today!

18. 2021-10-29
    listed $249,900
19. 2020-10-27
    soldstatus $172,630
20. 2020-10-19
    soldstatus $172,630
21. 2020-09-17
    listed $179,000
22. 2019-07-02
    soldstatus $160,000
23. 2019-06-28
    soldstatus $160,000
24. 2019-04-30
    listed $164,000
25. 2015-05-11
    listed $150,000
26. 1999-12-15
    soldstatus $113,000
27. 1999-10-27
    soldstatus $113,000
28. 1999-09-29
    listed $115,000

ⓘ 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: $1,582 · $132/mo
• Projected year-2 tax: $1,582 · $132/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 3/10 Moderate
• 🌡 Heat 7/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,369
• − Mortgage interest: −$14,844
• − Property taxes: −$1,582
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,950
• − Management: −$1,950
• − Depreciation: −$7,709
• Taxable loss: −$4,990
• Est. tax savings @ 24.0%: +$1,198
• After-tax cash flow: $866/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): 22,632
• Household income: $86,278
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 683.0

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 (69%)
• Race & ethnicity: White 69% Black 21% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Asian/Pacific 1% Tagalog/Filipino 1%

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: ▼ -30.80%
• Current HPI: 198.2636
• Rent YoY: ▲ 2.86%
• 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

+130.4% since first listed

19 events — show timeline

• 2026-04-28 Price Changed $265,000 MAAR
• 2026-04-07 Listed $275,000 MAAR
• 2024-05-11 Rental Removed $1,700 MAAR
• 2024-04-17 Listed for Rent $1,700 MAAR
• 2022-03-29 Sold (Public Records) $237,000 Public Records
• 2022-03-29 Sold (Public Records) $237,000 Public Records
• 2022-03-28 Sold (MLS) $237,000 MAAR
• 2022-02-04 Listed $239,900 MAAR
• 2021-10-29 Listed $249,900 MAAR
• 2020-10-27 Sold (Public Records) $172,630 Public Records
• 2020-10-19 Sold (MLS) $172,630 MAAR
• 2020-09-17 Listed $179,000 MAAR
• 2019-07-02 Sold (Public Records) $160,000 Public Records
• 2019-06-28 Sold (MLS) $160,000 MAAR
• 2019-04-30 Listed $164,000 MAAR
• 2015-05-11 Listed $150,000 MAAR
• 1999-12-15 Sold (MLS) $113,000 MAAR
• 1999-10-27 Sold (Public Records) $113,000 Public Records
• 1999-09-29 Listed $115,000 MAAR

Property tax history

+12.2%/yr

Latest (2025): $1,582 · +2.0% YoY. Source: county tax records.