979 Newton St · Prattville, AL 36066

$138,000

4 bd · 1.0 ba · 1,791 sqft · SingleFamily public records

Built 1955 10,497 sqft lot Est $204k · 32% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

under contract prior to putting in MLS.

Key facts

• 0.24 acre lot
• Built 1955

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Cap rate 11.7% 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 (+2.9%/yr); 235 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $954 of loan paydown is wiped out by about $4k 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 + 2.9% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $138,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.31%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $204,174
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
973 Newton St	0.01mi	4/1.0	1,651 (-8%)	8mo	$165,800	$100	80
802 Gillespie St	0.34mi	3/2.0 (-1)	1,831 (+2%)	1mo	$212,500	$116	71
639 Cardinal Ln	0.54mi	4/2.0	1,786 (-0%)	7mo	$177,000	$99	64
1300 Cooper Ave	0.46mi	3/2.0 (-1)	1,801 (+1%)	6mo	$200,000	$111	64
107 S Nichols St	0.22mi	3/1.5 (-1)	1,650 (-8%)	8mo	$195,000	$118	63
102 Till St	0.34mi	3/2.0 (-1)	1,966 (+10%)	2mo	$225,000	$114	58
598 Partridge Ln	0.62mi	3/2.0 (-1)	1,755 (-2%)	1mo	$240,000	$137	57
708 Wetumpka St	0.43mi	3/2.0 (-1)	1,673 (-7%)	4mo	$150,000	$90	57
634 Cardinal Ln	0.60mi	4/2.0	1,704 (-5%)	8mo	$194,000	$114	53
311 Poplar St	0.64mi	4/2.0	1,998 (+12%)	1mo	$305,000	$153	46
558 Cardinal Ln	0.65mi	3/2.0 (-1)	1,938 (+8%)	2mo	$180,000	$93	46
311 Walker St	0.60mi	3/2.0 (-1)	1,645 (-8%)	9mo	$229,000	$139	42

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: 11.1%
• Equity multiple: 1.44×
• Total profit: $16,941
• Equity at exit: $20,576

10-year hold

• IRR: 20.0%
• Equity multiple: 2.67×
• Total profit: $64,547
• Equity at exit: $11,932

Cash invested: $38,640 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,883 high
• Mortgage (P&I): −$724
• Tax from tax record: −$85 /mo · $1,017/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $622

Break-even live

Break-even rent $1,096

Max offer price $138,000

Occupancy floor 62%

Sensitivity live

Price	-10% $700	-5% $661	+0% $622	+5% $583	+10% $544
Rent	-10% $473	-5% $547	+0% $622	+5% $696	+10% $770
Rate	-1.0pp $691	-0.5pp $657	base $622	+0.5pp $586	+1.0pp $550

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1117 Newton St Prattville, AL	3.0	1.5	1422	$1,400	$0.98	44d	1	0.16mi
113 Tew St Prattville, AL	4.0	2.0	1563	$1,731	$1.11	14d	1	0.33mi
1122 Oates Rd Prattville, AL	3.0	2.0	1707	$1,656	$0.97	44d	1	0.49mi
1291 Huie St Prattville, AL	3.0	2.0	1528	$1,761	$1.15	44d	1	0.60mi
107 Richmond Way Prattville, AL	3.0	2.0	1232	$1,400	$1.14	14d	1	0.67mi
109 Woodley Ave Prattville, AL	3.0	2.0	1612	$1,531	$0.95	14d	1	0.72mi
130 Graylynn Dr Prattville, AL	3.0	2.0	1281	$1,300	$1.01	14d	1	0.80mi
1214 Camellia Woods Ct Prattville, AL	3.0	2.0	1236	$1,475	$1.19	44d	1	0.95mi
928 Running Brook Dr Prattville, AL	4.0	2.0	2048	$2,000	$0.98	14d	1	0.96mi
710 Summer Ln Prattville, AL	3.0	2.0	1539	$1,600	$1.04	44d	1	1.22mi
348 Bent Tree Dr Prattville, AL	3.0	2.0	1323	$1,595	$1.21	44d	1	1.24mi
498 Greystone Way Prattville, AL	3.0	2.0	1873	$1,750	$0.93	14d	1	1.31mi
745 Park Ln Prattville, AL	4.0	2.0	1857	$2,250	$1.21	44d	1	1.35mi
525 Breckinridge Ln Prattville, AL	3.0	2.0	1560	$1,700	$1.09	44d	1	1.43mi
732 Mimosa Rd Prattville, AL	4.0	2.0	1795	$1,731	$0.96	14d	1	1.46mi
108 Deer Trce Prattville, AL	4.0	2.0	1708	$1,600	$0.94	14d	1	1.47mi
113 Lori St Prattville, AL	4.0	2.0	1489	$1,700	$1.14	44d	1	1.47mi

Listing history 2 events

1. 2026-06-02
   remarks 39-char remark
2. 2026-06-02
   listed $138,000 Pending

ⓘ 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: $1,017 · $85/mo
• Projected year-2 tax: $1,017 · $85/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 ≥107°F today · 20 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: $22,597
• − Mortgage interest: −$7,730
• − Property taxes: −$1,017
• − Insurance: −$690
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$4,015
• Taxable income: $5,529
• Est. tax owed @ 24.0%: −$1,327
• After-tax cash flow: $6,133/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

2 events — show timeline

• 2026-06-01 Delisted — MAAR
• 2026-06-01 Listed $138,000 MAAR

Property tax history

+4.3%/yr

Latest (2025): $1,017 · +4.5% YoY. Source: county tax records.