809 Bunche Ave · Prattville, AL 36067

$120,000

2 bd · 1.0 ba · 1,620 sqft · SingleFamily public records · 119 Days on market

Built 1961 8,712 sqft lot $74/sqft · 32% below area Est $177k · 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This bungalow has undergone a recent update with many quality finishes! The 2B/2B home also has a flex room that could be used as a 3rd bedroom or office. The kitchen is spacious with granite countertops and the laundry room is conveniently located to make that task a breeze! The backyard is fenced and ready for pets or kids to roam and play. Call your favorite agent today!

Key facts

• Laundry room
• Flex room
• Granite countertops

Tags

• FLEX ROOM
• GRANITE COUNTERTOPS
• LAUNDRY ROOM
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 fast (+5.8%/yr); 131 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $830 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 + 5.8% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $35k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.24% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.10%
• DSCR: 1.67
• GRM: 6.7

CMA / ARV

• ARV (median comp): $176,943
• List price: $120,000
• Delta: -32.18%
• 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
826 Martin Luther King Jr Dr	0.17mi	3/2.0 (+1)	1,714 (+6%)	12mo	$112,500	$66	63
218 Long St	0.43mi	2/1.0	1,501 (-7%)	9mo	$25,000	$17	60
102 Live Oak Dr	0.11mi	3/2.0 (+1)	1,415 (-13%)	8mo	$164,900	$117	58
546 Mt Airy Dr	0.63mi	3/2.0 (+1)	1,510 (-7%)	2mo	$225,000	$149	48
775 Park Ln	0.59mi	3/2.0 (+1)	1,575 (-3%)	14mo	$258,254	$164	47
351 Bent Tree Dr	0.54mi	3/2.0 (+1)	1,488 (-8%)	10mo	$195,000	$131	44
508 Daniel Dr	0.71mi	3/2.0 (+1)	1,638 (+1%)	15mo	$225,900	$138	44
203 Lilac Dr	0.75mi	3/1.5 (+1)	1,762 (+9%)	1mo	$199,900	$113	42
303 Camellia Dr	0.74mi	3/2.0 (+1)	1,555 (-4%)	10mo	$205,000	$132	41
1051 Upper Kingston Rd	0.67mi	2/1.0	1,442 (-11%)	15mo	$94,500	$66	38
245 Gardenia Ct	0.75mi	3/2.0 (+1)	1,401 (-14%)	1mo	$194,900	$139	33
331 N Northington St	0.63mi	3/2.5 (+1)	1,782 (+10%)	15mo	$220,000	$123	31

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 · 5.78% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.35×
• Total profit: $11,724
• Equity at exit: $17,892

10-year hold

• IRR: 19.9%
• Equity multiple: 2.88×
• Total profit: $63,307
• Equity at exit: $10,375

Cash invested: $33,600 (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 36067

• Home prices YoY: -12.4%
• Rents YoY: 5.8%
• Active inventory: 131
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$629
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $423

Break-even live

Break-even rent $948

Max offer price $120,000

Occupancy floor 66%

Sensitivity live

Price	-10% $491	-5% $457	+0% $423	+5% $389	+10% $355
Rent	-10% $306	-5% $364	+0% $423	+5% $481	+10% $540
Rate	-1.0pp $483	-0.5pp $453	base $423	+0.5pp $392	+1.0pp $360

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
348 Bent Tree Dr Prattville, AL	3.0	2.0	1323	$1,595	$1.21	45d	1	0.57mi
435 Booth St Prattville, AL	3.0	1.0	1131	$1,400	$1.24	22d	1	0.80mi
1214 Camellia Woods Ct Prattville, AL	3.0	2.0	1236	$1,475	$1.19	45d	1	0.81mi
551 E 6th St Prattville, AL	2.0	1.0	1372	$995	$0.73	45d	1	1.00mi
110 Bridge St Prattville, AL	1.0–3.0	1.0–2.5	1186	$2,858	$2.41	15d	15	1.27mi
778 E 6th St Unit A Prattville, AL	2.0	1.5	1366	$925	$0.68	22d	1	1.30mi
109 Woodley Ave Prattville, AL	3.0	2.0	1612	$1,531	$0.95	15d	1	1.39mi

Listing history 22 events

1. 2026-06-18
   days on market $120,000 Active 119 DOM
2. 2026-06-17
   price $120,000 Active 118 DOM
3. 2026-06-17
   days on market $140,000 Active 118 DOM
4. 2026-06-16
   days on market $140,000 Active 117 DOM
5. 2026-06-15
   days on market $140,000 Active 116 DOM
6. 2026-06-14
   days on market $140,000 Active 114 DOM
7. 2026-06-13
   days on market $140,000 Active 113 DOM
8. 2026-06-10
   days on market $140,000 Active 111 DOM
9. 2026-06-09
   days on market $140,000 Active 110 DOM
10. 2026-06-08
    days on market $140,000 Active 109 DOM
11. 2026-06-07
    days on market $140,000 Active 108 DOM
12. 2026-06-03
    days on market $140,000 Active 104 DOM
13. 2026-06-02
    days on market $140,000 Active 103 DOM
14. 2026-06-01
    days on market $140,000 Active 102 DOM
15. 2026-05-31
    days on market $140,000 Active 101 DOM
16. 2026-05-30
    days on market $140,000 Active 100 DOM
17. 2026-03-05
    price $150,000 378-char remark

    Show marketing remark (378 chars)

    This bungalow has undergone a recent update with many quality finishes! The 2B/2B home also has a flex room that could be used as a 3rd bedroom or office. The kitchen is spacious with granite countertops and the laundry room is conveniently located to make that task a breeze! The backyard is fenced and ready for pets or kids to roam and play. Call your favorite agent today!

18. 2026-02-19
    listed $155,000 Active 378-char remark

    Show marketing remark (378 chars)

    This bungalow has undergone a recent update with many quality finishes! The 2B/2B home also has a flex room that could be used as a 3rd bedroom or office. The kitchen is spacious with granite countertops and the laundry room is conveniently located to make that task a breeze! The backyard is fenced and ready for pets or kids to roam and play. Call your favorite agent today!

19. 2024-04-02
    soldstatus $132,600
20. 2023-05-23
    historical
21. 2021-07-16
    soldstatus $40,000
22. 2012-02-13
    listed $54,900

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $839 · $70/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 · 19 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,804
• − Mortgage interest: −$6,722
• − Property taxes: −$839
• − Insurance: −$600
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$3,491
• Taxable income: $3,303
• Est. tax owed @ 24.0%: −$793
• After-tax cash flow: $4,281/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): 28,293
• Household income: $65,593
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 389.0

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 (72%)
• Race & ethnicity: White 72% Black 20% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -29.98%
• Current HPI: 211.1676
• Rent YoY: ▲ 5.78%
• 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

+173.2% since first listed

6 events — show timeline

• 2026-03-05 Price Changed $150,000 MAAR
• 2026-02-19 Listed $155,000 MAAR
• 2024-04-02 Sold (Public Records) $132,600 Public Records
• 2023-05-23 Rental Removed — RENT.
• 2021-07-16 Sold (Public Records) $40,000 Public Records
• 2012-02-13 Listed $54,900 MAAR

Property tax history

+15.7%/yr

Latest (2025): $839 · +179.2% YoY. Source: county tax records.