616 Wetumpka St · Prattville, AL 36067

$88,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 18 Days on market

Built 1930 0.46 ac lot Est $170k · 48% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Fantastic Lot. Nearly half an acre in the heart of Prattville. Just down the street from Prattville Baptist Hospital. Close to shops, restaurants, Hwy 14, Hwy 31, and Downtown Prattville. Home needs TLC. All systems are unknown to seller. Property is zoned R-6 zoning designates a Single-Family Townhouse District.

Key facts

• Zoned r-6
• Half an acre
• 0.46 acre lot

Tags

• HALF AN ACRE
• ZONED R-6

Property features AI

Exterior

• Parking: Detached carport with 2 carport spaces
• Utilities: Public water; Utilities listed as unknown
• Home design: Single-story home; Wood siding construction
• Construction: Built (year per public records); Wood siding; Storage structure on lot
• Exterior features: Corner city lot; Storage structure; Paved public road frontage; Lot dimensions approximately 186 x 105

Interior

• Kitchen: Kitchen (first floor)
• Bedrooms: Three bedrooms (all on the first floor)
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom (first floor)
• Heating & cooling: Wall furnace heating; Window unit cooling
• Interior features: Utility room; Living room; Storage
• Laundry & utility: Utility room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $87k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.7% 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 fast (+5.8%/yr); 131 active listings in the ZIP; 12 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; 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 $608 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $88k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $86,680 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.66% ✓
• Cap rate: 13.70%
• Cash-on-cash: 26.46%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $170,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
430 E 6th St	0.36mi	3/1.0	1,120 (-9%)	1mo	$155,000	$138	67
1013 Newton St	0.59mi	3/1.5	1,213 (-2%)	3mo	$175,000	$144	66
435 Booth St	0.50mi	3/1.0	1,092 (-11%)	4mo	$35,500	$33	54
307 Pratt St	0.58mi	3/2.0	1,305 (+6%)	6mo	$174,500	$134	54
1001 Gipson St	0.53mi	3/1.0	1,323 (+7%)	11mo	$135,000	$102	53
207 Primrose Dr	0.58mi	4/2.0 (+1)	1,305 (+6%)	2mo	$195,000	$149	53
832 Gillespie St	0.26mi	2/1.0 (-1)	1,062 (-14%)	12mo	$85,000	$80	50
137 Odell St	0.73mi	3/2.0	1,162 (-6%)	5mo	$168,000	$145	48
206 Primrose Dr	0.61mi	4/2.0 (+1)	1,305 (+6%)	7mo	$167,000	$128	47
245 Gardenia Ct	0.60mi	3/2.0	1,401 (+14%)	1mo	$194,900	$139	44
209 Washington St N	0.73mi	2/1.5 (-1)	1,280 (+4%)	11mo	$200,000	$156	44
989 Newton St	0.55mi	4/2.0 (+1)	1,363 (+11%)	8mo	$165,000	$121	41

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: 23.4%
• Equity multiple: 2.00×
• Total profit: $24,553
• Equity at exit: $13,121

10-year hold

• IRR: 33.1%
• Equity multiple: 4.42×
• Total profit: $84,228
• Equity at exit: $7,609

Cash invested: $24,640 (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 36067

• Home prices YoY: -12.4%
• Rents YoY: 5.8%
• Active inventory: 131
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,457 high
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,320/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $543

Break-even live

Break-even rent $770

Max offer price $88,000

Occupancy floor 58%

Sensitivity live

Price	-10% $604	-5% $574	+0% $543	+5% $513	+10% $482
Rent	-10% $428	-5% $486	+0% $543	+5% $601	+10% $658
Rate	-1.0pp $588	-0.5pp $566	base $543	+0.5pp $520	+1.0pp $497

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
551 E 6th St Prattville, AL	2.0	1.0	1372	$995	$0.73	44d	1	0.30mi
778 E 6th St Unit A Prattville, AL	2.0	1.5	1366	$925	$0.68	21d	1	0.42mi
172 Chester St Prattville, AL	3.0	1.0	994	$1,400	$1.41	21d	1	0.48mi
435 Booth St Prattville, AL	3.0	1.0	1131	$1,400	$1.24	21d	1	0.52mi
1214 Camellia Woods Ct Prattville, AL	3.0	2.0	1236	$1,475	$1.19	44d	1	0.57mi
1117 Newton St Prattville, AL	3.0	1.5	1422	$1,400	$0.98	44d	1	0.67mi
169 E 6th St Unit D Prattville, AL	2.0	2.0	1037	$1,050	$1.01	44d	1	0.73mi
348 Bent Tree Dr Prattville, AL	3.0	2.0	1323	$1,595	$1.21	44d	1	0.74mi
107 Richmond Way Prattville, AL	3.0	2.0	1232	$1,400	$1.14	14d	1	1.01mi
110 Bridge St Prattville, AL	1.0–3.0	1.0–2.5	1186	$3,908	$3.29	14d	15	1.17mi
102 White Oak Dr Prattville, AL	4.0	3.0	1303	$1,350	$1.04	44d	1	1.19mi
130 Graylynn Dr Prattville, AL	3.0	2.0	1281	$1,300	$1.01	14d	1	1.20mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $88,000 Pending 18 DOM
2. 2026-06-03
   days on market $88,000 Active 14 DOM
3. 2026-06-02
   days on market $88,000 Active 13 DOM
4. 2026-06-01
   days on market $88,000 Active 12 DOM
5. 2026-05-31
   days on market $88,000 Active 11 DOM
6. 2026-05-30
   days on market $88,000 Active 10 DOM
7. 2026-05-19
   listed $88,000 Active
8. 2004-03-12
   soldstatus $53,000

ⓘ 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 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: $17,490
• − Mortgage interest: −$4,929
• − Property taxes: −$1,320
• − Insurance: −$440
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$2,560
• Taxable income: $5,442
• Est. tax owed @ 24.0%: −$1,306
• After-tax cash flow: $5,213/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

+66.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $88,000 MAAR
• 2004-03-12 Sold (Public Records) $53,000 Public Records