740 Buena Vista Loop · Prattville, AL 36067

$220,000

3 bd · 2.0 ba · 1,305 sqft · SingleFamily public records · 16 Days on market

Built 2007 7,405 sqft lot Est $213k · at est. $13/mo HOA · 1% of rent

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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 +13.4/30.0
• ARV discount +6.0/15.0
• DSCR +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to Buena Vista in Prattville! This beautiful 3-bedroom, 2-bath home offers comfortable living in one of the area’s most convenient locations. The spacious floor plan features inviting living spaces, a functional kitchen, and a private primary suite designed for everyday comfort. Situated just minutes from the renowned Robert Trent Jones Golf Trail at Capitol Hill, residents enjoy easy access to championship golf, dining, shopping, and entertainment. Conveniently located near Interstate 65, this home provides a quick commute to Montgomery while maintaining the charm and tranquility of Prattville living. Whether you’re relaxing at home, exploring nearby retail and res

Key facts

• 7,405 sq ft lot
• Parking
• Built 2007

Tags

• PRIVATE PRIMARY SUITE
• ROBERT TRENT JONES GOLF TRAIL
• QUICK COMMUTE TO MONTGOMERY

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $150

Exterior

• Parking: Parking pad (2 spaces)
• Security: Fire alarm
• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet available; Public water; Public sewer
• Home design: Single-story home; Brick construction; Ridge vent roof; Slab foundation; Built per public records
• Construction: Brick construction; Ridge vents on roof; Slab foundation; Built (year from public records)
• Exterior features: Covered porch; Covered patio; Porch; Patio; City lot in a subdivision; Paved road access

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Plumbed for ice maker
• Bedrooms: Bedrooms located on the first floor
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: Two full bathrooms; Double vanity and separate shower in bathrooms
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Blinds and double-pane windows; Insulated doors; Double vanity; Garden/roman tub; High ceilings; Pull-down attic stairs; Separate shower; Walk-in closets; Window treatments; One fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $3 ($42/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (22.8% below list).
• Recommended offer: $170k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: Daniel Pratt Elementary School (math 36% / reading 60%, grade D, #135 of 627 statewide, top 22%, 1,002 students, 54% FRL); Prattville High School (math 32% / reading 41%, grade F, #42 of 305 statewide, top 13%, 1,929 students, 48% FRL).
• Market conditions: Rents rising fast (+5.8%/yr); 133 active listings in the ZIP; 221 units permitted in Autauga County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 16 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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.
• Current owner paid $165k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $169,837 (22.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
5. 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.
6. 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.
7. 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: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $212,715
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1808 Cotton Blossom Way	0.26mi	3/2.0	1,337 (+2%)	3mo	$200,000	$150	82
736 Buena Vista Loop	0.02mi	3/2.0	1,398 (+7%)	10mo	$212,000	$152	79
719 Buena Vista Loop	0.03mi	3/2.0	1,425 (+9%)	10mo	$217,000	$152	75
1654 Buena Vista Blvd	0.28mi	3/2.0	1,390 (+6%)	8mo	$215,000	$155	69
423 Buena Vista Way	0.40mi	3/2.0	1,395 (+7%)	1mo	$220,000	$158	69
1660 Buena Vista Blvd	0.30mi	3/2.0	1,395 (+7%)	8mo	$227,500	$163	68
475 Buena Vista Way	0.27mi	3/2.0	1,448 (+11%)	5mo	$239,900	$166	65
572 Old Mill Way	0.35mi	3/2.0	1,395 (+7%)	8mo	$234,000	$168	65
1822 Cotton Blossom Way	0.31mi	3/2.0	1,454 (+11%)	8mo	$230,000	$158	60
1669 Buena Vista Blvd	0.35mi	3/2.0	1,438 (+10%)	10mo	$240,000	$167	59
1674 Buena Vista Blvd	0.35mi	3/2.0	1,464 (+12%)	6mo	$245,000	$167	58
427 Buena Vista Way	0.40mi	3/2.0	1,458 (+12%)	10mo	$240,000	$165	53

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: -13.5%
• Equity multiple: 0.50×
• Total profit: $-30,632
• Equity at exit: $32,803

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-5,529
• Equity at exit: $19,022

Cash invested: $61,600 (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: 133
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,698 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$92
• HOA: −$13
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $3

Break-even live

Break-even rent $1,694

Max offer price $220,000

Occupancy floor 95%

Sensitivity live

Price	-10% $128	-5% $66	+0% $3	+5% $-59	+10% $-121
Rent	-10% $-131	-5% $-64	+0% $3	+5% $71	+10% $138
Rate	-1.0pp $114	-0.5pp $59	base $3	+0.5pp $-54	+1.0pp $-112

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 12 events

1. 2026-06-22
   days on market $220,000 Active 16 DOM
2. 2026-06-18
   days on market $220,000 Active 13 DOM
3. 2026-06-17
   days on market $220,000 Active 12 DOM
4. 2026-06-16
   days on market $220,000 Active 11 DOM
5. 2026-06-15
   days on market $220,000 Active 10 DOM
6. 2026-06-14
   days on market $220,000 Active 8 DOM
7. 2026-06-13
   days on market $220,000 Active 7 DOM
8. 2026-06-10
   days on market $220,000 Active 5 DOM
9. 2026-06-09
   days on market $220,000 Active 4 DOM
10. 2026-06-08
    days on market $220,000 Active 3 DOM
11. 2026-06-07
    remarks 687-char remark
12. 2026-06-07
    listed $220,000 Active 2 DOM

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $959 · $80/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 ≥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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,380
• − Mortgage interest: −$12,323
• − Property taxes: −$958
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − HOA: −$156
• − Depreciation: −$6,400
• Taxable loss: −$3,818
• Est. tax savings @ 24.0%: +$916
• After-tax cash flow: $958/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

+65.5% since first listed

18 events — show timeline

• 2026-06-05 Listed $220,000 MAAR
• 2025-07-03 Rental Removed $1,600 MAAR
• 2025-06-17 Listed for Rent $1,600 MAAR
• 2024-03-14 Rental Removed $1,500 APPFOLIO
• 2024-02-07 Listed for Rent $1,500 APPFOLIO
• 2024-02-07 Rental Removed $1,500 MAAR
• 2023-12-20 Listed for Rent $1,500 MAAR
• 2021-11-19 Sold (Public Records) $165,000 Public Records
• 2021-11-19 Sold (Public Records) $165,000 Public Records
• 2021-11-17 Sold (MLS) $165,000 MAAR
• 2021-10-06 Listed $159,900 MAAR
• 2020-10-05 Sold (Public Records) $145,500 Public Records
• 2020-10-05 Sold (Public Records) $145,500 Public Records
• 2020-09-30 Sold (MLS) $145,000 MAAR
• 2020-09-28 Listed $145,000 MAAR
• 2017-01-22 Listed $139,900 MAAR
• 2007-04-27 Sold (MLS) $132,900 MAAR
• 2007-03-19 Listed $132,900 MAAR

Property tax history

+10.3%/yr

Latest (2025): $958 · +4.3% YoY. Source: county tax records.