388 Kingston Ridge Rd · Prattville, AL 36067

$300,000

4 bd · 3.0 ba · 2,106 sqft · SingleFamily public records · 9 Days on market

Built 1990 0.30 ac lot Est $318k · 6% under $25/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 +13.0/30.0
• ARV discount +10.0/15.0
• DSCR +3.9/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this corner lot home in Kingston Green near Prattville schools. A beautiful front porch welcomes you in. Home has an abundance of natural lights from all the newly replaced windows. Great size living room leads you into the formal dining room and spacious eat-in kitchen. Kitchen offers great cabinet storage and counter space as well as a work island. Three bedrooms are located on the opposite end of the master suite. The laundry room is considerately located between the guest rooms and master suite as well as near the garage. The master suite offers a spacious bedroom with a door to the backyard, a walk-in closet as well as a bathroom complete with double vanity, separate shower and garden tub. The garage leads to the backyard and includes a storage room. Water heater was replaced April 2022. All windows replaced in 2020. Roof was replaced in 2021. $10,000 upgrade/repair allowance paid to buyer at closing.

Key facts

• Work island
• Updated kitchen
• Corner lot

Tags

• CORNER LOT
• UPDATED KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• WORK ISLAND
• OVERSIZED PRIMARY SUITE
• PRIVATE ACCESS TO BACKYARD

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $300 (fee details: see agent)

Exterior

• Parking: Attached 2-car garage
• Security: Fire alarm
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story home
• Construction: Vinyl siding; Slab foundation; Built per public records
• Exterior features: Covered porch; Deck; Fully fenced yard; Corner lot; Mature trees; Fire alarm

Interior

• Kitchen: Dishwasher; Electric cooktop / smooth cooktop; Electric oven; Microwave; Disposal; Plumbed for ice maker; Kitchen island; Breakfast bar
• Bedrooms: Three bedrooms on the first level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric); Ceiling fans
• Interior features: Blinds and window treatments; Double pane windows; Double vanity; Garden tub/Roman tub; Separate shower; Linen closet; Pull-down attic stairs; Breakfast bar; Kitchen island; One fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-16 ($-186/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (22.2% below list).
• Recommended offer: $234k (22.2% 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 fast (+5.8%/yr); 131 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 221 units permitted in Autauga County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% 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 $9k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 29y 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 $236k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $233,530 (22.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.78% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $318,006
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1308 Kingston Oaks Dr	0.53mi	4/2.5	2,135 (+1%)	6mo	$289,900	$136	66
1218 Yorkshire Dr	0.31mi	3/2.0 (-1)	1,957 (-7%)	1mo	$274,000	$140	64
279 Gardner Rd	0.18mi	4/2.0	1,866 (-11%)	6mo	$403,000	$216	64
1267 Cross Creek Rd	0.30mi	4/2.0	1,809 (-14%)	1mo	$274,900	$152	58
396 Austin Valley Dr	0.40mi	3/2.0 (-1)	1,889 (-10%)	7mo	$230,000	$122	49
1302 Dorchester Dr	0.45mi	3/2.0 (-1)	1,900 (-10%)	8mo	$258,000	$136	47
1128 Parkview Dr	0.52mi	3/2.0 (-1)	1,828 (-13%)	1mo	$274,900	$150	44
2032 Dawson's Mill Ln	0.64mi	4/2.0	1,802 (-14%)	4mo	$281,525	$156	38
2025 Dawson's Mill Ln	0.64mi	4/2.0	1,802 (-14%)	5mo	$272,400	$151	38
2015 Dawson's Mill Ln	0.69mi	4/2.0	1,802 (-14%)	3mo	$283,275	$157	38
2029 Dawson's Mill Ln	0.62mi	4/2.0	1,802 (-14%)	8mo	$277,980	$154	36
133 Melmar Dr	0.71mi	3/2.0 (-1)	1,875 (-11%)	5mo	$270,000	$144	35

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: -13.9%
• Equity multiple: 0.49×
• Total profit: $-42,983
• Equity at exit: $44,731

10-year hold

• IRR: -1.6%
• Equity multiple: 0.88×
• Total profit: $-9,923
• Equity at exit: $25,939

Cash invested: $84,000 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,335 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$137 /mo · $1,646/yr
• Insurance: −$125
• HOA: −$25
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-16

Break-even live

Break-even rent $2,355

Max offer price $297,258

Occupancy floor 96%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
732 Mimosa Rd Prattville, AL	4.0	2.0	1795	$1,731	$0.96	13d	1	1.06mi
745 Park Ln Prattville, AL	4.0	2.0	1857	$2,250	$1.21	43d	1	1.14mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: water

Listing history 8 events

1. 2026-06-18
   days on market $300,000 Active 9 DOM
2. 2026-06-17
   days on market $300,000 Active 8 DOM
3. 2026-06-16
   days on market $300,000 Active 7 DOM
4. 2026-06-15
   days on market $300,000 Active 6 DOM
5. 2026-06-14
   days on market $300,000 Active 4 DOM
6. 2026-06-13
   days on market $300,000 Active 3 DOM
7. 2026-06-10
   remarks 693-char remark
8. 2026-06-10
   listed $300,000 Active 1 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: $1,646 · $137/mo
• Projected year-2 tax: $1,646 · $137/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 6/10 Major 77% 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: $28,024
• − Mortgage interest: −$16,805
• − Property taxes: −$1,646
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − HOA: −$300
• − Depreciation: −$8,727
• Taxable loss: −$5,438
• Est. tax savings @ 24.0%: +$1,305
• After-tax cash flow: $1,119/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

+130.9% since first listed

20 events — show timeline

• 2026-06-09 Listed $300,000 MAAR
• 2022-06-02 Sold (Public Records) $236,000 Public Records
• 2022-05-27 Sold (MLS) $236,000 MAAR
• 2022-04-12 Listed $255,000 MAAR
• 2020-04-09 Sold (Public Records) $153,000 Public Records
• 2011-06-28 Sold (MLS) $141,900 MAAR
• 2010-12-08 Listed $141,900 MAAR
• 2009-06-09 Listed $179,900 MAAR
• 2008-12-15 Listed $179,900 MAAR
• 2006-08-31 Sold (Public Records) $157,400 Public Records
• 2006-08-31 Sold (MLS) $157,400 MAAR
• 2006-08-15 Listed $157,400 MAAR
• 2003-11-11 Listed $146,900 MAAR
• 2001-01-31 Sold (MLS) $133,000 MAAR
• 2001-01-30 Sold (Public Records) $133,000 Public Records
• 2000-12-27 Listed $134,900 MAAR
• 1999-08-01 Listed $134,900 MAAR
• 1999-05-23 Listed $142,500 MAAR
• 1997-04-24 Sold (MLS) $129,500 MAAR
• 1997-01-03 Listed $129,900 MAAR

Property tax history

+11.1%/yr

Latest (2025): $1,646 · -1.0% YoY. Source: county tax records.