1837 Shadow Ln · Montgomery, AL 36106

$100,000

3 bd · 2.0 ba · 1,329 sqft · SingleFamily public records · 35 Days on market

Built 1959 7,840 sqft lot $75/sqft · 21% below area Est $126k · 21% 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 +8.9/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1-bath home featuring durable vinyl plank flooring throughout. The spacious great room and dining area offer an open, comfortable layout perfect for entertaining. The kitchen boasts a long countertop and ample cabinet space for all your storage needs. All three bedrooms are generously sized, and the updated bathroom showcases a stunning tile surround with custom decorative accents. Enjoy a large, fully fenced backyard with a covered patio, ideal for outdoor gatherings and relaxation.

Key facts

• Long countertop
• Dining area
• Ample cabinet space

Tags

• VINYL PLANK FLOORING
• GREAT ROOM
• DINING AREA
• LONG COUNTERTOP
• AMPLE CABINET SPACE
• UPDATED BATHROOM

Property features AI

Exterior

• Parking: Attached carport; 1-car carport
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Entry and main living on the first floor
• Construction: Brick construction; Ridge vents on the roof; Slab foundation; Built according to public records
• Exterior features: City lot with mature trees; Level topography; Public road frontage; Irregular lot dimensions

Interior

• Kitchen: Electric cooktop; Electric oven; Smooth cooktop; Self-cleaning oven; Gas water heater
• Bedrooms: Bedrooms located on the first floor
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Heat pump provides heating and cooling
• Interior features: Great room on the first floor; Level-first floor rooms throughout

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 6.0% in Montgomery — 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 65/100 on livability (#138 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D, crime F.
• Montgomery County (urban): math 9% / reading 31% proficiency, ranked #106 of 129 in AL (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.3%/yr); 137 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Montgomery County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.39% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.44%
• DSCR: 1.87
• GRM: 6.0

CMA / ARV

• ARV (median comp): $126,079
• List price: $100,000
• Delta: -20.68%
• 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
1701 Sylvan Dr	0.22mi	3/1.0	1,288 (-3%)	9mo	$126,000	$98	73
1864 Grove Hill Ln	0.10mi	3/1.5	1,234 (-7%)	12mo	$129,900	$105	72
1820 Robison Hill Rd	0.28mi	3/2.0	1,423 (+7%)	9mo	$115,000	$81	68
2045 Gorgas St	0.61mi	3/1.0	1,337 (+1%)	0mo	$120,000	$90	66
2714 Green Oaks Dr	0.38mi	3/1.0	1,284 (-3%)	11mo	$78,000	$61	64
1934 Gorgas St	0.72mi	2/2.0 (-1)	1,347 (+1%)	2mo	$139,504	$104	57
1300 Zephyr Hills Dr	0.71mi	3/2.0	1,389 (+4%)	6mo	$91,500	$66	54
3221 Gatsby Ln	0.56mi	3/2.0	1,491 (+12%)	0mo	$150,000	$101	53
1706 Celia Ct	0.46mi	3/1.0	1,170 (-12%)	11mo	$95,101	$81	46
2274 Carter Hill Rd	0.72mi	3/2.0	1,438 (+8%)	10mo	$90,000	$63	44
1232 Zephyr Hills Dr	0.71mi	4/2.0 (+1)	1,497 (+13%)	1mo	$128,675	$86	40
1244 Zephyr Hills Dr	0.71mi	4/2.0 (+1)	1,497 (+13%)	7mo	$155,000	$104	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 · 6.29% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.62×
• Total profit: $17,427
• Equity at exit: $14,910

10-year hold

• IRR: 25.9%
• Equity multiple: 3.61×
• Total profit: $73,176
• Equity at exit: $8,646

Cash invested: $28,000 (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 36106

• Home prices YoY: -13.1%
• Rents YoY: 6.3%
• Active inventory: 137
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$524
• Tax from tax record: −$76 /mo · $914/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $454

Break-even live

Break-even rent $813

Max offer price $100,000

Occupancy floor 62%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1814 Sylvan Dr Montgomery, AL	3.0	2.0	1785	$1,400	$0.78	21d	1	0.07mi
1839 Robison Hill Rd Montgomery, AL	4.0	2.0	1370	$1,550	$1.13	21d	1	0.19mi
1842 Gillespie Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	43d	1	0.32mi
1814 Pinecrest Dr Montgomery, AL	3.0	1.0	1053	$990	$0.94	43d	1	0.33mi
2736 Chevy Chase Dr Montgomery, AL	3.0	1.0	1100	$1,300	$1.18	43d	1	0.35mi
2845 Zelda Rd Montgomery, AL	2.0	2.0	1013	$1,042	$1.03	13d	3	0.54mi
2014 Commodore St Montgomery, AL	3.0	2.0	1613	$1,450	$0.90	13d	1	0.58mi
2045 Bullard St Unit 1043526P Montgomery, AL	3.0	2.0	1797	$2,198	$1.22	43d	1	0.66mi
2226 Carter Hill Rd Montgomery, AL	2.0	1.0	1506	$905	$0.60	43d	1	0.78mi
3318 Habersham Rd Montgomery, AL	3.0	2.0	1134	$1,250	$1.10	13d	1	0.84mi
2454 Spruce Curv Montgomery, AL	3.0	1.0	988	$1,100	$1.11	43d	1	0.84mi
1450 Crenshaw Pl S Montgomery, AL	3.0	2.0	1641	$1,775	$1.08	43d	1	0.92mi
2205 E 5th St Montgomery, AL	3.0	1.0	1020	$800	$0.78	43d	1	0.93mi
1216 Karen Rd Montgomery, AL	3.0	2.0	1620	$1,350	$0.83	13d	1	0.93mi
1229 Karen Rd Montgomery, AL	4.0	2.0	1344	$1,590	$1.18	43d	1	0.93mi
2430 Price St Montgomery, AL	2.0	1.5	1275	$1,175	$0.92	13d	1	0.94mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	43d	1	0.95mi
2440 Price St Unit C Montgomery, AL	3.0	2.0	1800	$1,050	$0.58	43d	1	0.96mi
1425 Blairwood Montgomery, AL	3.0	2.0	1700	$1,850	$1.09	13d	1	0.96mi
2441 Price St Unit D Montgomery, AL	3.0	2.0	1264	$900	$0.71	21d	1	0.97mi
3323 Bedford Ln Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	21d	1	1.03mi
3346 Bedford Ln Montgomery, AL	3.0	1.0	1134	$1,295	$1.14	13d	1	1.03mi
3359 Bedford Ln Montgomery, AL	4.0	2.0	1786	$1,600	$0.90	13d	1	1.05mi
3543 Carter Hill Rd Montgomery, AL	1.0–3.0	1.0–2.0	1120	$925	$0.83	13d	16	1.06mi
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	43d	1	1.09mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	43d	1	1.12mi
2020 E 3rd St Montgomery, AL	2.0	1.0	1186	$750	$0.63	21d	1	1.12mi
1347 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	13d	1	1.22mi
1343 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	13d	1	1.23mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	43d	1	1.23mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	43d	1	1.25mi
926 Green Ridge Ct Montgomery, AL	3.0	2.0	1665	$1,381	$0.83	13d	1	1.31mi
2727 Boultier St Montgomery, AL	1.0–3.0	1.0–2.0	1070	$1,582	$1.48	13d	3	1.35mi
2656 Fisk Rd Montgomery, AL	4.0	2.0	1584	$1,400	$0.88	43d	1	1.36mi
3770 Maclamar Rd Montgomery, AL	3.0	1.0	1129	$950	$0.84	21d	1	1.38mi
2651 Clement Curv Montgomery, AL	3.0	2.0	1402	$1,550	$1.11	21d	1	1.44mi
2000 Cherry St Montgomery, AL	2.0	1.0	1106	$950	$0.86	43d	1	1.44mi
844 Sir Michael Dr Montgomery, AL	4.0	2.0	1502	$1,650	$1.10	43d	1	1.45mi
817 Dumont Dr Montgomery, AL	3.0	2.0	1635	$1,800	$1.10	13d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $100,000 Active 35 DOM
2. 2026-06-17
   days on market $100,000 Active 34 DOM
3. 2026-06-16
   days on market $100,000 Active 33 DOM
4. 2026-06-15
   days on market $100,000 Active 32 DOM
5. 2026-06-14
   days on market $100,000 Active 30 DOM
6. 2026-06-13
   days on market $100,000 Active 29 DOM
7. 2026-06-10
   days on market $100,000 Active 27 DOM
8. 2026-06-09
   days on market $100,000 Active 26 DOM
9. 2026-06-08
   days on market $100,000 Active 25 DOM
10. 2026-06-07
    days on market $100,000 Active 24 DOM
11. 2026-06-03
    days on market $100,000 Active 20 DOM
12. 2026-06-02
    days on market $100,000 Active 19 DOM
13. 2026-06-01
    days on market $100,000 Active 18 DOM
14. 2026-05-31
    days on market $100,000 Active 17 DOM
15. 2026-05-30
    days on market $100,000 Active 16 DOM
16. 2026-05-13
    listed $100,000 Active 508-char remark

ⓘ 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: $914 · $76/mo
• Projected year-2 tax: $914 · $76/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,647
• − Mortgage interest: −$5,602
• − Property taxes: −$914
• − Insurance: −$500
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$2,909
• Taxable income: $4,059
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $4,470/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: Montgomery County
• NCES district ID: 0102430
• Math proficiency: 9% ▼ -21.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $43,902
• Composite: 17.24/100
• National rank: #9093
• State rank: #106 of 129 in AL

Livability — Montgomery

• Score: 65/100
• State rank: #138
• US rank: #13416

Category grades

Amenities D- Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety F User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montgomery, AL
• County: Montgomery County · 190,016 people
• City population: 175,913
• Metro: Montgomery, AL
• Population (ZIP): 14,065
• Household income: $69,087
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 876.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 224,008 people
• By 2030: 221,460 · -1.1%
• By 2040: 214,179 · -4.4%
• By 2050: 204,912 · -8.5%
• By 2075: 177,821 · -20.6%
• By 2100: 145,134 · -35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 47% Black 43% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 3%

Political lean MEDSL · Montgomery

• 2024 margin: Solid D (+30.7) · D 64.8% · R 34.1% · Other 1.1%
• 2008→2024 swing: +11.5pp toward D · 2008: 19.2pp · 2024: 30.7pp
• All cycles: 2024: D+30.7 2020: D+31.5 2016: D+26.2 2012: D+24.3 2008: D+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.82%
• Current HPI: 151.1822
• Rent YoY: ▲ 6.29%
• 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

1 event — show timeline

• 2026-05-13 Listed $100,000 MAAR

Property tax history

+4.5%/yr

Latest (2025): $914 · -3.5% YoY. Source: county tax records.