1837 Shadow Ln · Montgomery, AL 36106

$100,000

3 bd · 2.0 ba · 1,329 sqft · SingleFamily public records · 38 Days on market

Built 1959 Good condition 7,840 sqft lot $75/sqft · 21% below area Est $127k · 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 +9.1/10.0
• Rent growth +4.1/5.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +0.9/10.0
• 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

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $475 ($6k/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 12.0% vs local median 6.2% 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: employment D, crime F, amenities D-.
• 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.
• Zoned schools: Dannelly Elementary School (math 2% / reading 21%, grade F, #556 of 627 statewide, top 89%, 622 students, 88% FRL); Goodwyn Middle School (math 0% / reading 16%, grade F, #239 of 257 statewide, top 93%, 808 students, 84% FRL); Jefferson Davis High School (math 3% / reading 16%, grade F, #258 of 305 statewide, top 85%, 1,522 students, 83% FRL).
• Market conditions: Rents rising fast (+6.3%/yr); 222 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 33d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 38 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 38 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: 1.41% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.34%
• DSCR: 1.90
• GRM: 5.9

CMA / ARV

• ARV (median comp): $126,900
• List price: $100,000
• Delta: -21.20%
• 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
2719 Albemarle Rd	0.32mi	3/2.0	1,300 (-2%)	4mo	$129,900	$100	78
1701 Sylvan Dr	0.22mi	3/1.0	1,288 (-3%)	14mo	$126,000	$98	69
1820 Robison Hill Rd	0.28mi	3/2.0	1,423 (+7%)	13mo	$115,000	$81	64
1835 Hill Hedge Dr	0.27mi	3/2.0	1,503 (+13%)	4mo	$152,000	$101	62
2045 Gorgas St	0.61mi	3/1.0	1,337 (+1%)	5mo	$120,000	$90	62
1934 Gorgas St	0.72mi	2/2.0 (-1)	1,347 (+1%)	6mo	$139,504	$104	54
1300 Zephyr Hills Dr	0.71mi	3/2.0	1,389 (+4%)	10mo	$91,500	$66	51
3221 Gatsby Ln	0.56mi	3/2.0	1,491 (+12%)	5mo	$150,000	$101	49
3237 Gatsby Ln	0.56mi	3/2.0	1,509 (+14%)	4mo	$153,000	$101	47
2041 Gorgas St	0.61mi	3/1.5	1,491 (+12%)	4mo	$125,000	$84	46
1232 Zephyr Hills Dr	0.71mi	4/2.0 (+1)	1,497 (+13%)	6mo	$128,675	$86	36
1244 Zephyr Hills Dr	0.71mi	4/2.0 (+1)	1,497 (+13%)	12mo	$155,000	$104	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 · 6.29% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.67×
• Total profit: $18,845
• Equity at exit: $14,910

10-year hold

• IRR: 26.9%
• Equity multiple: 3.73×
• Total profit: $76,518
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 22 active · 20 under contract
• Months of supply: 7.3 mo (14%/mo absorbed)
• Median asking: $119,000 ($93/sqft)
• Median days on market: 76 d
• This list price: 32% of active listings are priced below it
• ARV vs active asking: +2.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 36106

• Home prices YoY: -13.1%
• Rents YoY: 6.3%
• Active inventory: 222
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,414 high
• Mortgage (P&I): −$524
• Tax from tax record: −$76 /mo · $914/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $475

Break-even live

Break-even rent $813

Max offer price $100,000

Occupancy floor 61%

Sensitivity live

Price	-10% $531	-5% $503	+0% $475	+5% $446	+10% $418
Rent	-10% $363	-5% $419	+0% $475	+5% $530	+10% $586
Rate	-1.0pp $525	-0.5pp $500	base $475	+0.5pp $449	+1.0pp $422

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1814 Sylvan Dr Montgomery, AL	3.0	2.0	1785	$1,400	$0.78	162d	1	0.07mi
1839 Robison Hill Rd Montgomery, AL	4.0	2.0	1370	$1,550	$1.13	162d	1	0.19mi
1835 Hill Hedge Dr Montgomery, AL	3.0	2.0	1503	$1,450	$0.96	10d	1	0.26mi
1835 Hill Hedge Dr Montgomery, AL	3.0	2.0	1503	$1,450	$0.96	31d	1	0.26mi
1842 Gillespie Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	184d	1	0.32mi
1814 Pinecrest Dr Montgomery, AL	3.0	1.0	1053	$990	$0.94	184d	1	0.33mi
1805 Gillespie Dr Montgomery, AL	3.0	2.0	1545	$1,225	$0.79	10d	1	0.35mi
2736 Chevy Chase Dr Montgomery, AL	3.0	1.0	1100	$1,300	$1.18	184d	1	0.35mi
2550 Samar Dr Montgomery, AL	3.0	2.0	1528	$1,495	$0.98	7d	1	0.40mi
1717 Robison Hill Rd Montgomery, AL	3.0	2.0	1273	$1,175	$0.92	24d	1	0.46mi
1717 Robison Hill Rd Montgomery, AL	3.0	2.0	1273	$1,195	$0.94	10d	1	0.46mi
2845 Zelda Rd Montgomery, AL	1.0–2.0	1.0–2.0	840	$1,024	$1.22	0d	3	0.54mi
2014 Commodore St Montgomery, AL	3.0	2.0	1613	$1,450	$0.90	154d	1	0.58mi
2625 E 5th St Montgomery, AL	3.0	1.5	1226	$1,400	$1.14	32d	1	0.58mi
3321 Ridgefield Dr Montgomery, AL	4.0	2.0	1816	$1,595	$0.88	50d	1	0.62mi
1 Gatsby Dr Montgomery, AL	2.0–3.0	2.0	1410	$1,320	$0.94	6d	6	0.64mi
2045 Bullard St Unit 1043526P Montgomery, AL	3.0	2.0	1797	$2,038	$1.13	1d	1	0.66mi
2642 E 3rd St Unit EA2646 Montgomery, AL	2.0	2.0	1300	$1,250	$0.96	18d	1	0.73mi
2642 E 3rd St Unit EA2662 Montgomery, AL	2.0	1.5	1000	$1,300	$1.30	44d	1	0.73mi
2642 E 3rd St Unit EA2646 Montgomery, AL	2.0	2.0	1300	$1,550	$1.19	51d	1	0.73mi
2642 E 3rd St Unit EA2646 Montgomery, AL	2.0	2.0	1300	$1,250	$0.96	10d	1	0.73mi
2257 Carter Hill Rd Montgomery, AL	4.0	2.0	1682	$1,650	$0.98	10d	1	0.74mi
3012 Lansdowne Dr Montgomery, AL	3.0	2.0	1828	$1,495	$0.82	10d	1	0.74mi
2226 Carter Hill Rd Montgomery, AL	2.0	1.0	1506	$850	$0.56	51d	1	0.78mi
1104 Fairfax Ct Montgomery, AL	3.0	2.0	1392	$1,275	$0.92	10d	1	0.79mi
3318 Habersham Rd Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	10d	1	0.84mi
2454 Spruce Curv Montgomery, AL	3.0	1.0	988	$1,100	$1.11	184d	1	0.84mi
2461 Spruce Curv Montgomery, AL	3.0	1.0	988	$1,050	$1.06	10d	1	0.88mi
1207 Noremac Rd Montgomery, AL	3.0	2.0	1458	$1,595	$1.09	8d	1	0.89mi
1450 Crenshaw Pl S Montgomery, AL	3.0	2.0	1641	$1,775	$1.08	184d	1	0.92mi
2205 E 5th St Montgomery, AL	3.0	1.0	1020	$800	$0.78	184d	1	0.93mi
1216 Karen Rd Montgomery, AL	3.0	2.0	1620	$1,400	$0.86	10d	1	0.93mi
1216 Karen Rd Montgomery, AL	3.0	2.0	1620	$1,350	$0.83	154d	1	0.93mi
1229 Karen Rd Montgomery, AL	4.0	2.0	1344	$1,590	$1.18	184d	1	0.93mi
3111 Brentwood Dr Montgomery, AL	3.0	2.0	1682	$1,495	$0.89	0d	1	0.94mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	184d	1	0.95mi
2431 Price St Unit A Montgomery, AL	2.0	2.5	1400	$1,200	$0.86	51d	1	0.95mi
2431 Price St Unit A Montgomery, AL	2.0	2.5	1400	$1,200	$0.86	10d	1	0.95mi
2440 Price St Unit C Montgomery, AL	3.0	2.0	1800	$1,050	$0.58	184d	1	0.96mi
1425 Blairwood Montgomery, AL	3.0	2.0	1700	$1,850	$1.09	154d	1	0.96mi

Property features AI

Exterior

• Parking: Attached carport1-car carport
• Utilities: Cable availableElectricity availableNatural gas availablePublic waterPublic sewer
• Home design: Single-story homeEntry and main living on the first floor
• Construction: Brick constructionRidge vents on the roofSlab foundationBuilt according to public records
• Exterior features: City lot with mature treesLevel topographyPublic road frontageIrregular lot dimensions

Interior

• Kitchen: Electric cooktopElectric ovenSmooth cooktopSelf-cleaning ovenGas water heater
• Bedrooms: Bedrooms located on the first floor
• Flooring: Plank flooringVinyl flooring
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Heat pump provides heating and cooling
• Interior features: Great room on the first floorLevel-first floor rooms throughout

Listing history 17 events

1. 2026-06-21
   days on market $100,000 Active 38 DOM
2. 2026-06-18
   days on market $100,000 Active 35 DOM
3. 2026-06-17
   days on market $100,000 Active 34 DOM
4. 2026-06-16
   days on market $100,000 Active 33 DOM
5. 2026-06-15
   days on market $100,000 Active 32 DOM
6. 2026-06-14
   days on market $100,000 Active 30 DOM
7. 2026-06-13
   days on market $100,000 Active 29 DOM
8. 2026-06-10
   days on market $100,000 Active 27 DOM
9. 2026-06-09
   days on market $100,000 Active 26 DOM
10. 2026-06-08
    days on market $100,000 Active 25 DOM
11. 2026-06-07
    days on market $100,000 Active 24 DOM
12. 2026-06-03
    days on market $100,000 Active 20 DOM
13. 2026-06-02
    days on market $100,000 Active 19 DOM
14. 2026-06-01
    days on market $100,000 Active 18 DOM
15. 2026-05-31
    days on market $100,000 Active 17 DOM
16. 2026-05-30
    days on market $100,000 Active 16 DOM
17. 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: $16,964
• − Mortgage interest: −$5,602
• − Property taxes: −$914
• − Insurance: −$500
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$2,909
• Taxable income: $4,325
• Est. tax owed @ 24.0%: −$1,038
• After-tax cash flow: $4,657/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $6,645–$19,935 screening

This charming 3-bedroom home is in good condition with vinyl plank flooring and updated bathrooms. It has a good curb appeal and is ready for a fresh coat of paint to enhance its value.

Value-add opportunities

• Both Paint the exterior brick — Enhances curb appeal and value ↑
• Both Replace the ceiling fans with modern fixtures — Improves aesthetics and energy efficiency ↑
• Both Install a smart thermostat — Saves energy and improves comfort ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 9/100

Zoned Schools

Elementary Dannelly Elementary School F AL #556/627 Nat'l #38,389/41,679 Middle Bellingrath Middle School F AL #252/257 Nat'l #13,778/14,009 High Jefferson Davis High School F AL #258/305 Nat'l #16,586/17,239

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

C Composite livability gradescore 65/100

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 · 224,008 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: 6% of renters

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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%

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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%
• Languages at home: 94% English-only · Spanish 3%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Property features AI

Exterior

• Parking: Attached carport1-car carport
• Utilities: Cable availableElectricity availableNatural gas availablePublic waterPublic sewer
• Home design: Single-story homeEntry and main living on the first floor
• Construction: Brick constructionRidge vents on the roofSlab foundationBuilt according to public records
• Exterior features: City lot with mature treesLevel topographyPublic road frontageIrregular lot dimensions

Interior

• Kitchen: Electric cooktopElectric ovenSmooth cooktopSelf-cleaning ovenGas water heater
• Bedrooms: Bedrooms located on the first floor
• Flooring: Plank flooringVinyl flooring
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Heat pump provides heating and cooling
• Interior features: Great room on the first floorLevel-first floor rooms throughout

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.