542 Saddlewood Ln · Montgomery, AL 36109

$94,000

2 bd · 2.0 ba · 880 sqft · Townhouse public records · 34 Days on market

Built 1981 $107/sqft · 10% below area Est $105k · 10% under

---

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 +28.3/30.0
• ARV discount +12.2/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS UPDATED HOME IS READY TO MOVE IN AND ON A QUIET LOOP IS A MUST SEE - OPEN FLOOR PLAN - GREAT CENTRAL LOCATION IN MONTGOMERY - PLENTY OF ROOM AND NOTHING NEEDS TO BE DONE

Key facts

• Covered porch
• Updates completed
• Corner lot

Tags

• CORNER LOT
• COVERED PORCH
• UPDATES COMPLETED

Property features AI

Exterior

• Parking: Parking pad for 2 vehicles
• Security: Security system; Fire alarm
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Corner lot; City lot; Located in a subdivision
• Construction: Vinyl siding; Vented roof; Slab foundation; Built (year per public records)
• Exterior features: Patio; Outdoor storage

Interior

• Kitchen: Electric range; Microwave
• Bedrooms: Bedroom on the first level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air; Ceiling fan(s); Electric cooling
• Interior features: Blinds and window treatments; Double-pane windows; Walk-in closet(s); Satellite dish
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $94k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: 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: Dalraida Elementary School (math 5% / reading 34%, grade F, #467 of 627 statewide, top 76%, 627 students, 63% FRL); Goodwyn Middle School (math 0% / reading 16%, grade F, #239 of 257 statewide, top 93%, 808 students, 84% FRL); Lee High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 1,374 students, 86% FRL).
• Market conditions: Rents rising (+2.6%/yr); 209 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $650 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 + 2.6% rent growth), your $26k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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.

Risks & watch-outs

• 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 $91,180 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.17% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.80%
• DSCR: 1.61
• GRM: 7.1

CMA / ARV

• ARV (median comp): $105,000
• List price: $94,000
• Delta: -10.48%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4720 Retreat Rd	0.06mi	2/2.0	1,001 (+14%)	1mo	$105,000	$105	74

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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $3,623
• Equity at exit: $14,016

10-year hold

• IRR: 12.8%
• Equity multiple: 2.00×
• Total profit: $26,262
• Equity at exit: $8,127

Cash invested: $26,320 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 209
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,100 high
• Mortgage (P&I): −$493
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $303

Break-even live

Break-even rent $717

Max offer price $94,000

Occupancy floor 68%

Sensitivity live

Price	-10% $356	-5% $329	+0% $303	+5% $276	+10% $249
Rent	-10% $216	-5% $259	+0% $303	+5% $346	+10% $390
Rate	-1.0pp $350	-0.5pp $327	base $303	+0.5pp $278	+1.0pp $254

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4732 Retreat Rd Montgomery, AL	2.0	2.0	1034	$995	$0.96	23d	1	0.08mi
538 Hollow Wood Rd Montgomery, AL	2.0	2.0	1053	$1,100	$1.04	45d	1	0.09mi
516 Lawndale Ln Montgomery, AL	3.0	1.0	1125	$1,150	$1.02	45d	1	0.56mi
185 Eastdale Rd S Montgomery, AL	1.0–2.0	1.0–2.0	846	$1,100	$1.30	23d	4	1.07mi
203 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.0	931	$1,082	$1.16	15d	13	1.13mi
760 N Burbank Dr Montgomery, AL	3.0	2.0	1102	$1,400	$1.27	45d	1	1.23mi
5918 Carmel Dr Montgomery, AL	2.0	2.0	1026	$1,100	$1.07	45d	1	1.27mi
455 Eastdale Rd S Montgomery, AL	1.0–2.0	1.0	950	$850	$0.89	15d	6	1.39mi
101 S Burbank Dr Montgomery, AL	1.0–2.0	1.0–1.5	850	$997	$1.17	15d	5	1.42mi
500 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.5	1042	$772	$0.74	23d	20	1.43mi
547 Eastdale Rd S Unit 547 Montgomery, AL	2.0	2.0	900	$900	$1.00	45d	1	1.49mi

Listing history 10 events

1. 2026-04-23
   listed $94,000 Active 623-char remark
2. 2022-09-22
   listed $82,500
3. 2018-11-07
   soldstatus $56,500
4. 2018-11-01
   soldstatus $56,000

   Show marketing remark (176 chars)

   THIS UPDATED HOME IS READY TO MOVE IN AND ON A QUIET LOOP IS A MUST SEE - OPEN FLOOR PLAN - GREAT CENTRAL LOCATION IN MONTGOMERY - PLENTY OF ROOM AND NOTHING NEEDS TO BE DONE

5. 2018-07-29
   listed $64,900

   Show marketing remark (176 chars)

   THIS UPDATED HOME IS READY TO MOVE IN AND ON A QUIET LOOP IS A MUST SEE - OPEN FLOOR PLAN - GREAT CENTRAL LOCATION IN MONTGOMERY - PLENTY OF ROOM AND NOTHING NEEDS TO BE DONE

6. 2013-01-28
   soldstatus $52,900
7. 2008-10-06
   listed $73,900
8. 2006-01-09
   soldstatus $60,000
9. 2006-01-05
   soldstatus $60,000
10. 2005-11-05
    listed $62,500

ⓘ 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: $415 · $35/mo
• Projected year-2 tax: $415 · $35/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 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,205
• − Mortgage interest: −$5,265
• − Property taxes: −$415
• − Insurance: −$470
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,735
• Taxable income: $2,207
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $3,102/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): 23,581
• Household income: $59,193
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1039.0

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 0.60)
• Race & ethnicity: White 49% Black 39% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -37.64%
• Current HPI: 149.3867
• Rent YoY: ▲ 2.65%
• 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

+44.0% since first listed

13 events — show timeline

• 2026-06-01 Sold (MLS) $90,000 MAAR
• 2026-05-27 Pending — MAAR
• 2026-05-21 Contingent — MAAR
• 2026-04-23 Listed $94,000 MAAR
• 2022-09-22 Listed $82,500 MAAR
• 2018-11-07 Sold (Public Records) $56,500 Public Records
• 2018-11-01 Sold (MLS) $56,000 MAAR
• 2018-07-29 Listed $64,900 MAAR
• 2013-01-28 Sold (Public Records) $52,900 Public Records
• 2008-10-06 Listed $73,900 MAAR
• 2006-01-09 Sold (Public Records) $60,000 Public Records
• 2006-01-05 Sold (MLS) $60,000 MAAR
• 2005-11-05 Listed $62,500 MAAR

Property tax history

+0.0%/yr

Latest (2019): $415 · +1.1% YoY. Source: county tax records.