4912 Virginia Loop Rd · Montgomery, AL 36116

$205,000

5 bd · 4.0 ba · 3,446 sqft · SingleFamily public records · 31 Days on market

Built 1963 4.00 ac lot Est $307k · 33% under

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Why this score? — see what drove the C 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4+/- Acres of land with huge home right in town. Home has potential unlimited. Home features five bedrooms, three and a half baths. Ideal for a large family. Master has balcony overlooking the back. HVAC units were removed. Property to be sold as is. Agent unable to verify whether public sewer or septic.

Key facts

• Serene acres
• Formal living spaces
• Expansive den

Tags

• SPACIOUS ESTATE PROPERTY
• SERENE ACRES
• FORMAL LIVING SPACES
• EXPANSIVE DEN
• PRIVATE MASTER RETREAT
• FIREPLACE

Property features AI

Exterior

• Parking: Attached garage with 2 garage spaces; Additional parking pad spaces (3)
• Security: Intercom
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Two-story home; Brick construction
• Construction: Brick construction; Slab foundation; Year built per public records
• Exterior features: Balcony; Porch; Patio; Fence (partial); Storage; In-ground pool

Interior

• Kitchen: Kitchen on the first floor; Gas water heater
• Bedrooms: Multiple bedrooms located on the second floor; Additional bedroom on the first floor
• Flooring: Brick; Carpet; Tile; Wood
• Bathrooms: Three full bathrooms; Bathrooms located on both first and second floors
• Heating & cooling: Central heating; Gas heating
• Interior features: Blinds and window treatments; Bidet; Separate shower; Workshop; Intercom; Multiple fireplaces
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/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 $195k (5.0% below list).
• Recommended offer: $195k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 6.0% in Montgomery — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+5.7%/yr); 293 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 42% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 30y 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 $80k; list at $205k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,751 (5.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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: 0.95% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $306,694
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4817 Patterson Rd	0.72mi	6/4.5 (+1)	3,134 (-9%)	11mo	$280,000	$89	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 · 5.65% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-11,681
• Equity at exit: $30,566

10-year hold

• IRR: 7.0%
• Equity multiple: 1.59×
• Total profit: $33,647
• Equity at exit: $17,725

Cash invested: $57,400 (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 36116

• Home prices YoY: -9.7%
• Rents YoY: 5.7%
• Active inventory: 293
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,948 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$123 /mo · $1,473/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $255

Break-even live

Break-even rent $1,624

Max offer price $205,000

Occupancy floor 82%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5175 Patterson Rd Montgomery, AL	4.0	3.0	2558	$2,495	$0.98	43d	1	1.36mi

Listing history 22 events

1. 2026-06-18
   days on market $205,000 Active 31 DOM
2. 2026-06-17
   days on market $205,000 Active 30 DOM
3. 2026-06-16
   days on market $205,000 Active 29 DOM
4. 2026-06-15
   days on market $205,000 Active 28 DOM
5. 2026-06-14
   days on market $205,000 Active 26 DOM
6. 2026-06-13
   days on market $205,000 Active 25 DOM
7. 2026-06-10
   days on market $205,000 Active 23 DOM
8. 2026-06-09
   days on market $205,000 Active 22 DOM
9. 2026-06-08
   days on market $205,000 Active 21 DOM
10. 2026-06-07
    days on market $205,000 Active 20 DOM
11. 2026-06-03
    days on market $205,000 Active 16 DOM
12. 2026-06-02
    days on market $205,000 Active 15 DOM
13. 2026-06-01
    days on market $205,000 Active 14 DOM
14. 2026-05-31
    days on market $205,000 Active 13 DOM
15. 2026-05-30
    days on market $205,000 Active 12 DOM
16. 2026-05-18
    listed $205,000 Active
17. 2010-12-07
    soldstatus $80,000 305-char remark

    Show marketing remark (305 chars)

    4+/- Acres of land with huge home right in town. Home has potential unlimited. Home features five bedrooms, three and a half baths. Ideal for a large family. Master has balcony overlooking the back. HVAC units were removed. Property to be sold as is. Agent unable to verify whether public sewer or septic.

18. 2010-05-03
    listed $84,900 305-char remark

    Show marketing remark (305 chars)

    4+/- Acres of land with huge home right in town. Home has potential unlimited. Home features five bedrooms, three and a half baths. Ideal for a large family. Master has balcony overlooking the back. HVAC units were removed. Property to be sold as is. Agent unable to verify whether public sewer or septic.

19. 2009-10-05
    listed $155,000
20. 2008-02-11
    listed $179,712
21. 2007-08-08
    listed $169,000
22. 1996-09-07
    listed $178,900

ⓘ 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: $1,473 · $123/mo
• Projected year-2 tax: $1,473 · $123/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $23,370
• − Mortgage interest: −$11,483
• − Property taxes: −$1,473
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$5,964
• Taxable loss: −$314
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $3,139/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): 45,250
• Household income: $55,160
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2786.0

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: Predominantly Black (80%)
• Race & ethnicity: Black 80% White 12% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Korean 1%

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: ▼ -16.31%
• Current HPI: 151.8598
• Rent YoY: ▲ 5.65%
• 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

+14.6% since first listed

7 events — show timeline

• 2026-05-18 Listed $205,000 MAAR
• 2010-12-07 Sold (MLS) $80,000 MAAR
• 2010-05-03 Listed $84,900 MAAR
• 2009-10-05 Listed $155,000 MAAR
• 2008-02-11 Listed $179,712 MAAR
• 2007-08-08 Listed $169,000 MAAR
• 1996-09-07 Listed $178,900 MAAR

Property tax history

+12.3%/yr

Latest (2023): $1,473 · +39.7% YoY. Source: county tax records.