486 Japonica St · Montgomery, AL 36105

$34,000

3 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 100 Days on market

Built 1950 8,712 sqft lot $29/sqft · at area comps Est $36k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.4/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property at 486 Japonica St offers a great opportunity for investors looking for their next renovation or rental project. The home features a covered carport, spacious yard, and a traditional layout with solid potential. Property will require updates, making it ideal for a fix-and-flip, long-term rental, or portfolio addition. Conveniently located in Montgomery with access to local amenities, schools, and main roads. Sold as-is. Great value and potential for the right investor.

Key facts

• Spacious yard
• Access to schools
• Covered carport

Tags

• COVERED CARPORT
• SPACIOUS YARD
• ACCESS TO LOCAL AMENITIES
• ACCESS TO SCHOOLS
• ACCESS TO MAIN ROADS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $722 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $31k (9.0% below list) — sets the bar for market timing.
• Cap rate 31.8% 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: 79 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 34% of the median local income ($41k/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 $235 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $24k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $30,940 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.46% ✓
• Cap rate: 31.79%
• Cash-on-cash: 91.06%
• DSCR: 5.05
• GRM: 2.4

CMA / ARV

• ARV (median comp): $35,508
• List price: $34,000
• Delta: -4.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4204 Rosa L Parks Ave	0.18mi	3/1.0	1,158 (-2%)	2mo	$22,500	$19	86
4053 Rosa L Parks Ave	0.09mi	3/1.0	1,053 (-11%)	1mo	$83,000	$79	77
501 Japonica St	0.05mi	3/1.0	1,053 (-11%)	3mo	$62,500	$59	77
76 W Clover Ln	0.31mi	3/1.0	1,118 (-6%)	2mo	$21,000	$19	74
3831 Oak St	0.52mi	3/1.0	1,152 (-3%)	4mo	$14,900	$13	68
223 Canna Dr	0.17mi	2/1.0 (-1)	1,045 (-12%)	2mo	$19,500	$19	66
330 National St	0.51mi	2/1.0 (-1)	1,150 (-3%)	6mo	$50,000	$43	62
160 Beckview Dr	0.59mi	3/2.0	1,092 (-8%)	5mo	$52,000	$48	51
17 Davis Dr	0.57mi	3/1.0	1,063 (-10%)	7mo	$10,000	$9	51
3594 S Perry St	0.60mi	3/2.0	1,265 (+7%)	8mo	$40,000	$32	50
4054 Ardmore Dr	0.44mi	3/1.0	1,014 (-14%)	8mo	$80,000	$79	49
3804 Southmont Dr	0.58mi	3/1.0	1,025 (-13%)	2mo	$40,000	$39	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 91.8%
• Equity multiple: 5.25×
• Total profit: $40,500
• Equity at exit: $5,070

10-year hold

• IRR: 94.6%
• Equity multiple: 10.93×
• Total profit: $94,512
• Equity at exit: $2,940

Cash invested: $9,520 (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 36105

• Home prices YoY: -32.6%
• Active inventory: 79
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,177 high
• Mortgage (P&I): −$178
• Tax from tax record: −$15 /mo · $176/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $722

Break-even live

Break-even rent $262

Max offer price $34,000

Occupancy floor 34%

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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4148 Edgar D Nixon Ave Montgomery, AL	4.0	1.0	1208	$1,200	$0.99	43d	1	0.16mi
370 Collinwood Ave Montgomery, AL	3.0	1.0	1080	$1,000	$0.93	21d	1	0.18mi
4037 Oak St Montgomery, AL	3.0	2.0	1314	$1,450	$1.10	43d	1	0.31mi
763 Belvedere Dr Montgomery, AL	3.0	1.0	1044	$1,000	$0.96	43d	1	0.42mi
3577 Whiting Ave Montgomery, AL	3.0	1.0	1269	$1,150	$0.91	43d	1	0.66mi
4724 S Court St Montgomery, AL	2.0	1.0	800	$485	$0.61	13d	1	0.85mi
3608 Wilmington Rd Montgomery, AL	3.0	1.0	1160	$950	$0.82	43d	1	0.89mi
718 W Edgemont Ave Unit A Montgomery, AL	3.0	1.0	875	$875	$1.00	43d	1	0.90mi
718 W Edgemont Ave Unit B Montgomery, AL	2.0	1.0	875	$800	$0.91	21d	1	0.90mi
253 John Morris Ave Montgomery, AL	3.0	1.0	912	$950	$1.04	21d	1	0.97mi
548 Winston Dr Montgomery, AL	2.0	2.5	1396	$1,000	$0.72	43d	1	1.00mi
3394 Southmont Dr Unit 2 Montgomery, AL	2.0	1.0	810	$1,475	$1.82	43d	1	1.06mi
3394 Southmont Dr Unit 3 Montgomery, AL	2.0	1.0	810	$1,050	$1.30	43d	1	1.06mi
3515 Norman Bridge Rd Unit A Montgomery, AL	2.0	1.0	1150	$1,150	$1.00	43d	1	1.07mi
3220 Doris Cir Montgomery, AL	3.0	1.0	1139	$1,100	$0.97	43d	1	1.08mi
3751 Wesley Dr Apt A Montgomery, AL	2.0	1.0	1034	$550	$0.53	43d	1	1.12mi
3735 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	1.14mi
3733 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	1.15mi
3723 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	1.16mi
3737 Wesley Dr Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	43d	1	1.16mi
3709 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	1.16mi
3701 Wesley Dr Unit 3733 Montgomery, AL	3.0	1.0	1000	$1,280	$1.28	43d	1	1.18mi
3701 Wesley Dr Unit 3737 Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	43d	1	1.18mi
3701 Wesley Dr Unit 3723 Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	1.18mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	21d	1	1.21mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	43d	1	1.23mi
3649 Princeton Rd Montgomery, AL	3.0	1.0	1266	$1,200	$0.95	21d	1	1.29mi
3445 Le Bron Rd Montgomery, AL	4.0	1.0	1100	$1,050	$0.95	21d	1	1.33mi
3357 Lexington Rd Montgomery, AL	2.0	1.0	1200	$1,175	$0.98	13d	1	1.36mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	43d	1	1.39mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	43d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $34,000 Active 100 DOM
2. 2026-06-17
   days on market $34,000 Active 99 DOM
3. 2026-06-16
   days on market $34,000 Active 98 DOM
4. 2026-06-15
   days on market $34,000 Active 97 DOM
5. 2026-06-14
   days on market $34,000 Active 95 DOM
6. 2026-06-13
   days on market $34,000 Active 94 DOM
7. 2026-06-10
   days on market $34,000 Active 92 DOM
8. 2026-06-09
   days on market $34,000 Active 91 DOM
9. 2026-06-08
   days on market $34,000 Active 90 DOM
10. 2026-06-07
    pricedays on market $34,000 Active 89 DOM
11. 2026-06-01
    days on market $52,000 Active 87 DOM
12. 2026-05-31
    days on market $52,000 Active 86 DOM
13. 2026-05-30
    days on market $52,000 Active 85 DOM
14. 2026-03-30
    price $52,000 487-char remark

    Show marketing remark (487 chars)

    This property at 486 Japonica St offers a great opportunity for investors looking for their next renovation or rental project. The home features a covered carport, spacious yard, and a traditional layout with solid potential. Property will require updates, making it ideal for a fix-and-flip, long-term rental, or portfolio addition. Conveniently located in Montgomery with access to local amenities, schools, and main roads. Sold as-is. Great value and potential for the right investor.

15. 2026-03-06
    listed $58,000 Active 487-char remark

    Show marketing remark (487 chars)

    This property at 486 Japonica St offers a great opportunity for investors looking for their next renovation or rental project. The home features a covered carport, spacious yard, and a traditional layout with solid potential. Property will require updates, making it ideal for a fix-and-flip, long-term rental, or portfolio addition. Conveniently located in Montgomery with access to local amenities, schools, and main roads. Sold as-is. Great value and potential for the right investor.

16. 2024-11-11
    price $9,800
17. 2024-08-14
    price $13,500
18. 2024-07-22
    price $14,000
19. 2024-06-12
    price $18,500
20. 2024-05-30
    listed $16,000 Active

ⓘ 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: $176 · $15/mo
• Projected year-2 tax: $176 · $15/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 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,119
• − Mortgage interest: −$1,905
• − Property taxes: −$176
• − Insurance: −$170
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$989
• Taxable income: $8,620
• Est. tax owed @ 24.0%: −$2,069
• After-tax cash flow: $6,600/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): 9,207
• Household income: $41,486
• Rent vs Own: 39.9% rent · 60.1% own
• Severe rent burden: 679.0

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 (83%)
• Race & ethnicity: Black 83% White 12% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -31.17%
• Current HPI: 64.4673
• Rent YoY: —
• 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

+225.0% since first listed

7 events — show timeline

• 2026-03-30 Price Changed $52,000 MAAR
• 2026-03-06 Listed $58,000 MAAR
• 2024-11-11 Price Changed $9,800 MAAR
• 2024-08-14 Price Changed $13,500 MAAR
• 2024-07-22 Price Changed $14,000 MAAR
• 2024-06-12 Price Changed $18,500 MAAR
• 2024-05-30 Listed $16,000 MAAR

Property tax history

+4.8%/yr

Latest (2025): $176 · +6.5% YoY. Source: county tax records.