4507 W Lisa Ct · Montgomery, AL 36106

$210,000

4 bd · 2.0 ba · 2,002 sqft · SingleFamily public records · 86 Days on market

Built 1976 $105/sqft · 24% above area Est $240k · 13% under

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Why this score? — see what drove the D+ 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 +14.7/30.0
• ARV discount +13.1/15.0
• DSCR +4.5/10.0
• Rent growth +4.1/5.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! Come and enjoy this Beauty!!! THIS HOME HAS A LOT OF LIVING SPACE. THE GARAGE WAS CONVERTED INTO A HUGE DEN WITH WOOD FLOORS AND BUILT-INS. TILE IN THE KITCHEN & BREAKFAST AREA. WOOD FLOORING IN THE DINING AND GREATROOM (WITH GAS LOG FIREPLACE). NEW CARPET IN THE BEDROOMS, AND FRESH PAINT THROUGHOUT. THE BEDROOMS ALL HAVE WALK-IN CLOSETS. NEW 2" BLINDS THROUGHOUT. TONS OF ATTACHED AND DETACHED STORAGE. ALL THIS ON A QUIET CUL-SE-SAC. A MUST SEE.

Key facts

• Wood floors
• Tile in kitchen
• Converted garage

Tags

• CONVERTED GARAGE
• HUGE DEN
• WOOD FLOORS
• BUILT-INS
• TILE IN KITCHEN
• BREAKFAST AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $52 ($626/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 $180k (14.4% below list).
• Recommended offer: $180k (14.4% below list) — sets the bar for 1% rule.

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); 138 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 31% of the median local income ($69k/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 86 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $136k; list at $210k implies a 54% 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 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,689 (14.4% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (median comp): $240,000
• List price: $210,000
• Delta: -12.50%
• 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
4312 Shamrock Ln	0.35mi	3/2.0 (-1)	1,961 (-2%)	2mo	$200,000	$102	73
4451 Mccampbell Dr	0.27mi	3/2.0 (-1)	1,908 (-5%)	2mo	$189,000	$99	73
2253 Semaht Dr	0.51mi	4/2.0	1,866 (-7%)	1mo	$235,000	$126	64
3243 Covered Bridge Dr	0.64mi	4/2.0	2,126 (+6%)	3mo	$187,000	$88	57
1948 Cottingham Dr	0.57mi	3/2.0 (-1)	1,881 (-6%)	1mo	$242,000	$129	57
4712 Harvest Way	0.41mi	3/2.0 (-1)	1,778 (-11%)	2mo	$185,500	$104	56
1843 Heatherton Dr	0.67mi	4/2.0	1,815 (-9%)	1mo	$199,000	$110	52
4257 Shamrock Ln	0.57mi	3/2.0 (-1)	1,832 (-8%)	2mo	$198,000	$108	52
2117 Semmes Dr	0.61mi	3/2.0 (-1)	2,182 (+9%)	3mo	$120,000	$55	49
5743 Carriage Barn Ln	0.65mi	4/2.0	2,248 (+12%)	7mo	$195,000	$87	44
2015 Mallard Ln	0.68mi	3/2.0 (-1)	1,798 (-10%)	7mo	$204,000	$113	41
5725 Carriage Hills Dr	0.58mi	3/2.0 (-1)	2,278 (+14%)	7mo	$185,000	$81	40

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: -11.2%
• Equity multiple: 0.58×
• Total profit: $-24,589
• Equity at exit: $31,312

10-year hold

• IRR: 2.0%
• Equity multiple: 1.17×
• Total profit: $9,744
• Equity at exit: $18,157

Cash invested: $58,800 (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: 138
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$179 /mo · $2,144/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $52

Break-even live

Break-even rent $1,731

Max offer price $210,000

Occupancy floor 92%

Sensitivity live

Price	-10% $171	-5% $112	+0% $52	+5% $-7	+10% $-67
Rent	-10% $-90	-5% $-19	+0% $52	+5% $123	+10% $194
Rate	-1.0pp $158	-0.5pp $106	base $52	+0.5pp $-2	+1.0pp $-58

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2311 Cottingham Dr Montgomery, AL	3.0	2.0	1676	$1,595	$0.95	45d	1	0.21mi
4409 McCampbell Dr Montgomery, AL	4.0	2.0	1786	$1,600	$0.90	14d	1	0.36mi
3364 Fountain Ln Montgomery, AL	1.0–3.0	1.0–2.5	1221	$1,099	$0.90	45d	1	0.43mi
4285 Shamrock Ln Unit 1043850P Montgomery, AL	5.0	2.0	1991	$3,909	$1.96	22d	1	0.48mi
5635 Red Barn Rd Unit 1043848P Montgomery, AL	3.0	2.0	1496	$3,390	$2.27	14d	1	0.67mi
1845 Young Farm Rd Montgomery, AL	3.0	2.0	1444	$1,750	$1.21	45d	1	0.70mi
4243 Vaughn Rd Unit 1043807P Montgomery, AL	4.0	2.0	1496	$3,360	$2.25	45d	1	0.78mi
4318 White Acres Rd Unit 1043851P Montgomery, AL	5.0	3.0	2292	$5,876	$2.56	14d	1	0.79mi
4008 Oak Shadow Ln Montgomery, AL	3.0	2.5	1741	$1,395	$0.80	22d	1	0.90mi
2066 Rexford Rd Montgomery, AL	3.0	2.5	1632	$1,250	$0.77	22d	1	0.93mi
2060 Rexford Rd Montgomery, AL	3.0	2.5	1566	$925	$0.59	22d	1	0.93mi
2014 Rexford Rd Montgomery, AL	3.0	2.0	1596	$1,150	$0.72	45d	1	0.96mi
1516 Charleton Dr Montgomery, AL	3.0	2.0	1895	$1,650	$0.87	45d	1	1.22mi
2651 Clement Curv Montgomery, AL	3.0	2.0	1402	$1,550	$1.11	22d	1	1.25mi
2000 Central Pkwy Montgomery, AL	1.0–3.0	1.0–2.0	1133	$2,135	$1.88	14d	14	1.27mi
5540 Ash Grove Cir Montgomery, AL	4.0	2.0	1904	$2,200	$1.16	22d	1	1.31mi
4132 Carmichael Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,156	$1.28	14d	10	1.36mi
2495 Meadow Ridge Ln Montgomery, AL	1.0–3.0	1.0–2.0	1205	$1,199	$1.00	14d	14	1.37mi
4707 Mitford Cir Montgomery, AL	3.0	2.0	1943	$1,800	$0.93	45d	1	1.37mi

Listing history 19 events

1. 2026-06-21
   days on market $210,000 Active 86 DOM
2. 2026-06-18
   days on market $210,000 Active 83 DOM
3. 2026-06-17
   days on market $210,000 Active 82 DOM
4. 2026-06-16
   days on market $210,000 Active 81 DOM
5. 2026-06-15
   days on market $210,000 Active 80 DOM
6. 2026-06-14
   days on market $210,000 Active 78 DOM
7. 2026-06-13
   days on market $210,000 Active 77 DOM
8. 2026-06-10
   days on market $210,000 Active 75 DOM
9. 2026-06-09
   days on market $210,000 Active 74 DOM
10. 2026-06-08
    days on market $210,000 Active 73 DOM
11. 2026-06-07
    days on market $210,000 Active 72 DOM
12. 2026-06-03
    days on market $210,000 Active 68 DOM
13. 2026-06-02
    days on market $210,000 Active 67 DOM
14. 2026-06-01
    days on market $210,000 Active 66 DOM
15. 2026-05-31
    days on market $210,000 Active 65 DOM
16. 2026-05-30
    days on market $210,000 Active 64 DOM
17. 2026-03-27
    listed $210,000 Active 465-char remark

    Show marketing remark (465 chars)

    WOW! Come and enjoy this Beauty!!! THIS HOME HAS A LOT OF LIVING SPACE. THE GARAGE WAS CONVERTED INTO A HUGE DEN WITH WOOD FLOORS AND BUILT-INS. TILE IN THE KITCHEN & BREAKFAST AREA. WOOD FLOORING IN THE DINING AND GREATROOM (WITH GAS LOG FIREPLACE). NEW CARPET IN THE BEDROOMS, AND FRESH PAINT THROUGHOUT. THE BEDROOMS ALL HAVE WALK-IN CLOSETS. NEW 2" BLINDS THROUGHOUT. TONS OF ATTACHED AND DETACHED STORAGE. ALL THIS ON A QUIET CUL-SE-SAC. A MUST SEE.

18. 2018-06-26
    soldstatus $136,000
19. 2014-12-18
    listed $159,900

ⓘ 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: $2,144 · $179/mo
• Projected year-2 tax: $2,144 · $179/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 8/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,563
• − Mortgage interest: −$11,763
• − Property taxes: −$2,144
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$6,109
• Taxable loss: −$2,953
• Est. tax savings @ 24.0%: +$709
• After-tax cash flow: $1,334/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

+31.3% since first listed

3 events — show timeline

• 2026-03-27 Listed $210,000 MAAR
• 2018-06-26 Sold (Public Records) $136,000 Public Records
• 2014-12-18 Listed $159,900 MAAR

Property tax history

+13.9%/yr

Latest (2025): $2,144 · +5.3% YoY. Source: county tax records.