3344 Royal Creek Rd · Montgomery, AL 36116

$130,000

3 bd · 2.0 ba · 1,106 sqft · SingleFamily public records · 47 Days on market

Built 1992 9,583 sqft lot $118/sqft · 35% above area Est $96k · 35% over

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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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +5.9/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS A GREAT HOME FOR A NEW FAMILY. HAS NEW CARPET IN ALL THREE BEDROOMS. TILE FLOORS THROUGH OUT AND A SECURITY SYSTEM. LARGE YARD FOR ENTERTAINMENT. HOME IS IN GREAT CONDITI0N AND A VERY NICE STREET WHERE PRIDE OF OWNERSHIP IS APPRECIATED. MOVE IN READY JUST NEED YOU. PRICED TO SELL HURRY AND TAKE A LOOK BECAUSE I DON'T THINK THIS ONE WILL LAST LONG. ALL ELECTRIC. NEW ELECTRIC STOVE JUST PURCHASED TO BE INSTALLED.

Key facts

• 9,583 sq ft lot
• Parking
• Built 1992

Tags

• PRIVATE PRIMARY SUITE
• LARGE FENCED BACKYARD

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cable available; Electricity available; High-speed internet available; Public water; Public sewer
• Home design: One-story home
• Construction: Brick construction; Slab foundation; Built (year per public records)
• Exterior features: Porch; Patio; City lot

Interior

• Kitchen: Electric water heater
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Gas heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Carpet and tile flooring; Eat-in kitchen; Foyer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Crump Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 497 students, 93% FRL); Mckee Middle School (math 0% / reading 13%, grade F, #249 of 257 statewide, top 98%, 676 students, 94% FRL); Lanier Senior High School (math 2% / reading 12%, grade F, #265 of 305 statewide, top 89%, 798 students, 94% FRL) — zoned schools average 94% FRL vs 70% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 8% at this address vs 20% district-wide (-12 pts) — the specific schools serving this property underperform the Montgomery County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.7%/yr); 293 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $899 of loan paydown is wiped out by about $4k 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 + 5.7% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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 $110k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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: 1.09% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.57%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (median comp): $96,041
• List price: $130,000
• Delta: 35.36%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3212 Herbert Dr	0.22mi	3/2.0	1,180 (+7%)	8mo	$92,000	$78	72
3525 Hunters Branch Rd	0.21mi	3/2.0	1,145 (+4%)	22mo	$90,000	$79	66

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $3,220
• Equity at exit: $19,383

10-year hold

• IRR: 14.1%
• Equity multiple: 2.26×
• Total profit: $45,834
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,423 high
• Mortgage (P&I): −$682
• Tax from tax record: −$68 /mo · $812/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $321

Break-even live

Break-even rent $1,017

Max offer price $130,000

Occupancy floor 72%

Sensitivity live

Price	-10% $394	-5% $358	+0% $321	+5% $284	+10% $247
Rent	-10% $208	-5% $265	+0% $321	+5% $377	+10% $433
Rate	-1.0pp $386	-0.5pp $354	base $321	+0.5pp $287	+1.0pp $253

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3212 Herbert Dr Montgomery, AL	3.0	2.0	1180	$1,425	$1.21	22d	1	0.23mi
4581 Narrow Lane Rd Montgomery, AL	1.0–2.0	1.0–2.0	866	$800	$0.92	45d	2	1.09mi
3855 Woodley Rd Montgomery, AL	4.0	2.0	1450	$1,450	$1.00	45d	1	1.17mi
2699 Whispering Pine Dr Montgomery, AL	4.0	2.0	1500	$1,500	$1.00	15d	1	1.36mi
2401 Overhill Rd Montgomery, AL	3.0	1.0	999	$700	$0.70	22d	1	1.38mi
1219 Biscayne Dr Montgomery, AL	4.0	1.5	1228	$1,295	$1.05	22d	1	1.48mi

Listing history 28 events

1. 2026-06-21
   days on market $130,000 Active 47 DOM
2. 2026-06-18
   days on market $130,000 Active 44 DOM
3. 2026-06-17
   days on market $130,000 Active 43 DOM
4. 2026-06-16
   days on market $130,000 Active 42 DOM
5. 2026-06-15
   days on market $130,000 Active 41 DOM
6. 2026-06-14
   days on market $130,000 Active 39 DOM
7. 2026-06-13
   days on market $130,000 Active 38 DOM
8. 2026-06-10
   days on market $130,000 Active 36 DOM
9. 2026-06-09
   days on market $130,000 Active 35 DOM
10. 2026-06-08
    days on market $130,000 Active 34 DOM
11. 2026-06-07
    days on market $130,000 Active 33 DOM
12. 2026-06-03
    days on market $130,000 Active 29 DOM
13. 2026-06-02
    days on market $130,000 Active 28 DOM
14. 2026-06-01
    days on market $130,000 Active 27 DOM
15. 2026-05-31
    days on market $130,000 Active 26 DOM
16. 2026-05-30
    days on market $130,000 Active 25 DOM
17. 2026-05-05
    listed $130,000 Active 589-char remark
18. 2026-02-09
    historical $1,350
19. 2025-09-18
    listed $1,350
20. 2023-12-27
    soldstatus $110,000
21. 2023-12-26
    status Pending 422-char remark

    Show marketing remark (422 chars)

    THIS IS A GREAT HOME FOR A NEW FAMILY. HAS NEW CARPET IN ALL THREE BEDROOMS. TILE FLOORS THROUGH OUT AND A SECURITY SYSTEM. LARGE YARD FOR ENTERTAINMENT. HOME IS IN GREAT CONDITI0N AND A VERY NICE STREET WHERE PRIDE OF OWNERSHIP IS APPRECIATED. MOVE IN READY JUST NEED YOU. PRICED TO SELL HURRY AND TAKE A LOOK BECAUSE I DON'T THINK THIS ONE WILL LAST LONG. ALL ELECTRIC. NEW ELECTRIC STOVE JUST PURCHASED TO BE INSTALLED.

22. 2023-12-26
    soldstatus $110,000 Closed 422-char remark

    Show marketing remark (422 chars)

    THIS IS A GREAT HOME FOR A NEW FAMILY. HAS NEW CARPET IN ALL THREE BEDROOMS. TILE FLOORS THROUGH OUT AND A SECURITY SYSTEM. LARGE YARD FOR ENTERTAINMENT. HOME IS IN GREAT CONDITI0N AND A VERY NICE STREET WHERE PRIDE OF OWNERSHIP IS APPRECIATED. MOVE IN READY JUST NEED YOU. PRICED TO SELL HURRY AND TAKE A LOOK BECAUSE I DON'T THINK THIS ONE WILL LAST LONG. ALL ELECTRIC. NEW ELECTRIC STOVE JUST PURCHASED TO BE INSTALLED.

23. 2023-10-11
    price $123,000 422-char remark

    Show marketing remark (422 chars)

    THIS IS A GREAT HOME FOR A NEW FAMILY. HAS NEW CARPET IN ALL THREE BEDROOMS. TILE FLOORS THROUGH OUT AND A SECURITY SYSTEM. LARGE YARD FOR ENTERTAINMENT. HOME IS IN GREAT CONDITI0N AND A VERY NICE STREET WHERE PRIDE OF OWNERSHIP IS APPRECIATED. MOVE IN READY JUST NEED YOU. PRICED TO SELL HURRY AND TAKE A LOOK BECAUSE I DON'T THINK THIS ONE WILL LAST LONG. ALL ELECTRIC. NEW ELECTRIC STOVE JUST PURCHASED TO BE INSTALLED.

24. 2023-09-11
    status Active 422-char remark

    Show marketing remark (422 chars)

    THIS IS A GREAT HOME FOR A NEW FAMILY. HAS NEW CARPET IN ALL THREE BEDROOMS. TILE FLOORS THROUGH OUT AND A SECURITY SYSTEM. LARGE YARD FOR ENTERTAINMENT. HOME IS IN GREAT CONDITI0N AND A VERY NICE STREET WHERE PRIDE OF OWNERSHIP IS APPRECIATED. MOVE IN READY JUST NEED YOU. PRICED TO SELL HURRY AND TAKE A LOOK BECAUSE I DON'T THINK THIS ONE WILL LAST LONG. ALL ELECTRIC. NEW ELECTRIC STOVE JUST PURCHASED TO BE INSTALLED.

25. 2023-09-08
    historical Contingent 422-char remark

    Show marketing remark (422 chars)

    THIS IS A GREAT HOME FOR A NEW FAMILY. HAS NEW CARPET IN ALL THREE BEDROOMS. TILE FLOORS THROUGH OUT AND A SECURITY SYSTEM. LARGE YARD FOR ENTERTAINMENT. HOME IS IN GREAT CONDITI0N AND A VERY NICE STREET WHERE PRIDE OF OWNERSHIP IS APPRECIATED. MOVE IN READY JUST NEED YOU. PRICED TO SELL HURRY AND TAKE A LOOK BECAUSE I DON'T THINK THIS ONE WILL LAST LONG. ALL ELECTRIC. NEW ELECTRIC STOVE JUST PURCHASED TO BE INSTALLED.

26. 2023-08-14
    listed $128,000 Active 422-char remark

    Show marketing remark (422 chars)

    THIS IS A GREAT HOME FOR A NEW FAMILY. HAS NEW CARPET IN ALL THREE BEDROOMS. TILE FLOORS THROUGH OUT AND A SECURITY SYSTEM. LARGE YARD FOR ENTERTAINMENT. HOME IS IN GREAT CONDITI0N AND A VERY NICE STREET WHERE PRIDE OF OWNERSHIP IS APPRECIATED. MOVE IN READY JUST NEED YOU. PRICED TO SELL HURRY AND TAKE A LOOK BECAUSE I DON'T THINK THIS ONE WILL LAST LONG. ALL ELECTRIC. NEW ELECTRIC STOVE JUST PURCHASED TO BE INSTALLED.

27. 1999-04-20
    soldstatus $56,500

    Show marketing remark (334 chars)

    SUPER BUY FOR THE AREA VERY ATTRACTIVE BRICK HOME OFFERRING A SPACIOUS GREAT ROOM AND DININGROOM COMBO. . NOTE. . AT THE LISTED PRICE THE WASHER AND DYRER AND REFRIGERATOR AND MICROWAVE REMAINS, GOOD CURB APPEAL, NICE HOME READY FOR YOUR BUYERS. CALL 1ST, IF NO ANSWER, SHOW IT AND WRITE IT UP, THANKS FOR SHOWING A WHYUSA HOME. .. .

28. 1999-02-01
    listed $57,900

    Show marketing remark (334 chars)

    SUPER BUY FOR THE AREA VERY ATTRACTIVE BRICK HOME OFFERRING A SPACIOUS GREAT ROOM AND DININGROOM COMBO. . NOTE. . AT THE LISTED PRICE THE WASHER AND DYRER AND REFRIGERATOR AND MICROWAVE REMAINS, GOOD CURB APPEAL, NICE HOME READY FOR YOUR BUYERS. CALL 1ST, IF NO ANSWER, SHOW IT AND WRITE IT UP, THANKS FOR SHOWING A WHYUSA HOME. .. .

ⓘ 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: $812 · $68/mo
• Projected year-2 tax: $812 · $68/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: $17,078
• − Mortgage interest: −$7,282
• − Property taxes: −$812
• − Insurance: −$650
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$3,782
• Taxable income: $1,820
• Est. tax owed @ 24.0%: −$437
• After-tax cash flow: $3,412/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

+124.5% since first listed

12 events — show timeline

• 2026-05-05 Listed $130,000 MAAR
• 2026-02-09 Rental Removed $1,350 BUILDIUM
• 2025-09-18 Listed for Rent $1,350 BUILDIUM
• 2023-12-27 Sold (Public Records) $110,000 Public Records
• 2023-12-26 Pending — MAAR
• 2023-12-26 Sold (MLS) $110,000 MAAR
• 2023-10-11 Price Changed $123,000 MAAR
• 2023-09-11 Relisted — MAAR
• 2023-09-08 Contingent — MAAR
• 2023-08-14 Listed $128,000 MAAR
• 1999-04-20 Sold (MLS) $56,500 MAAR
• 1999-02-01 Listed $57,900 MAAR

Property tax history

+6.2%/yr

Latest (2025): $812 · -9.4% YoY. Source: county tax records.