4200 E Lawnwood Dr · Montgomery, AL 36108

$105,000

4 bd · 2.0 ba · 1,365 sqft · SingleFamily public records · 41 Days on market

Built 1967 10,018 sqft lot $77/sqft · 11% above area Est $95k · 10% over ↓ 9% since listing

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Appreciation +6.4/10.0
• Livability +3.2/5.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

Great Investment Opportunity!!! This property has a 5-year-old HVAC system and a 5-year-old roof. This property is currently occupied by long-time tenants who aren't looking to move anytime soon. There are no current pictures of the inside of this home out of respect for the current tenant's privacy. Tenants' current lease ends August 31st of 2026. Currently, this property rents for $1050.00 a month. 24-48 notice required to show property. Contact agent to view property. Please call me if you are interested in knowing more 334-221-7171.

Key facts

• 0.23 acre lot
• Parking
• Built 1967

Property features AI

Finance

• Financial info: Lease expires 2026-08-31

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Utilities: Unknown
• Home design: Single-story; Brick and wood siding construction
• Construction: Built according to public records; Slab foundation
• Exterior features: Porch; Patio; City lot on a corner in a subdivision; Public road frontage

Interior

• Flooring: Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Plank and vinyl flooring
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 65 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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

• In year one you build about $4k of equity ($726 loan paydown + $3k appreciation (2.7% local appreciation)).
• Montgomery County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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: 1.27% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.82%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (median comp): $95,371
• List price: $105,000
• Delta: 10.10%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4440 Sunnybrook Dr	0.41mi	4/2.0	1,266 (-7%)	14mo	$65,000	$51	57
4431 Lawnwood Dr	0.41mi	3/2.0 (-1)	1,266 (-7%)	10mo	$114,000	$90	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.21×
• Total profit: $35,694
• Equity at exit: $45,488

10-year hold

• IRR: 23.0%
• Equity multiple: 4.21×
• Total profit: $94,504
• Equity at exit: $68,790

Cash invested: $29,400 (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 36108

• Home prices YoY: 2.9%
• Active inventory: 65
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $388

Break-even live

Break-even rent $841

Max offer price $105,000

Occupancy floor 66%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4348 Sunnybrook Dr Montgomery, AL	3.0	2.0	1596	$1,500	$0.94	13d	1	0.35mi
5002 Greensboro Ct Montgomery, AL	3.0	1.5	1100	$1,195	$1.09	43d	1	1.22mi
5154 Greensboro Dr Montgomery, AL	3.0	1.5	1430	$1,250	$0.87	43d	1	1.38mi
5190 Greensboro Dr Montgomery, AL	3.0	1.5	1220	$895	$0.73	21d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $105,000 Active 41 DOM
2. 2026-06-17
   days on market $105,000 Active 40 DOM
3. 2026-06-16
   days on market $105,000 Active 39 DOM
4. 2026-06-15
   days on market $105,000 Active 38 DOM
5. 2026-06-14
   days on market $105,000 Active 36 DOM
6. 2026-06-13
   days on market $105,000 Active 35 DOM
7. 2026-06-10
   days on market $105,000 Active 33 DOM
8. 2026-06-09
   days on market $105,000 Active 32 DOM
9. 2026-06-09
   price $105,000 Active 31 DOM
10. 2026-06-08
    days on market $115,000 Active 31 DOM
11. 2026-06-07
    days on market $115,000 Active 30 DOM
12. 2026-06-03
    days on market $115,000 Active 26 DOM
13. 2026-06-02
    days on market $115,000 Active 25 DOM
14. 2026-06-01
    days on market $115,000 Active 24 DOM
15. 2026-05-31
    days on market $115,000 Active 23 DOM
16. 2026-05-30
    days on market $115,000 Active 22 DOM
17. 2026-05-08
    listed $115,000 Active 542-char remark

ⓘ 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: $837 · $70/mo
• Projected year-2 tax: $837 · $70/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 (shaded) · 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: $15,975
• − Mortgage interest: −$5,882
• − Property taxes: −$837
• − Insurance: −$525
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$3,055
• Taxable income: $3,121
• Est. tax owed @ 24.0%: −$749
• After-tax cash flow: $3,902/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
• City population: 175,913
• Population (ZIP): 15,549

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 (82%)
• Race & ethnicity: Black 82% White 10% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% 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: ▲ 2.71%
• Current HPI: 95.2405
• Rent YoY: —
• Metro: —
• 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

-8.7% since first listed

2 events — show timeline

• 2026-06-08 Price Changed $105,000 MAAR
• 2026-05-08 Listed $115,000 MAAR

Property tax history

+7.8%/yr

Latest (2025): $837 · +6.9% YoY. Source: county tax records.