1841 S Court St · Montgomery, AL 36104

$72,500

4 bd · 4.0 ba · 3,158 sqft · SingleFamily public records · 115 Days on market

Built 1900 0.37 ac lot $23/sqft · 80% below area

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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 +7.5/15.0
• 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

Welcome to 1841 S Court Street, Montgomery, AL 36104, a well-located property in the heart of Midtown Montgomery. This home offers convenient access to downtown, local hospitals, shopping, dining, and major roadways, making it ideal for homeowners or investors alike. The property features a functional layout with spacious living areas, natural light throughout, and classic character that reflects the charm of the surrounding neighborhood. The lot provides ample outdoor space, while the central location makes commuting and daily activities effortless. Whether you’re looking for a primary residence, rental opportunity, or value-add investment, this property offers strong potential in a highly sought-after area of Montgomery. Schedule your showing today and explore the possibilities at 1841 S Court Street. NEEDS WORK GREAT INVESTMENT!

Key facts

• Ample outdoor space
• Central location
• Natural light

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• NATURAL LIGHT
• AMPLE OUTDOOR SPACE
• CENTRAL LOCATION
• HIGHLY SOUGHT-AFTER AREA

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $66k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.4% 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: 53 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• At $2,120/mo this rent would consume 75% of the median local household income ($34k/yr) (locally 641% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $501 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 28y ago; this cycle's ask has dropped $97k (57%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1900 — 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 $65,975 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.92% ✓
• Cap rate: 24.43%
• Cash-on-cash: 64.79%
• DSCR: 3.88
• GRM: 2.9

CMA / ARV

• ARV (median comp): $331,072
• List price: $72,500
• Delta: -78.10%
• 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
1617 S Perry St	0.11mi	4/4.0	3,547 (+12%)	13mo	$335,000	$94	63
129 Marshall St	0.28mi	5/2.5 (+1)	3,159 (0%)	19mo	$85,500	$27	60
3145 S Hull St	0.49mi	4/2.0	3,375 (+7%)	0mo	$116,500	$35	58
222 Mount Vernon Dr	0.46mi	4/4.0	3,368 (+7%)	12mo	$113,000	$34	57
704 Felder Ave	0.73mi	4/3.5	3,250 (+3%)	9mo	$491,000	$151	52
1402 Gilmer Ave	0.37mi	4/2.0	2,961 (-6%)	15mo	$285,000	$96	52
1339 S Perry St	0.37mi	4/2.5	2,886 (-9%)	13mo	$200,000	$69	51
386 Rose Ln	0.46mi	4/3.5	2,893 (-8%)	18mo	$265,000	$92	48
3295 S Perry St	0.51mi	3/2.5 (-1)	2,733 (-14%)	1mo	$60,000	$22	42
1323 S Hull St	0.54mi	4/2.0	2,940 (-7%)	17mo	$43,000	$15	42
529 Felder Ave	0.64mi	3/3.0 (-1)	2,749 (-13%)	6mo	$398,000	$145	34
3412 Southmont Dr	0.74mi	5/2.0 (+1)	2,800 (-11%)	14mo	$65,000	$23	22

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: 64.0%
• Equity multiple: 3.86×
• Total profit: $58,137
• Equity at exit: $10,810

10-year hold

• IRR: 68.4%
• Equity multiple: 7.94×
• Total profit: $140,833
• Equity at exit: $6,268

Cash invested: $20,300 (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 36104

• Active inventory: 53
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,120 high
• Mortgage (P&I): −$380
• Tax from tax record: −$168 /mo · $2,019/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $1,096

Break-even live

Break-even rent $732

Max offer price $72,500

Occupancy floor 43%

Sensitivity live

Price	-10% $1,137	-5% $1,117	+0% $1,096	+5% $1,075	+10% $1,055
Rent	-10% $929	-5% $1,012	+0% $1,096	+5% $1,180	+10% $1,263
Rate	-1.0pp $1,133	-0.5pp $1,114	base $1,096	+0.5pp $1,077	+1.0pp $1,058

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 Clanton Ave Montgomery, AL	4.0	2.0	3178	$1,595	$0.50	22d	1	0.36mi
334 Felder Ave Montgomery, AL	3.0	2.0	2223	$2,395	$1.08	44d	1	0.41mi
640 Plymouth St Montgomery, AL	5.0	3.0	3224	$2,400	$0.74	22d	1	0.79mi
3485 Wellington Rd Montgomery, AL	3.0	2.0	2437	$1,395	$0.57	22d	1	0.94mi
1029 Magnolia Curv Montgomery, AL	3.0	2.5	3134	$2,695	$0.86	14d	1	0.96mi
1121 Felder Ave Unit 1043909P Montgomery, AL	4.0	2.5	2647	$3,152	$1.19	22d	1	1.10mi
1355 Magnolia Curv Montgomery, AL	3.0	3.0	2260	$1,800	$0.80	14d	1	1.26mi
1038 Glen Grattan Dr Unit C Montgomery, AL	5.0	4.5	4400	$750	$0.17	44d	1	1.26mi
3510 Bankhead Ave Montgomery, AL	3.0	3.0	2210	$2,250	$1.02	44d	1	1.41mi
3556 Princeton Rd Montgomery, AL	4.0	2.0	2718	$1,200	$0.44	22d	1	1.44mi

Listing history 26 events

1. 2026-06-13
   statusdays on market $72,500 Pending 115 DOM
2. 2026-06-10
   days on market $72,500 Active 113 DOM
3. 2026-06-09
   days on market $72,500 Active 112 DOM
4. 2026-06-08
   days on market $72,500 Active 111 DOM
5. 2026-06-07
   days on market $72,500 Active 110 DOM
6. 2026-06-03
   pricedays on market $72,500 Active 106 DOM
7. 2026-06-02
   days on market $79,900 Active 105 DOM
8. 2026-06-01
   days on market $79,900 Active 104 DOM
9. 2026-05-31
   days on market $79,900 Active 103 DOM
10. 2026-05-30
    days on market $79,900 Active 102 DOM
11. 2026-05-15
    price $79,900 849-char remark

    Show marketing remark (849 chars)

    Welcome to 1841 S Court Street, Montgomery, AL 36104, a well-located property in the heart of Midtown Montgomery. This home offers convenient access to downtown, local hospitals, shopping, dining, and major roadways, making it ideal for homeowners or investors alike. The property features a functional layout with spacious living areas, natural light throughout, and classic character that reflects the charm of the surrounding neighborhood. The lot provides ample outdoor space, while the central location makes commuting and daily activities effortless. Whether you’re looking for a primary residence, rental opportunity, or value-add investment, this property offers strong potential in a highly sought-after area of Montgomery. Schedule your showing today and explore the possibilities at 1841 S Court Street. NEEDS WORK GREAT INVESTMENT!

12. 2026-04-15
    price $90,000 849-char remark

    Show marketing remark (849 chars)

    Welcome to 1841 S Court Street, Montgomery, AL 36104, a well-located property in the heart of Midtown Montgomery. This home offers convenient access to downtown, local hospitals, shopping, dining, and major roadways, making it ideal for homeowners or investors alike. The property features a functional layout with spacious living areas, natural light throughout, and classic character that reflects the charm of the surrounding neighborhood. The lot provides ample outdoor space, while the central location makes commuting and daily activities effortless. Whether you’re looking for a primary residence, rental opportunity, or value-add investment, this property offers strong potential in a highly sought-after area of Montgomery. Schedule your showing today and explore the possibilities at 1841 S Court Street. NEEDS WORK GREAT INVESTMENT!

13. 2026-04-15
    status Active 849-char remark

    Show marketing remark (849 chars)

    Welcome to 1841 S Court Street, Montgomery, AL 36104, a well-located property in the heart of Midtown Montgomery. This home offers convenient access to downtown, local hospitals, shopping, dining, and major roadways, making it ideal for homeowners or investors alike. The property features a functional layout with spacious living areas, natural light throughout, and classic character that reflects the charm of the surrounding neighborhood. The lot provides ample outdoor space, while the central location makes commuting and daily activities effortless. Whether you’re looking for a primary residence, rental opportunity, or value-add investment, this property offers strong potential in a highly sought-after area of Montgomery. Schedule your showing today and explore the possibilities at 1841 S Court Street. NEEDS WORK GREAT INVESTMENT!

14. 2026-01-13
    listed $169,900 Active 849-char remark

    Show marketing remark (849 chars)

    Welcome to 1841 S Court Street, Montgomery, AL 36104, a well-located property in the heart of Midtown Montgomery. This home offers convenient access to downtown, local hospitals, shopping, dining, and major roadways, making it ideal for homeowners or investors alike. The property features a functional layout with spacious living areas, natural light throughout, and classic character that reflects the charm of the surrounding neighborhood. The lot provides ample outdoor space, while the central location makes commuting and daily activities effortless. Whether you’re looking for a primary residence, rental opportunity, or value-add investment, this property offers strong potential in a highly sought-after area of Montgomery. Schedule your showing today and explore the possibilities at 1841 S Court Street. NEEDS WORK GREAT INVESTMENT!

15. 2025-11-25
    price $169,900
16. 2025-10-22
    listed $179,900 Active
17. 2025-10-13
    historical $1,850
18. 2024-07-19
    listed $1,850
19. 2024-03-17
    historical $1,850
20. 2023-12-08
    listed $1,850
21. 2023-08-08
    soldstatus $130,000
22. 2002-01-30
    soldstatus $126,900
23. 2001-08-30
    listed $134,900
24. 2001-02-20
    listed $155,000
25. 1998-09-17
    soldstatus $75,000
26. 1998-06-11
    listed $75,000

ⓘ 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: $2,019 · $168/mo
• Projected year-2 tax: $2,019 · $168/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 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,437
• − Mortgage interest: −$4,061
• − Property taxes: −$2,019
• − Insurance: −$362
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − Depreciation: −$2,109
• Taxable income: $12,816
• Est. tax owed @ 24.0%: −$3,076
• After-tax cash flow: $10,076/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): 10,535
• Household income: $33,823
• Rent vs Own: 75.4% rent · 24.6% own
• Severe rent burden: 641.0

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 (72%)
• Race & ethnicity: Black 72% White 20% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Swedish 2% Russian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -101.13%
• Current HPI: 27.2384
• 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

+6.5% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $79,900 MAAR
• 2026-04-15 Price Changed $90,000 MAAR
• 2026-04-15 Relisted — MAAR
• 2026-01-13 Listed $169,900 MAAR
• 2025-11-25 Price Changed $169,900 MAAR
• 2025-10-22 Listed $179,900 MAAR
• 2025-10-13 Rental Removed $1,850 MAAR
• 2024-07-19 Listed for Rent $1,850 MAAR
• 2024-03-17 Rental Removed $1,850 MAAR
• 2023-12-08 Listed for Rent $1,850 MAAR
• 2023-08-08 Sold (Public Records) $130,000 Public Records
• 2002-01-30 Sold (MLS) $126,900 MAAR
• 2001-08-30 Listed $134,900 MAAR
• 2001-02-20 Listed $155,000 MAAR
• 1998-09-17 Sold (MLS) $75,000 MAAR
• 1998-06-11 Listed $75,000 MAAR

Property tax history

+14.3%/yr

Latest (2024): $2,019 · +118.0% YoY. Source: county tax records.