855 Autumn Ridge Rd · Montgomery, AL 36117

$244,900

3 bd · 2.0 ba · 1,585 sqft · SingleFamily public records · 20 Days on market

Built 1996 8,712 sqft lot Est $233k · 5% over $21/mo HOA · 1% of rent

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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 +15.0/30.0
• ARV discount +5.2/15.0
• DSCR +4.6/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL HOME WITH GREAT FLOOR PLAN/MINUTES FROM MAXWELL AND I-85/HAS A SPACIOUS COVERED PATIO GREAT FOR ENTERTAINING/MATURE TREES/PRIVACY FENCE NEIGHBORHOOD LAKE WITH GAZEBO/THIS IS A MUST SEE!

Key facts

• Mature trees
• 8,712 sq ft lot
• Parking

Tags

• ENCLOSED SCREENED IN PATIO
• COMPLETELY FENCED IN BACK YARD
• MATURE TREES

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $250 (fee details: see agent)

Exterior

• Parking: Driveway
• Security: Fire alarm
• Utilities: Natural gas available; Public water; Public sewer
• Home design: Single-story home; Brick and vinyl siding exterior; Slab foundation
• Construction: Built (year per public records); Brick construction; Vinyl siding
• Exterior features: Covered patio; Covered patio/porch; Fully fenced yard; Privacy fencing; Mature trees; City lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Disposal; Breakfast bar
• Bedrooms: Walk-in closet(s)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air (electric, heat pump); Attic fan
• Interior features: Tray ceilings; High ceilings; Double vanity; Garden (Roman) tub; Separate shower; Linen closet; Pull-down attic stairs; Window treatments; Blinds; Breakfast bar
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $74 ($890/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 $198k (19.1% below list).
• Recommended offer: $198k (19.1% 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: 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: Halcyon Elementary School (math 8% / reading 31%, grade F, #477 of 627 statewide, top 76%, 615 students, 52% FRL); Park Crossing High School (math 12% / reading 27%, grade F, #169 of 305 statewide, top 59%, 906 students, 53% FRL) — zoned schools average 53% FRL vs 70% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.0%/yr); 409 active listings in the ZIP; 14 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).
• This rent runs 32% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $7k 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 20 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 3 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 $134k; list at $245k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $198,026 (19.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.81% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $232,995
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7164 Breckenridge Dr	0.23mi	3/2.0	1,585 (0%)	2mo	$225,000	$142	87
7542 Pinnacle Pt	0.23mi	3/2.0	1,574 (-1%)	2mo	$248,900	$158	87
7233 Brampton Ln	0.18mi	3/2.0	1,529 (-4%)	1mo	$200,000	$131	85
7150 White Oak Ln	0.22mi	3/2.0	1,528 (-4%)	1mo	$200,000	$131	83
7136 Breckenridge Dr	0.30mi	3/2.0	1,544 (-3%)	3mo	$190,000	$123	79
406 Fieldstone Ct	0.44mi	3/2.0	1,563 (-1%)	0mo	$239,000	$153	77
7411 S Brampton Ct	0.25mi	3/2.0	1,502 (-5%)	5mo	$212,999	$142	76
7928 Copperfield Dr	0.50mi	3/2.0	1,544 (-3%)	4mo	$142,000	$92	69
7613 Preservation Park Dr	0.44mi	3/2.0	1,742 (+10%)	2mo	$288,000	$165	62
7841 Copperfield Dr	0.50mi	3/2.0	1,401 (-12%)	2mo	$225,000	$161	56
8206 Wexford Trce	0.67mi	3/2.0	1,461 (-8%)	2mo	$215,000	$147	54
8200 Wexford Trce	0.67mi	3/2.0	1,413 (-11%)	2mo	$227,000	$161	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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-35,076
• Equity at exit: $36,515

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-24,928
• Equity at exit: $21,174

Cash invested: $68,572 (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 36117

• Home prices YoY: -20.0%
• Rents YoY: 3.0%
• Active inventory: 409
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,980 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$83 /mo · $995/yr
• Insurance: −$102
• HOA: −$21
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $74

Break-even live

Break-even rent $1,886

Max offer price $244,900

Occupancy floor 91%

Sensitivity live

Price	-10% $213	-5% $143	+0% $74	+5% $5	+10% $-64
Rent	-10% $-82	-5% $-4	+0% $74	+5% $152	+10% $231
Rate	-1.0pp $197	-0.5pp $136	base $74	+0.5pp $11	+1.0pp $-54

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7448 Pinnacle Pt Montgomery, AL	3.0	2.0	1581	$2,000	$1.27	45d	1	0.19mi
7528 Pinnacle Ct Montgomery, AL	3.0	2.0	1607	$1,850	$1.15	45d	1	0.23mi
7136 Breckenridge Dr Montgomery, AL	4.0	2.0	1544	$1,970	$1.28	45d	1	0.30mi
7117 Stamford Ct Montgomery, AL	3.0	2.0	1527	$1,700	$1.11	15d	1	0.38mi
280 New Haven Blvd Montgomery, AL	1.0–3.0	1.0–2.0	1175	$1,714	$1.46	15d	18	0.65mi
8850 Crosswind Cir Montgomery, AL	1.0–3.0	1.0–2.0	1047	$1,688	$1.61	15d	11	1.07mi
113 Kentucky Oaks Montgomery, AL	3.0	2.0	1246	$1,600	$1.28	23d	1	1.11mi
135 Hambleton Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,640	$1.82	15d	11	1.17mi
8462 Eastchase Pkwy Montgomery, AL	1.0–3.0	1.0–2.0	1015	$1,796	$1.77	15d	17	1.23mi
111 Arrowhead Dr Montgomery, AL	3.0	2.0	2234	$2,150	$0.96	23d	1	1.31mi
6536 Monmouth Mews Unit 1533650P Montgomery, AL	3.0	2.0	1894	$4,714	$2.49	23d	1	1.32mi
6509 Enfield Mews Unit 1471753P Montgomery, AL	4.0	2.0	1969	$4,686	$2.38	15d	1	1.35mi
137 Hillabee Ct Montgomery, AL	3.0	2.0	1881	$1,900	$1.01	45d	1	1.45mi
6637 Ridgeview Cir Montgomery, AL	3.0	2.5	1458	$1,700	$1.17	23d	1	1.48mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 17 events

1. 2026-06-21
   days on market $244,900 Active 20 DOM
2. 2026-06-18
   days on market $244,900 Active 17 DOM
3. 2026-06-17
   days on market $244,900 Active 16 DOM
4. 2026-06-16
   days on market $244,900 Active 15 DOM
5. 2026-06-15
   days on market $244,900 Active 14 DOM
6. 2026-06-14
   days on market $244,900 Active 12 DOM
7. 2026-06-13
   days on market $244,900 Active 11 DOM
8. 2026-06-10
   days on market $244,900 Active 9 DOM
9. 2026-06-09
   days on market $244,900 Active 8 DOM
10. 2026-06-08
    days on market $244,900 Active 7 DOM
11. 2026-06-07
    days on market $244,900 Active 6 DOM
12. 2026-06-03
    days on market $244,900 Active 5 DOM
13. 2026-06-02
    days on market $244,900 Active 4 DOM
14. 2026-06-01
    days on market $244,900 Active 3 DOM
15. 2026-05-31
    days on market $244,900 Active 2 DOM
16. 2026-05-30
    remarks 686-char remark
17. 2026-05-30
    listed $244,900 Active 1 DOM

ⓘ 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: $995 · $83/mo
• Projected year-2 tax: $1,004 · $84/mo
• Expected delta: +$9/yr (+$1/mo · 0.9%)

ⓘ 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 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,763
• − Mortgage interest: −$13,718
• − Property taxes: −$995
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − HOA: −$252
• − Depreciation: −$7,124
• Taxable loss: −$3,353
• Est. tax savings @ 24.0%: +$805
• After-tax cash flow: $1,695/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): 53,172
• Household income: $74,720
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1742.0

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 0.60)
• Race & ethnicity: Black 53% White 34% Asian 8% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 9% · South Korea, Canada, China
• Languages at home: 90% English-only · Korean 4% Spanish 3% 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: ▼ -37.24%
• Current HPI: 148.7728
• Rent YoY: ▲ 2.99%
• 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

+99.9% since first listed

5 events — show timeline

• 2026-05-29 Listed $244,900 MAAR
• 2002-04-29 Sold (MLS) $133,500 MAAR
• 2002-03-01 Listed $133,900 MAAR
• 1999-11-12 Sold (MLS) $121,500 MAAR
• 1999-06-29 Listed $122,500 MAAR

Property tax history

+6.8%/yr

Latest (2025): $995 · +7.0% YoY. Source: county tax records.