2932 Landsdowne Dr · Montgomery, AL 36111

$199,999

4 bd · 2.0 ba · 2,237 sqft · SingleFamily public records · 6 Days on market

Built 1970 0.37 ac lot Est $233k · 14% 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 +16.4/30.0
• ARV discount +13.8/15.0
• DSCR +5.1/10.0
• 1% rule +3.4/10.0
• 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

GREAT HOME FOR FAMILY LIVING AS WELL AS GREAT ENTERTAINING! THIS FAMILY DREAM HAS A POOL AND HUGE COVERED PATIO (16 X 30). NEW CARPET! GREAT NEIGHBORHOOD. GREAT LOCATION!

Key facts

• 0.37 acre lot
• Parking
• Built 1970

Property features AI

Exterior

• Parking: Driveway with three parking pads
• Security: Fire alarm
• Utilities: Electricity available; Natural gas available; High-speed internet available; Public water; Public sewer
• Home design: Single-story home; Brick construction; Slab foundation
• Construction: Brick exterior; Built according to public records
• Exterior features: Covered patio; Covered porch; Porch; Fully fenced yard; Full perimeter fencing; Level lot; Mature trees; City lot in a subdivision; Public paved road frontage

Interior

• Kitchen: Dishwasher; Electric range; Plumbed for ice maker
• Bedrooms: Three bedrooms on the first floor
• Flooring: Carpet; Tile; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Blinds and double-pane windows; Insulated doors; Pull-down attic stairs; Window treatments; Breakfast bar; Programmable thermostat
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/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 $168k (16.2% below list).
• Recommended offer: $168k (16.2% 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: Dannelly Elementary School (math 2% / reading 21%, grade F, #556 of 627 statewide, top 89%, 622 students, 88% FRL); Brewbaker Middle School (math 0% / reading 19%, grade F, #227 of 257 statewide, top 90%, 838 students, 91% FRL); Jefferson Davis High School (math 3% / reading 16%, grade F, #258 of 305 statewide, top 85%, 1,522 students, 83% FRL) — zoned schools average 87% FRL vs 70% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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

• 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $73k; list at $200k implies a 173% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,697 (16.2% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.84% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $232,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3383 Warrenton Rd	0.24mi	4/3.0	2,274 (+2%)	6mo	$255,000	$112	77
2445 Winchester Rd	0.52mi	4/2.0	2,183 (-2%)	7mo	$230,000	$105	66
2801 Crawford St	0.26mi	4/3.0	2,564 (+15%)	1mo	$260,000	$101	59
3326 Allendale Pl	0.61mi	3/2.5 (-1)	2,316 (+4%)	2mo	$240,000	$104	57
2454 Hawthorn Dr	0.64mi	3/2.0 (-1)	2,349 (+5%)	3mo	$329,500	$140	54
3138 Fernway Dr	0.26mi	3/2.0 (-1)	1,914 (-14%)	6mo	$150,000	$78	54
3715 Dresden Ct	0.57mi	3/2.5 (-1)	2,097 (-6%)	4mo	$139,500	$67	53
3254 Fieldcrest Dr	0.74mi	4/2.0	2,380 (+6%)	3mo	$235,000	$99	52
3020 Hill Hedge Dr	0.74mi	3/2.0 (-1)	2,090 (-7%)	0mo	$190,000	$91	49
3469 Warrenton Rd	0.47mi	3/2.5 (-1)	1,957 (-12%)	3mo	$265,000	$135	48
2484 Hawthorn Dr	0.59mi	3/2.5 (-1)	2,495 (+12%)	4mo	$325,000	$130	43
2721 S Colonial Dr	0.71mi	3/3.0 (-1)	2,464 (+10%)	2mo	$185,000	$75	39

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-25,318
• Equity at exit: $29,821

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-13,135
• Equity at exit: $17,292

Cash invested: $56,000 (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 36111

• Home prices YoY: -6.9%
• Active inventory: 114
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,677 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $113

Break-even live

Break-even rent $1,534

Max offer price $199,999

Occupancy floor 88%

Sensitivity live

Price	-10% $226	-5% $169	+0% $113	+5% $56	+10% $-1
Rent	-10% $-20	-5% $46	+0% $113	+5% $179	+10% $245
Rate	-1.0pp $213	-0.5pp $163	base $113	+0.5pp $61	+1.0pp $8

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2440 Price St Unit C Montgomery, AL	3.0	2.0	1800	$1,050	$0.58	46d	1	0.37mi
3543 Carter Hill Rd Montgomery, AL	1.0–3.0	1.0–2.0	1120	$925	$0.83	15d	16	0.44mi
2983 Old Farm Rd Montgomery, AL	3.0	2.0	2000	$1,725	$0.86	23d	1	0.44mi
2929 Canterbury Ct Unit 1043474P Montgomery, AL	4.0	2.5	2464	$2,667	$1.08	23d	1	0.45mi
2988 Old Farm Rd Montgomery, AL	3.0	2.5	2314	$1,900	$0.82	46d	1	0.45mi
3352 Ridgefield Dr Montgomery, AL	3.0	2.0	1932	$1,761	$0.91	23d	1	0.52mi
3332 Allendale Pl Montgomery, AL	3.0	2.0	2741	$2,250	$0.82	15d	1	0.59mi
1814 Sylvan Dr Montgomery, AL	3.0	2.0	1785	$1,400	$0.78	23d	1	0.65mi
2633 Ashlawn Dr Montgomery, AL	5.0	2.0	1681	$1,600	$0.95	46d	1	0.72mi
2656 Fisk Rd Montgomery, AL	4.0	2.0	1584	$1,400	$0.88	46d	1	0.78mi
2651 Clement Curv Montgomery, AL	3.0	2.0	1402	$1,550	$1.11	23d	1	0.82mi
3050 Bryn Mawr Rd Montgomery, AL	3.0	2.0	2290	$1,500	$0.66	46d	1	0.85mi
1842 Gillespie Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	46d	1	0.90mi
2716 Ashlawn Dr Montgomery, AL	4.0	3.0	2829	$1,600	$0.57	23d	1	0.90mi
3120 Guymar Rd Montgomery, AL	5.0	2.0	2088	$1,750	$0.84	23d	1	0.92mi
1827 Pinecrest Dr Montgomery, AL	4.0	3.0	1893	$1,550	$0.82	15d	1	0.94mi
1738 Fairforest Dr Montgomery, AL	3.0	2.0	2166	$1,895	$0.87	46d	1	0.98mi
3001 Sutton Dr Montgomery, AL	3.0	3.0	2298	$1,750	$0.76	46d	1	1.02mi
2053 Gorgas St Montgomery, AL	3.0	1.0	1955	$1,200	$0.61	23d	1	1.14mi
2014 Commodore St Montgomery, AL	3.0	2.0	1613	$1,450	$0.90	15d	1	1.17mi
2045 Bullard St Unit 1043526P Montgomery, AL	3.0	2.0	1797	$2,198	$1.22	46d	1	1.21mi
1216 Karen Rd Montgomery, AL	3.0	2.0	1620	$1,350	$0.83	15d	1	1.22mi
2009 Bullard St Montgomery, AL	5.0	2.0	1992	$1,975	$0.99	23d	1	1.27mi
2198 Beverly Dr Montgomery, AL	4.0	2.5	2476	$1,495	$0.60	46d	1	1.29mi
1516 Charleton Dr Montgomery, AL	3.0	2.0	1895	$1,650	$0.87	46d	1	1.31mi
1450 Crenshaw Pl S Montgomery, AL	3.0	2.0	1641	$1,775	$1.08	46d	1	1.33mi
4285 Shamrock Ln Unit 1043850P Montgomery, AL	5.0	2.0	1991	$3,909	$1.96	23d	1	1.36mi
1425 Blairwood Montgomery, AL	3.0	2.0	1700	$1,850	$1.09	15d	1	1.41mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	46d	1	1.41mi
1437 Beaumont Dr Montgomery, AL	4.0	2.0	2029	$1,500	$0.74	46d	1	1.41mi
3359 Bedford Ln Montgomery, AL	4.0	2.0	1786	$1,600	$0.90	15d	1	1.46mi

Listing history 5 events

1. 2026-06-21
   days on market $199,999 Active 6 DOM
2. 2026-06-18
   days on market $199,999 Active 3 DOM
3. 2026-06-17
   days on market $199,999 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $199,999 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: $961 · $80/mo
• Projected year-2 tax: $961 · $80/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 · 21 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: $20,124
• − Mortgage interest: −$11,203
• − Property taxes: −$961
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$5,818
• Taxable loss: −$2,078
• Est. tax savings @ 24.0%: +$499
• After-tax cash flow: $1,850/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): 12,196

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 34% Asian 3% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Chinese 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: ▼ -11.63%
• Current HPI: 156.4412
• 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

+25.1% since first listed

9 events — show timeline

• 2026-06-15 Listed $199,999 MAAR
• 2020-08-07 Sold (Public Records) $73,166 Public Records
• 2015-11-08 Listed $149,900 MAAR
• 2006-02-15 Sold (MLS) $165,900 MAAR
• 2005-05-03 Listed $168,900 MAAR
• 2001-05-29 Sold (MLS) $149,900 MAAR
• 2001-04-09 Listed $149,900 MAAR
• 2000-09-12 Listed $154,900 MAAR
• 1999-10-07 Listed $159,900 MAAR

Property tax history

+4.2%/yr

Latest (2025): $961 · -6.6% YoY. Source: county tax records.