4336 Donovan Dr · Montgomery, AL 36109

$159,950

3 bd · 2.0 ba · 1,185 sqft · SingleFamily public records · 51 Days on market

Built 1965 10,018 sqft lot $135/sqft · 8% above area Est $148k · 8% over

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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 +19.0/30.0
• DSCR +6.0/10.0
• 1% rule +3.8/10.0
• ARV discount +3.8/15.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Absolutely a wonderful opportunity to make this one owner home your home. Beautiful setting high on a hill in this well established neighborhood. Home has new vinyl plank flooring through out with exception to the tiled bathrooms. The main bathroom has been completely renovated with a beautiful tile shower. All new stainless kitchen appliances with a nice pantry closet and freshly painted cabinets. New architectural roof as of 2023. The attached carport is wonderful and lets you step straight into the kitchen and be out of the weather. The front living room/dining room is very spacious with nice coat closet just inside the front door. From the living room head down the hall to the Bedrooms

Key facts

• Tiled bathrooms
• Pantry closet
• Vinyl plank flooring

Tags

• VINYL PLANK FLOORING
• TILED BATHROOMS
• RENOVATED MAIN BATHROOM
• TILE SHOWER
• STAINLESS KITCHEN APPLIANCES
• PANTRY CLOSET

Property features AI

Finance

• Other: Home warranty included

Exterior

• Parking: Attached carport; Driveway; One carport space
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Brick and metal siding exterior; Slab foundation
• Construction: Built (year per public records); Brick construction; Metal siding
• Exterior features: Patio; Storage structure; Partial privacy fencing; Fence

Interior

• Kitchen: Electric range; Microwave; Microwave hood fan
• Bedrooms: Two bedrooms on the first level; One bedroom on the first level with an attached bathroom; Third bedroom (on the first level) can be used as a den
• Flooring: Plank flooring; Tile flooring; Vinyl flooring
• Bathrooms: Two full bathrooms (both on the first level)
• Heating & cooling: Central heat; Gas heating; Space heater; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Living/Dining room combination; Family room that could be used as a den; Eat-in kitchen
• Laundry & utility: First-level laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/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 $141k (12.0% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 6.0% in Montgomery — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents rising (+2.6%/yr); 209 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $5k 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 51 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,737 (12.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

• ARV (median comp): $147,647
• List price: $159,950
• Delta: 8.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Blake St	0.20mi	3/2.0	1,194 (+1%)	0mo	$162,000	$136	89
4317 Hillside Oaks Ct	0.22mi	2/2.0 (-1)	1,179 (-0%)	1mo	$140,000	$119	83
112 Blake St	0.21mi	3/2.0	1,182 (-0%)	11mo	$172,000	$146	80
4369 Hillside Oaks Dr	0.20mi	2/2.0 (-1)	1,171 (-1%)	17mo	$125,000	$107	70
4536 Wake Forest Dr	0.41mi	3/2.0	1,244 (+5%)	4mo	$123,000	$99	70
4329 Donovan Dr	0.04mi	3/2.0	1,336 (+13%)	18mo	$145,000	$109	62
4237 Camellia Dr	0.27mi	3/1.5	1,124 (-5%)	23mo	$85,000	$76	58
142 Hillside Rd	0.15mi	3/2.0	1,328 (+12%)	21mo	$160,000	$120	55
4313 Hillside Oaks Dr	0.22mi	2/2.0 (-1)	1,048 (-12%)	24mo	$131,000	$125	45
557 Forest Ridge Ct	0.57mi	3/2.0	1,319 (+11%)	22mo	$141,500	$107	36

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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-15,914
• Equity at exit: $23,849

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-2,564
• Equity at exit: $13,830

Cash invested: $44,786 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 209
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$839
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $166

Break-even live

Break-even rent $1,197

Max offer price $159,950

Occupancy floor 83%

Sensitivity live

Price	-10% $257	-5% $211	+0% $166	+5% $121	+10% $76
Rent	-10% $55	-5% $110	+0% $166	+5% $222	+10% $277
Rate	-1.0pp $247	-0.5pp $207	base $166	+0.5pp $125	+1.0pp $82

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: $39,988
• Closing costs: $4,798
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4365 Hillside Oaks Montgomery, AL	2.0	2.0	1204	$1,500	$1.25	45d	1	0.17mi
4536 Wake Forest Dr Montgomery, AL	3.0	2.0	1244	$1,250	$1.00	45d	1	0.42mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	45d	1	0.58mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	15d	1	0.73mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	45d	1	0.87mi
103 Dalraida Rd Unit D Montgomery, AL	2.0	2.0	838	$875	$1.04	45d	1	0.91mi
4732 Retreat Rd Montgomery, AL	2.0	2.0	1034	$995	$0.96	22d	1	0.93mi
538 Hollow Wood Rd Montgomery, AL	2.0	2.0	1053	$1,100	$1.04	45d	1	0.94mi
564 Glade Park Loop Unit 1043856P Montgomery, AL	4.0	2.0	1496	$2,736	$1.83	15d	1	1.01mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	15d	1	1.09mi
633 Groveland Dr Montgomery, AL	3.0	2.0	1424	$1,200	$0.84	45d	1	1.21mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	45d	1	1.25mi
804 Hillman St Montgomery, AL	3.0	2.0	1356	$1,295	$0.96	22d	1	1.29mi
804 Hillman St Montgomery, AL	3.0	2.0	1370	$1,295	$0.95	15d	1	1.29mi
516 Lawndale Ln Montgomery, AL	3.0	1.0	1125	$1,150	$1.02	45d	1	1.30mi
535 Lawndale Ln Montgomery, AL	4.0	1.5	1260	$1,100	$0.87	15d	1	1.32mi
750 S Marquette Dr Montgomery, AL	3.0	1.0	1325	$1,195	$0.90	45d	1	1.34mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	22d	1	1.35mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	45d	1	1.39mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	15d	1	1.43mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	45d	1	1.43mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	15d	1	1.49mi

Listing history 19 events

1. 2026-06-21
   days on market $159,950 Active 51 DOM
2. 2026-06-18
   days on market $159,950 Active 48 DOM
3. 2026-06-17
   days on market $159,950 Active 47 DOM
4. 2026-06-16
   days on market $159,950 Active 46 DOM
5. 2026-06-15
   days on market $159,950 Active 45 DOM
6. 2026-06-14
   days on market $159,950 Active 43 DOM
7. 2026-06-13
   days on market $159,950 Active 42 DOM
8. 2026-06-10
   days on market $159,950 Active 40 DOM
9. 2026-06-09
   days on market $159,950 Active 39 DOM
10. 2026-06-08
    days on market $159,950 Active 38 DOM
11. 2026-06-07
    days on market $159,950 Active 37 DOM
12. 2026-06-03
    days on market $159,950 Active 33 DOM
13. 2026-06-02
    days on market $159,950 Active 32 DOM
14. 2026-06-01
    days on market $159,950 Active 31 DOM
15. 2026-05-31
    days on market $159,950 Active 30 DOM
16. 2026-05-30
    days on market $159,950 Active 29 DOM
17. 2026-05-18
    status Active 862-char remark
18. 2026-05-13
    historical Contingent 862-char remark
19. 2026-05-01
    listed $159,950 Active 862-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: $484 · $40/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$172/yr (+$14/mo · 35.5%)

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $16,888
• − Mortgage interest: −$8,960
• − Property taxes: −$484
• − Insurance: −$800
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$4,653
• Taxable loss: −$710
• Est. tax savings @ 24.0%: +$170
• After-tax cash flow: $2,163/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): 23,581
• Household income: $59,193
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1039.0

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: White 49% Black 39% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -37.64%
• Current HPI: 149.3867
• Rent YoY: ▲ 2.65%
• 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

3 events — show timeline

• 2026-05-18 Relisted — MAAR
• 2026-05-13 Contingent — MAAR
• 2026-05-01 Listed $159,950 MAAR

Property tax history

+5.2%/yr

Latest (2025): $484 · +2.7% YoY. Source: county tax records.