2153 Mona Lisa Dr · Montgomery, AL 36111

$114,900

4 bd · 2.0 ba · 1,595 sqft · SingleFamily public records · 253 Days on market

Built 1950 0.32 ac lot $72/sqft · 21% above area Est $95k · 21% over

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Why this score? — see what drove the C- 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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This open and spacious 4 bedroom, 2 bath home offers plenty of room to spread out. The large bedrooms provide comfort and flexibility, while the natural light throughout creates a bright and welcoming atmosphere. Enjoy the convenience of a large covered patio/carport, perfect for outdoor gatherings or extra parking. This home makes a great option for investors or those looking for a property with income potential.

Key facts

• Income potential
• Large covered patio
• 0.32 acre lot

Tags

• LARGE COVERED PATIO
• INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: 110 active listings in the ZIP; 34 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

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $68k; list at $115k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.19% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.44%
• DSCR: 1.60
• GRM: 7.0

CMA / ARV

• ARV (median comp): $95,207
• List price: $114,900
• Delta: 20.68%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1448 Beaumont Dr	0.50mi	4/2.0	1,700 (+7%)	3mo	$139,900	$82	64
1143 Birdwood Dr	0.44mi	3/2.0 (-1)	1,553 (-3%)	14mo	$77,500	$50	59
2708 Ashlawn Dr	0.64mi	3/2.0 (-1)	1,670 (+5%)	1mo	$88,000	$53	56
3747 Maclamar Rd	0.54mi	3/2.0 (-1)	1,480 (-7%)	3mo	$109,000	$74	56
1394 Avalon Ln	0.58mi	3/2.0 (-1)	1,694 (+6%)	4mo	$116,000	$68	54
1063 Druid Hills Dr	0.63mi	3/3.0 (-1)	1,550 (-3%)	4mo	$61,000	$39	54
2764 S Colonial Dr	0.47mi	3/2.0 (-1)	1,732 (+9%)	7mo	$139,900	$81	53
1384 Devonshire Dr	0.59mi	4/2.0	1,458 (-9%)	6mo	$120,000	$82	53
1180 Freemont Dr	0.34mi	3/2.0 (-1)	1,805 (+13%)	7mo	$130,000	$72	51
1048 Lynwood Dr	0.65mi	4/2.0	1,502 (-6%)	13mo	$82,500	$55	49
2639 Mcgehee Rd	0.62mi	3/2.0 (-1)	1,746 (+10%)	15mo	$147,200	$84	38
2305 Elsmeade Dr	0.59mi	3/1.0 (-1)	1,356 (-15%)	10mo	$20,000	$15	31

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: 3.5%
• Equity multiple: 1.13×
• Total profit: $4,305
• Equity at exit: $17,132

10-year hold

• IRR: 13.0%
• Equity multiple: 2.03×
• Total profit: $33,203
• Equity at exit: $9,934

Cash invested: $32,172 (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: 110
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$603
• Tax from tax record: −$72 /mo · $869/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $360

Break-even live

Break-even rent $915

Max offer price $114,900

Occupancy floor 69%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1434 E Audubon Rd Montgomery, AL	4.0	2.0	2237	$1,475	$0.66	43d	1	0.40mi
3770 Maclamar Rd Montgomery, AL	3.0	1.0	1129	$950	$0.84	21d	1	0.50mi
1437 Beaumont Dr Montgomery, AL	4.0	2.0	2029	$1,500	$0.74	43d	1	0.54mi
1114 Druid Hills Dr Montgomery, AL	3.0	1.0	1192	$1,250	$1.05	21d	1	0.58mi
1067 Roslyn Dr Montgomery, AL	4.0	2.0	1760	$1,125	$0.64	21d	1	0.58mi
1388 Adrian Ln Montgomery, AL	5.0	2.0	1701	$1,600	$0.94	13d	1	0.59mi
1355 Buckingham Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	13d	1	0.68mi
2633 Ashlawn Dr Montgomery, AL	5.0	2.0	1681	$1,600	$0.95	43d	1	0.80mi
2656 Fisk Rd Montgomery, AL	4.0	2.0	1584	$1,400	$0.88	43d	1	0.89mi
3649 Princeton Rd Montgomery, AL	3.0	1.0	1266	$1,200	$0.95	21d	1	0.97mi
3510 Bankhead Ave Montgomery, AL	3.0	3.0	2210	$2,250	$1.02	43d	1	1.01mi
3720 Stanley Dr Montgomery, AL	4.0	2.0	1719	$1,650	$0.96	21d	1	1.03mi
2440 Price St Unit C Montgomery, AL	3.0	2.0	1800	$1,050	$0.58	43d	1	1.04mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	43d	1	1.05mi
3701 Wesley Dr Unit 3737 Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	43d	1	1.05mi
2619 Brantford Pl Montgomery, AL	3.0	2.0	1323	$1,200	$0.91	43d	1	1.06mi
1219 Biscayne Dr Montgomery, AL	4.0	1.5	1228	$1,295	$1.05	21d	1	1.07mi
2441 Price St Unit D Montgomery, AL	3.0	2.0	1264	$900	$0.71	21d	1	1.08mi
3737 Wesley Dr Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	43d	1	1.08mi
3120 Guymar Rd Montgomery, AL	5.0	2.0	2088	$1,750	$0.84	21d	1	1.10mi
4342 Sunshine Dr Montgomery, AL	3.0	2.0	1323	$1,250	$0.94	13d	1	1.11mi
3543 Carter Hill Rd Montgomery, AL	1.0–3.0	1.0–2.0	1120	$925	$0.83	13d	16	1.15mi
1217 Woodbridge Dr Unit 1043843P Montgomery, AL	5.0	2.0	1496	$2,830	$1.89	13d	1	1.20mi
3902 Wesley Dr Montgomery, AL	5.0	2.0	1689	$1,595	$0.94	21d	1	1.20mi
3543 Berkley Dr Montgomery, AL	4.0	2.0	2067	$1,575	$0.76	13d	1	1.21mi
3445 Le Bron Rd Montgomery, AL	4.0	1.0	1100	$1,050	$0.95	21d	1	1.24mi
3252 Cheltenham Dr Montgomery, AL	3.0	2.0	1705	$1,200	$0.70	43d	1	1.26mi
4751 Queensbury Ct Montgomery, AL	5.0	2.0	1694	$1,750	$1.03	43d	1	1.34mi
2651 Clement Curv Montgomery, AL	3.0	2.0	1402	$1,550	$1.11	21d	1	1.36mi
2724 Forsyth Ln Montgomery, AL	4.0	2.0	1794	$1,400	$0.78	43d	1	1.38mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	43d	1	1.43mi
3608 Wilmington Rd Montgomery, AL	3.0	1.0	1160	$950	$0.82	43d	1	1.46mi
915 Queensbury Dr Montgomery, AL	4.0	2.0	1783	$1,500	$0.84	43d	1	1.49mi
2724 Endicott Dr Montgomery, AL	5.0	4.0	1857	$1,750	$0.94	43d	1	1.49mi

Listing history 15 events

1. 2026-06-03
   days on market $114,900 Active 253 DOM
2. 2026-06-02
   days on market $114,900 Active 252 DOM
3. 2026-06-01
   days on market $114,900 Active 251 DOM
4. 2026-05-31
   days on market $114,900 Active 250 DOM
5. 2026-05-30
   days on market $114,900 Active 249 DOM
6. 2026-04-20
   price $114,900 417-char remark

   Show marketing remark (417 chars)

   This open and spacious 4 bedroom, 2 bath home offers plenty of room to spread out. The large bedrooms provide comfort and flexibility, while the natural light throughout creates a bright and welcoming atmosphere. Enjoy the convenience of a large covered patio/carport, perfect for outdoor gatherings or extra parking. This home makes a great option for investors or those looking for a property with income potential.

7. 2026-04-09
   status Active 417-char remark

   Show marketing remark (417 chars)

   This open and spacious 4 bedroom, 2 bath home offers plenty of room to spread out. The large bedrooms provide comfort and flexibility, while the natural light throughout creates a bright and welcoming atmosphere. Enjoy the convenience of a large covered patio/carport, perfect for outdoor gatherings or extra parking. This home makes a great option for investors or those looking for a property with income potential.

8. 2026-04-03
   historical Contingent 417-char remark

   Show marketing remark (417 chars)

   This open and spacious 4 bedroom, 2 bath home offers plenty of room to spread out. The large bedrooms provide comfort and flexibility, while the natural light throughout creates a bright and welcoming atmosphere. Enjoy the convenience of a large covered patio/carport, perfect for outdoor gatherings or extra parking. This home makes a great option for investors or those looking for a property with income potential.

9. 2025-12-22
   status Active 417-char remark

   Show marketing remark (417 chars)

   This open and spacious 4 bedroom, 2 bath home offers plenty of room to spread out. The large bedrooms provide comfort and flexibility, while the natural light throughout creates a bright and welcoming atmosphere. Enjoy the convenience of a large covered patio/carport, perfect for outdoor gatherings or extra parking. This home makes a great option for investors or those looking for a property with income potential.

10. 2025-11-08
    historical Contingent 417-char remark

    Show marketing remark (417 chars)

    This open and spacious 4 bedroom, 2 bath home offers plenty of room to spread out. The large bedrooms provide comfort and flexibility, while the natural light throughout creates a bright and welcoming atmosphere. Enjoy the convenience of a large covered patio/carport, perfect for outdoor gatherings or extra parking. This home makes a great option for investors or those looking for a property with income potential.

11. 2025-09-23
    listed $119,900 Active 417-char remark

    Show marketing remark (417 chars)

    This open and spacious 4 bedroom, 2 bath home offers plenty of room to spread out. The large bedrooms provide comfort and flexibility, while the natural light throughout creates a bright and welcoming atmosphere. Enjoy the convenience of a large covered patio/carport, perfect for outdoor gatherings or extra parking. This home makes a great option for investors or those looking for a property with income potential.

12. 2023-05-30
    soldstatus $68,000
13. 2014-08-06
    soldstatus $58,900
14. 2014-07-28
    soldstatus $58,500 590-char remark

    Show marketing remark (590 chars)

    HUGE PRICE REDUCTION FOR QUICK SALE!! You won't believe how impressive this home is!! Incredibly clean and cozy!! Amenities include wood flooring (oak) in the master and front bedrooms which is also likely beneath freshly cleaned berber carpet in other areas of the home; Premier brand walk-in jetted tubs with shower accessories in both bathrooms; lots of storage space with large closets in all bedrooms; beautiful draperies throughout that will remain with sale of home; a metal-covered 2-car carport; a large detached storage building with louvered windows; and a relatively new roof.

15. 2013-06-13
    listed $62,500 590-char remark

    Show marketing remark (590 chars)

    HUGE PRICE REDUCTION FOR QUICK SALE!! You won't believe how impressive this home is!! Incredibly clean and cozy!! Amenities include wood flooring (oak) in the master and front bedrooms which is also likely beneath freshly cleaned berber carpet in other areas of the home; Premier brand walk-in jetted tubs with shower accessories in both bathrooms; lots of storage space with large closets in all bedrooms; beautiful draperies throughout that will remain with sale of home; a metal-covered 2-car carport; a large detached storage building with louvered windows; and a relatively new roof.

ⓘ 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: $869 · $72/mo
• Projected year-2 tax: $869 · $72/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 · 19 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $16,453
• − Mortgage interest: −$6,436
• − Property taxes: −$869
• − Insurance: −$574
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$3,343
• Taxable income: $2,598
• Est. tax owed @ 24.0%: −$624
• After-tax cash flow: $3,700/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

+83.8% since first listed

10 events — show timeline

• 2026-04-20 Price Changed $114,900 MAAR
• 2026-04-09 Relisted — MAAR
• 2026-04-03 Contingent — MAAR
• 2025-12-22 Relisted — MAAR
• 2025-11-08 Contingent — MAAR
• 2025-09-23 Listed $119,900 MAAR
• 2023-05-30 Sold (Public Records) $68,000 Public Records
• 2014-08-06 Sold (Public Records) $58,900 Public Records
• 2014-07-28 Sold (MLS) $58,500 MAAR
• 2013-06-13 Listed $62,500 MAAR

Property tax history

+12.0%/yr

Latest (2025): $869 · +6.9% YoY. Source: county tax records.