953 Green Ridge Ct · Montgomery, AL 36109

$180,000

4 bd · 2.0 ba · 1,603 sqft · SingleFamily public records · 3 Days on market

Built 1960 0.28 ac lot Est $152k · 18% 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 +17.5/30.0
• DSCR +5.5/10.0
• 1% rule +3.5/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 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

One owner for the last 25 years and ready to downsize. Huge great room addition with fireplace and room for all the family. Kitchen has been updated with granite and hard tile floors. new interior doors throughout. Nice glassed in sun room off den. Good size detached workshop. Gazebo in backyard for relaxing. Four bedrooms and three updated baths will satisfy a large family. All for under 99,000 in beautiful tree covered Forrest Hills!!

Key facts

• 0.28 acre lot
• 2 parking spots
• Built 1960

Property features AI

Exterior

• Parking: Attached carport; 2-car carport; Driveway; Parking pad; 3 parking pads
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: One-story brick home; Slab foundation
• Construction: Brick construction; Built by owner (year built source: owner)
• Exterior features: Partial fencing; Fence; Gazebo

Interior

• Flooring: Carpet; Tile; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Carpet, tile and wood flooring; Outside fireplace
• Laundry & utility: Gas water heater; Multiple water heaters

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $139 ($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 $154k (14.6% below list).
• Recommended offer: $154k (14.6% 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: 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 31% of the median local income ($59k/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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $96k; list at $180k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $153,645 (14.6% below list)

Questions for the listing agent

1. Built in 1960 — 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: 0.85% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $152,285
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
753 Green Ridge Rd	0.29mi	3/2.0 (-1)	1,634 (+2%)	3mo	$163,600	$100	76
3734 Duquesne Dr	0.47mi	3/2.0 (-1)	1,644 (+3%)	4mo	$170,000	$103	65
1232 Zephyr Hills Dr	0.53mi	4/2.0	1,497 (-7%)	1mo	$128,675	$86	63
887 Greg Dr	0.46mi	3/2.0 (-1)	1,492 (-7%)	2mo	$150,000	$101	60
3336 Harrison Rd	0.20mi	3/2.0 (-1)	1,816 (+13%)	4mo	$71,000	$39	60
3243 Durham Dr	0.40mi	4/2.0	1,363 (-15%)	1mo	$150,000	$110	56
3221 Gatsby Ln	0.68mi	3/2.0 (-1)	1,491 (-7%)	0mo	$150,000	$101	51
403 Nottingham Rd	0.56mi	3/1.0 (-1)	1,450 (-10%)	0mo	$39,901	$28	49
809 Perry Hill Rd	0.73mi	3/1.0 (-1)	1,545 (-4%)	5mo	$85,000	$55	47
843 Greg Dr	0.49mi	3/2.0 (-1)	1,816 (+13%)	5mo	$100,000	$55	46
664 Joryne Dr	0.50mi	3/2.0 (-1)	1,363 (-15%)	1mo	$129,000	$95	46
1300 Zephyr Hills Dr	0.54mi	3/2.0 (-1)	1,389 (-13%)	6mo	$91,500	$66	43

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: -11.5%
• Equity multiple: 0.58×
• Total profit: $-20,918
• Equity at exit: $26,839

10-year hold

• IRR: -2.8%
• Equity multiple: 0.82×
• Total profit: $-9,320
• Equity at exit: $15,563

Cash invested: $50,400 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,536 high
• Mortgage (P&I): −$944
• Tax from tax record: −$56 /mo · $667/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $139

Break-even live

Break-even rent $1,360

Max offer price $180,000

Occupancy floor 86%

Sensitivity live

Price	-10% $241	-5% $190	+0% $139	+5% $88	+10% $37
Rent	-10% $18	-5% $79	+0% $139	+5% $200	+10% $261
Rate	-1.0pp $230	-0.5pp $185	base $139	+0.5pp $93	+1.0pp $45

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
926 Green Ridge Ct Montgomery, AL	3.0	2.0	1665	$1,381	$0.83	14d	1	0.08mi
3359 Bedford Ln Montgomery, AL	4.0	2.0	1786	$1,600	$0.90	14d	1	0.23mi
3346 Bedford Ln Montgomery, AL	3.0	1.0	1134	$1,295	$1.14	14d	1	0.25mi
817 Dumont Dr Montgomery, AL	3.0	2.0	1635	$1,800	$1.10	14d	1	0.25mi
3323 Bedford Ln Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	22d	1	0.26mi
844 Sir Michael Dr Montgomery, AL	4.0	2.0	1502	$1,650	$1.10	44d	1	0.27mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	44d	1	0.29mi
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	44d	1	0.38mi
908 Greg Dr Montgomery, AL	3.0	1.0	1520	$1,100	$0.72	22d	1	0.43mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	14d	1	0.44mi
3318 Habersham Rd Montgomery, AL	3.0	2.0	1134	$1,250	$1.10	14d	1	0.44mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	44d	1	0.44mi
3309 Hillcrest Ln Unit 1043908P Montgomery, AL	4.0	2.0	1625	$2,885	$1.78	22d	1	0.45mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	14d	1	0.45mi
1216 Karen Rd Montgomery, AL	3.0	2.0	1620	$1,350	$0.83	14d	1	0.51mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	44d	1	0.54mi
1229 Karen Rd Montgomery, AL	4.0	2.0	1344	$1,590	$1.18	44d	1	0.55mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	22d	1	0.57mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	22d	1	0.60mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	44d	1	0.67mi
401 Ridgewood Ln Montgomery, AL	3.0	2.0	1513	$1,195	$0.79	22d	1	0.70mi
3692 Fairfield Dr Montgomery, AL	3.0	2.0	1524	$1,400	$0.92	22d	1	0.77mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	44d	1	0.79mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	44d	1	0.80mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	14d	1	0.80mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	44d	1	0.82mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	22d	1	0.84mi
4041A Beth Manor Dr Montgomery, AL	1.0–3.0	1.0–2.0	925	$1,000	$1.08	22d	20	0.88mi
750 S Marquette Dr Montgomery, AL	3.0	1.0	1325	$1,195	$0.90	44d	1	0.89mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	22d	1	0.90mi
1738 Fairforest Dr Montgomery, AL	3.0	2.0	2166	$1,895	$0.87	44d	1	0.97mi
2736 Chevy Chase Dr Montgomery, AL	3.0	1.0	1100	$1,300	$1.18	44d	1	0.99mi
572 Farmington Rd Montgomery, AL	3.0	2.0	2106	$1,495	$0.71	44d	1	1.02mi
560 Farmington Rd Montgomery, AL	4.0	2.0	2161	$1,695	$0.78	14d	1	1.02mi
1827 Pinecrest Dr Montgomery, AL	4.0	3.0	1893	$1,550	$0.82	14d	1	1.05mi
1814 Pinecrest Dr Montgomery, AL	3.0	1.0	1053	$990	$0.94	44d	1	1.08mi
18 Oak Forest Dr Montgomery, AL	3.0	2.0	1580	$1,050	$0.66	22d	1	1.08mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	22d	1	1.10mi
7 Bradley Dr Montgomery, AL	3.0	2.0	1529	$1,500	$0.98	14d	1	1.14mi
1814 Sylvan Dr Montgomery, AL	3.0	2.0	1785	$1,400	$0.78	22d	1	1.20mi

Listing history 2 events

1. 2026-06-21
   days on market $180,000 Active 3 DOM
2. 2026-06-19
   listed $180,000 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: $667 · $56/mo
• Projected year-2 tax: $738 · $62/mo
• Expected delta: +$71/yr (+$6/mo · 10.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $18,437
• − Mortgage interest: −$10,083
• − Property taxes: −$667
• − Insurance: −$900
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$5,236
• Taxable loss: −$1,399
• Est. tax savings @ 24.0%: +$336
• After-tax cash flow: $2,007/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

+83.7% since first listed

4 events — show timeline

• 2026-06-18 Listed $180,000 MAAR
• 2016-06-02 Sold (Public Records) $96,261 Public Records
• 2016-05-27 Sold (MLS) $96,000 MAAR
• 2016-02-22 Listed $98,000 MAAR

Property tax history

+6.9%/yr

Latest (2025): $667 · +2.8% YoY. Source: county tax records.