440 Planters Rd · Montgomery, AL 36109

$149,900

3 bd · 2.0 ba · 1,775 sqft · SingleFamily public records · 13 Days on market

Built 1977 0.32 ac lot Est $195k · 23% under

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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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• 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 MLS

This great home have 1770 leaving square feet, 3 bedrooms two bathrooms, a custom fireplace, a nice back yard, with a beautiful garden. You can find a place to do outdoor projects! This house have so much to offer. Call me or call your realtor! You will be happy to call this home yours!!

Key facts

• Ample natural light
• Spacious lot
• Mature landscaping

Tags

• SPACIOUS LOT
• MATURE LANDSCAPING
• GENEROUS LIVING AREAS
• AMPLE NATURAL LIGHT

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet service availability unknown
• Home design: Existing home; Single-story layout (all listed rooms on main level); Vinyl siding and wood construction; Slab foundation
• Construction: Vinyl siding; Wood construction; Slab foundation
• Exterior features: Covered patio; Garden/patio; No pool; Not waterfront; No decks

Interior

• Kitchen: Island; Solid surface countertops; Built-in dishwasher
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level; Total rooms include living room, kitchen, dining room, den/family room
• Flooring: Hardwood
• Bathrooms: Two full bathrooms; Garden tub
• Heating & cooling: Forced air heating; Central electric cooling
• Interior features: Hardwood floors; Ceilings: other (see remarks); None (no additional interior features listed)
• Laundry & utility: Laundry located on the main level; Washer hookup provided; Dryer hookups for both electric and gas

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.4% 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: 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: Dalraida Elementary School (math 5% / reading 34%, grade F, #467 of 627 statewide, top 76%, 627 students, 63% FRL); Lee High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 1,374 students, 86% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: Rents rising (+2.6%/yr); 207 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 32% 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 $4k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $105k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $149,900

Questions for the listing agent

1. Built in 1977 — 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. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $195,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
356 Avon Rd	0.25mi	3/2.0	1,652 (-7%)	3mo	$195,000	$118	74
4500 Deerfield Ct	0.44mi	3/2.0	1,726 (-3%)	5mo	$199,900	$116	71
233 Vanderbilt Loop W	0.71mi	3/2.0	1,775 (0%)	0mo	$190,000	$107	67
408 Glade Park Dr	0.27mi	3/2.0	1,579 (-11%)	4mo	$168,000	$106	66
4515 Ray Dr	0.53mi	3/2.0	1,676 (-6%)	3mo	$201,000	$120	64
708 Maryethel Dr	0.39mi	4/2.0 (+1)	1,616 (-9%)	1mo	$178,000	$110	61
556 Shady Grove Dr	0.35mi	4/2.0 (+1)	1,978 (+11%)	1mo	$128,000	$65	59
4329 Florence St	0.68mi	3/2.0	1,684 (-5%)	3mo	$160,000	$95	57
615 Sarver Ave	0.65mi	3/2.0	1,646 (-7%)	4mo	$155,000	$94	54
4309 Salinas Ct	0.71mi	4/2.0 (+1)	1,610 (-9%)	2mo	$179,900	$112	45
330 W Vanderbilt Loop	0.57mi	3/2.0	1,515 (-15%)	7mo	$115,000	$76	43
4454 Wares Ferry Rd	0.60mi	3/2.0	1,519 (-14%)	8mo	$167,000	$110	41

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-8,389
• Equity at exit: $22,351

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $11,606
• Equity at exit: $12,961

Cash invested: $41,972 (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: 207
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$786
• Tax from tax record: −$129 /mo · $1,549/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $258

Break-even live

Break-even rent $1,238

Max offer price $149,900

Occupancy floor 78%

Sensitivity live

Price	-10% $343	-5% $301	+0% $258	+5% $216	+10% $174
Rent	-10% $135	-5% $197	+0% $258	+5% $320	+10% $382
Rate	-1.0pp $334	-0.5pp $297	base $258	+0.5pp $220	+1.0pp $180

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
633 Groveland Dr Montgomery, AL	3.0	2.0	1424	$1,200	$0.84	44d	1	0.25mi
564 Glade Park Loop Unit 1043856P Montgomery, AL	4.0	2.0	1496	$2,736	$1.83	14d	1	0.30mi
605 Plantation Way Montgomery, AL	4.0	2.0	1519	$1,200	$0.79	21d	1	0.31mi
535 Lawndale Ln Montgomery, AL	4.0	1.5	1260	$1,100	$0.87	14d	1	0.33mi
5712 Roxboro Dr Montgomery, AL	4.0	2.0	1544	$1,450	$0.94	21d	1	0.72mi
4536 Wake Forest Dr Montgomery, AL	3.0	2.0	1244	$1,250	$1.00	44d	1	0.73mi
713 Amity Ln Montgomery, AL	4.0	2.0	1696	$1,900	$1.12	44d	1	0.77mi
5805 Hyde Park Dr Montgomery, AL	3.0	2.0	1757	$1,511	$0.86	21d	1	1.05mi
323 N Burbank Dr Montgomery, AL	4.0	2.0	1584	$1,381	$0.87	14d	1	1.12mi
5735 Sweet Meadow Dr Montgomery, AL	3.0	2.0	1413	$1,525	$1.08	44d	1	1.17mi
6320 Burbank Crossing Loop Montgomery, AL	3.0	2.0	1238	$1,600	$1.29	44d	1	1.23mi
438 Mulligan Dr Montgomery, AL	4.0	2.0	1232	$1,500	$1.22	44d	1	1.32mi
457 Mulligan Dr Montgomery, AL	3.0	2.0	1344	$1,335	$0.99	44d	1	1.33mi
3944 Johnstown Dr Montgomery, AL	3.0	2.0	1912	$1,275	$0.67	44d	1	1.35mi
241 Kroy Dr Montgomery, AL	4.0	2.0	1450	$1,195	$0.82	44d	1	1.38mi
336 Davors Dr Montgomery, AL	3.0	2.0	1569	$2,200	$1.40	44d	1	1.41mi
6265 Wares Ferry Rd Montgomery, AL	3.0	2.0	1336	$1,600	$1.20	14d	1	1.47mi
428 Fieldbrook Dr Montgomery, AL	3.0	1.5	1440	$995	$0.69	21d	1	1.50mi

Listing history 11 events

1. 2026-06-18
   days on market $149,900 Active 13 DOM
2. 2026-06-17
   days on market $149,900 Active 12 DOM
3. 2026-06-16
   days on market $149,900 Active 11 DOM
4. 2026-06-15
   days on market $149,900 Active 10 DOM
5. 2026-06-14
   days on market $149,900 Active 8 DOM
6. 2026-06-13
   days on market $149,900 Active 7 DOM
7. 2026-06-10
   days on market $149,900 Active 5 DOM
8. 2026-06-09
   days on market $149,900 Active 4 DOM
9. 2026-06-08
   days on market $149,900 Active 3 DOM
10. 2026-06-07
    remarks 569-char remark
11. 2026-06-07
    listed $149,900 Active 2 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: $1,549 · $129/mo
• Projected year-2 tax: $1,549 · $129/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 4/10 Moderate
• 🌡 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: $18,777
• − Mortgage interest: −$8,397
• − Property taxes: −$1,549
• − Insurance: −$750
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$4,361
• Taxable income: $716
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $2,930/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

+62.2% since first listed

8 events — show timeline

• 2026-06-05 Listed $149,900 Greater Alabama MLS
• 2021-04-16 Sold (Public Records) $105,000 Public Records
• 2021-04-16 Sold (MLS) $105,000 MAAR
• 2021-03-22 Listed $115,000 MAAR
• 2019-10-24 Listed $109,900 MAAR
• 2016-10-16 Sold (Public Records) $87,000 Public Records
• 2016-10-13 Sold (MLS) $87,000 MAAR
• 2016-06-16 Listed $92,400 MAAR

Property tax history

+14.2%/yr

Latest (2025): $1,549 · +5.3% YoY. Source: county tax records.