4555 Lonesome Pine Dr · Montgomery, AL 36108

$85,000

3 bd · 2.0 ba · 1,162 sqft · SingleFamily public records · 43 Days on market

Built 1989 $73/sqft · 15% above area Est $74k · 15% over

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.8/15.0

Listing remarks MLS

Great Investment opportunity! This 3 bedroom, 2 bath brick home sits at the back of the subdivision. Three nice sized bedrooms. Eat- in kitchen and a living room. Home is move-in ready. Don't miss this opportunity to grab this home at a great price! Property sold AS IS.

Key facts

• Parking
• Built 1989
• Listed 43 days

Property features AI

Exterior

• Parking: Driveway
• Security: Fire alarm
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available
• Home design: Single-story home; Brick and wood siding construction
• Construction: Built according to public records; Slab foundation
• Exterior features: Porch; City lot; Mature trees

Interior

• Kitchen: Eat-in kitchen; Plumbed for ice maker
• Bedrooms: Bedrooms located on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Linen closet; Programmable thermostat
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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: 65 active listings in the ZIP; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $2k appreciation (2.7% local appreciation)).
• Montgomery County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask is 55% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $25k; list at $85k implies a 240% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.58% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.95%
• DSCR: 2.15
• GRM: 5.3

CMA / ARV

• ARV (median comp): $73,975
• List price: $85,000
• Delta: 14.90%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4513 Lonesome Pine Dr	0.09mi	3/2.0	1,215 (+5%)	10mo	$76,000	$63	80
4343 Danville St	0.15mi	3/2.0	1,162 (0%)	22mo	$62,000	$53	75
4397 Danville St	0.14mi	3/2.0	1,134 (-2%)	22mo	$70,000	$62	71

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 2.75×
• Total profit: $41,703
• Equity at exit: $36,824

10-year hold

• IRR: 32.1%
• Equity multiple: 5.38×
• Total profit: $104,170
• Equity at exit: $55,687

Cash invested: $23,800 (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 36108

• Home prices YoY: 2.9%
• Active inventory: 65
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$63 /mo · $756/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $515

Break-even live

Break-even rent $689

Max offer price $85,000

Occupancy floor 57%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $85,000 Active 43 DOM
2. 2026-06-17
   days on market $85,000 Active 42 DOM
3. 2026-06-16
   days on market $85,000 Active 41 DOM
4. 2026-06-15
   days on market $85,000 Active 40 DOM
5. 2026-06-14
   days on market $85,000 Active 38 DOM
6. 2026-06-13
   days on market $85,000 Active 37 DOM
7. 2026-06-10
   days on market $85,000 Active 35 DOM
8. 2026-06-09
   days on market $85,000 Active 34 DOM
9. 2026-06-08
   days on market $85,000 Active 33 DOM
10. 2026-06-07
    days on market $85,000 Active 32 DOM
11. 2026-06-03
    days on market $85,000 Active 28 DOM
12. 2026-06-02
    days on market $85,000 Active 27 DOM
13. 2026-06-01
    days on market $85,000 Active 26 DOM
14. 2026-05-31
    days on market $85,000 Active 25 DOM
15. 2026-05-30
    days on market $85,000 Active 24 DOM
16. 2026-05-06
    price $85,000 249-char remark
17. 2026-05-04
    listed $55,000 Active 249-char remark
18. 2018-05-02
    soldstatus $25,000 272-char remark

    Show marketing remark (272 chars)

    Great Investment opportunity! This 3 bedroom, 2 bath brick home sits at the back of the subdivision. Three nice sized bedrooms. Eat- in kitchen and a living room. Home is move-in ready. Don't miss this opportunity to grab this home at a great price! Property sold AS IS.

19. 2018-04-03
    listed $27,500 272-char remark

    Show marketing remark (272 chars)

    Great Investment opportunity! This 3 bedroom, 2 bath brick home sits at the back of the subdivision. Three nice sized bedrooms. Eat- in kitchen and a living room. Home is move-in ready. Don't miss this opportunity to grab this home at a great price! Property sold AS IS.

20. 2007-01-11
    soldstatus $75,075
21. 2007-01-04
    soldstatus $38,500

    Show marketing remark (112 chars)

    REPAIRS HAVE BEEN COMPLETED. LOOKS GREAT! PROPERTY IS STILL SOLD AS IS. FINANCING IS AVAILABLE ON THIS PROPERTY.

22. 2006-05-26
    listed $45,500

    Show marketing remark (112 chars)

    REPAIRS HAVE BEEN COMPLETED. LOOKS GREAT! PROPERTY IS STILL SOLD AS IS. FINANCING IS AVAILABLE ON THIS PROPERTY.

ⓘ 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: $756 · $63/mo
• Projected year-2 tax: $756 · $63/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 ≥108°F today · 20 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: $16,084
• − Mortgage interest: −$4,761
• − Property taxes: −$756
• − Insurance: −$425
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$2,473
• Taxable income: $5,096
• Est. tax owed @ 24.0%: −$1,223
• After-tax cash flow: $4,953/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): 15,549

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: Predominantly Black (82%)
• Race & ethnicity: Black 82% White 10% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 2.71%
• Current HPI: 95.2405
• 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

+86.8% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $85,000 MAAR
• 2026-05-04 Listed $55,000 MAAR
• 2018-05-02 Sold (MLS) $25,000 MAAR
• 2018-04-03 Listed $27,500 MAAR
• 2007-01-11 Sold (Public Records) $75,075 Public Records
• 2007-01-04 Sold (MLS) $38,500 MAAR
• 2006-05-26 Listed $45,500 MAAR

Property tax history

+9.8%/yr

Latest (2025): $756 · +8.0% YoY. Source: county tax records.