5330 Connie Cir · Montgomery, AL 36108

$99,500

3 bd · 2.0 ba · 1,118 sqft · SingleFamily public records · 234 Days on market

Built 1970 8,276 sqft lot $89/sqft · at area comps Est $96k · at est.

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Appreciation +6.4/10.0
• ARV discount +5.9/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

3 bedroom 2 bath home in quiet neighborhood. Fresh paint. Fresh tile. Clean and move-in ready.

Key facts

• 8,276 sq ft lot
• Parking
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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

• In year one you build about $3k of equity ($688 loan paydown + $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $100k implies a 184% 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 $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 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 1970 — 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: 1.23% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.82%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (median comp): $96,167
• List price: $99,500
• Delta: 3.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5404 W Shades Valley Dr	0.06mi	3/2.0	1,122 (+0%)	6mo	$95,000	$85	91
5302 Connie Cir	0.08mi	3/2.0	1,194 (+7%)	5mo	$85,000	$71	80
5531 E Shades Valley Dr	0.24mi	3/2.0	1,100 (-2%)	10mo	$95,000	$86	78
5433 Rolind Dr	0.07mi	3/2.0	1,268 (+13%)	8mo	$106,000	$84	68
5118 Greensboro Dr	0.52mi	3/1.0	1,080 (-3%)	10mo	$80,000	$74	58
631 Green Leaf Dr	0.61mi	3/2.0	1,170 (+5%)	9mo	$119,000	$102	56
5163 Rush Dr	0.49mi	3/2.0	1,236 (+11%)	7mo	$100,500	$81	54
421 Jeffrey Dr	0.43mi	3/2.0	1,260 (+13%)	6mo	$107,000	$85	54
5204 Patricia Ln	0.33mi	3/1.5	960 (-14%)	10mo	$110,000	$115	51
5102 Nancy Ct	0.51mi	3/1.5	975 (-13%)	8mo	$100,000	$103	46
238 Winderton Dr	0.70mi	3/2.0	1,196 (+7%)	12mo	$80,000	$67	46
222 Winderton Dr	0.71mi	3/1.5	1,247 (+12%)	7mo	$65,501	$53	40

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: 20.7%
• Equity multiple: 2.16×
• Total profit: $32,345
• Equity at exit: $43,105

10-year hold

• IRR: 22.1%
• Equity multiple: 4.10×
• Total profit: $86,356
• Equity at exit: $65,187

Cash invested: $27,860 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,229 high
• Mortgage (P&I): −$522
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $344

Break-even live

Break-even rent $793

Max offer price $99,500

Occupancy floor 67%

Sensitivity live

Price	-10% $400	-5% $372	+0% $344	+5% $316	+10% $288
Rent	-10% $247	-5% $296	+0% $344	+5% $393	+10% $441
Rate	-1.0pp $394	-0.5pp $369	base $344	+0.5pp $318	+1.0pp $292

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5190 Greensboro Dr Montgomery, AL	3.0	1.5	1220	$895	$0.73	22d	1	0.44mi
5154 Greensboro Dr Montgomery, AL	3.0	1.5	1430	$1,250	$0.87	44d	1	0.47mi
5125 E Linda Cir Montgomery, AL	4.0	2.0	1497	$1,450	$0.97	44d	1	0.48mi
350 Southlawn Dr Montgomery, AL	4.0	2.0	1332	$1,400	$1.05	14d	1	0.60mi
350 Southlawn Dr Montgomery, AL	4.0	2.0	1332	$1,400	$1.05	44d	1	0.60mi
636 Green Leaf Dr Montgomery, AL	4.0	2.0	1365	$1,350	$0.99	22d	1	0.66mi
5002 Greensboro Ct Montgomery, AL	3.0	1.5	1100	$1,195	$1.09	44d	1	0.67mi
5101 Levenson Rd Montgomery, AL	3.0	2.0	1182	$1,000	$0.85	44d	1	0.80mi

Listing history 24 events

1. 2026-06-21
   days on market $99,500 Active 234 DOM
2. 2026-06-18
   days on market $99,500 Active 231 DOM
3. 2026-06-17
   days on market $99,500 Active 230 DOM
4. 2026-06-16
   days on market $99,500 Active 229 DOM
5. 2026-06-15
   days on market $99,500 Active 228 DOM
6. 2026-06-14
   days on market $99,500 Active 226 DOM
7. 2026-06-13
   days on market $99,500 Active 225 DOM
8. 2026-06-10
   days on market $99,500 Active 223 DOM
9. 2026-06-09
   days on market $99,500 Active 222 DOM
10. 2026-06-08
    days on market $99,500 Active 221 DOM
11. 2026-06-07
    days on market $99,500 Active 220 DOM
12. 2026-06-03
    days on market $99,500 Active 216 DOM
13. 2026-06-02
    days on market $99,500 Active 215 DOM
14. 2026-06-01
    days on market $99,500 Active 214 DOM
15. 2026-05-31
    days on market $99,500 Active 213 DOM
16. 2026-05-30
    days on market $99,500 Active 212 DOM
17. 2026-03-20
    price $99,500 94-char remark

    Show marketing remark (94 chars)

    3 bedroom 2 bath home in quiet neighborhood. Fresh paint. Fresh tile. Clean and move-in ready.

18. 2025-10-30
    listed $110,000 Active 94-char remark

    Show marketing remark (94 chars)

    3 bedroom 2 bath home in quiet neighborhood. Fresh paint. Fresh tile. Clean and move-in ready.

19. 2020-08-27
    soldstatus $35,000
20. 2020-02-28
    listed $38,000
21. 2014-08-21
    listed $53,000
22. 2014-02-13
    listed $58,500
23. 2013-01-30
    soldstatus $19,000
24. 2012-11-08
    listed $19,000

ⓘ 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: $759 · $63/mo
• Projected year-2 tax: $759 · $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: $14,742
• − Mortgage interest: −$5,574
• − Property taxes: −$759
• − Insurance: −$498
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$2,895
• Taxable income: $2,659
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $3,491/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

+423.7% since first listed

8 events — show timeline

• 2026-03-20 Price Changed $99,500 MAAR
• 2025-10-30 Listed $110,000 MAAR
• 2020-08-27 Sold (MLS) $35,000 MAAR
• 2020-02-28 Listed $38,000 MAAR
• 2014-08-21 Listed $53,000 MAAR
• 2014-02-13 Listed $58,500 MAAR
• 2013-01-30 Sold (MLS) $19,000 MAAR
• 2012-11-08 Listed $19,000 MAAR

Property tax history

+5.9%/yr

Latest (2025): $759 · +7.0% YoY. Source: county tax records.