1024 N Gap Loop · Montgomery, AL 36110

$75,000

3 bd · 2.0 ba · 1,236 sqft · SingleFamily public records · 101 Days on market

Built 1983 7,840 sqft lot $61/sqft · 61% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this beautifully renovated ranch-style home where modern updates meet effortless living. Featuring all-new LVP flooring throughout, this home offers a seamless flow and a crisp, clean palette. The heart of the home is the open-concept kitchen and living area, featuring a convenient pass-through countertop—perfect for morning coffee or hosting friends. The Best Part? It’s basically brand new. * New AC Unit: To be installed at closing for years of worry-free cooling. Appliance Package: Choose between an appliance installation at closing or a credit to pick out your own! Modern Lighting: New fixtures throughout provide a bright, contemporary glow. Step outside to your massive, fully fenced backyard, shaded by stunning mature trees. Whether it’s for pets, play, or summer BBQs, this private oasis is ready for you. Sold As Is.

Key facts

• New ac unit
• Open-concept kitchen
• Mature trees

Tags

• RENOVATED RANCH-STYLE HOME
• OPEN-CONCEPT KITCHEN
• PASS-THROUGH COUNTERTOP
• NEW AC UNIT
• FULLY FENCED BACKYARD
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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: 62 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 8y 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 $56k; 35% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.42% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.35%
• DSCR: 1.99
• GRM: 5.9

CMA / ARV

• ARV (median comp): $46,497
• List price: $75,000
• Delta: 61.30%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
960 N Gap Loop	0.10mi	3/1.5	1,114 (-10%)	6mo	$40,000	$36	72
815 N Gap Loop	0.18mi	3/2.0	1,110 (-10%)	4mo	$59,000	$53	72
715 7th St	0.28mi	2/1.0 (-1)	1,136 (-8%)	4mo	$31,000	$27	61
525 5th St	0.41mi	4/2.0 (+1)	1,344 (+9%)	7mo	$110,000	$82	56
1631 Celina Pl	0.73mi	3/2.0	1,200 (-3%)	7mo	$150,000	$125	55
423 4th St	0.46mi	3/1.0	1,268 (+3%)	20mo	$27,000	$21	54
4009 Tiffany Dr	0.55mi	3/2.0	1,287 (+4%)	23mo	$84,000	$65	49
600 6th St	0.32mi	4/1.0 (+1)	1,136 (-8%)	19mo	$35,000	$31	46
225 2nd St	0.57mi	3/1.0	1,415 (+14%)	1mo	$55,000	$39	44
3061 Alta Rd	0.75mi	3/1.0	1,404 (+14%)	5mo	$45,000	$32	34
3070 Tremont St	0.75mi	3/1.0	1,102 (-11%)	18mo	$76,000	$69	28

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: 15.1%
• Equity multiple: 1.61×
• Total profit: $12,735
• Equity at exit: $11,183

10-year hold

• IRR: 23.8%
• Equity multiple: 3.05×
• Total profit: $43,065
• Equity at exit: $6,485

Cash invested: $21,000 (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 36110

• Home prices YoY: -34.8%
• Active inventory: 62
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,064 high
• Mortgage (P&I): −$393
• Tax from tax record: −$25 /mo · $297/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $391

Break-even live

Break-even rent $569

Max offer price $75,000

Occupancy floor 58%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 6th St Montgomery, AL	3.0	1.0	1207	$1,095	$0.91	43d	1	0.32mi
325 3rd St Montgomery, AL	2.0	1.0	925	$850	$0.92	43d	1	0.51mi
3024 Tyler Rd Montgomery, AL	3.0	1.0	892	$725	$0.81	21d	1	0.70mi
3070 Tremont St Montgomery, AL	3.0	1.0	1102	$1,450	$1.32	43d	1	0.74mi
4029 Chelsea Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	43d	1	0.79mi
3 Rotary St Montgomery, AL	3.0	1.0	1131	$925	$0.82	21d	1	0.91mi
341 Chisholm St Montgomery, AL	3.0	1.0	756	$1,195	$1.58	21d	1	1.03mi
216 Gardendale Dr Montgomery, AL	3.0	1.0	900	$850	$0.94	21d	1	1.10mi
412 Edward St Montgomery, AL	3.0	1.0	828	$800	$0.97	43d	1	1.10mi
298 Broadway St Montgomery, AL	2.0	1.0	896	$900	$1.00	43d	1	1.12mi
429 Edward St Montgomery, AL	3.0	1.0	828	$1,080	$1.30	13d	1	1.13mi
218 Broadway St Montgomery, AL	2.0	1.0	960	$895	$0.93	13d	1	1.16mi
16 Garden St Montgomery, AL	3.0	1.5	1008	$775	$0.77	44d	1	1.17mi
3452 Harris St Montgomery, AL	3.0	1.0	1400	$1,150	$0.82	21d	1	1.23mi
105 Dyas Ct Montgomery, AL	3.0	1.0	1025	$1,095	$1.07	43d	1	1.23mi
204 W Park Ave Montgomery, AL	3.0	1.0	1145	$850	$0.74	21d	1	1.34mi
2107 Yarbrough Cir Montgomery, AL	3.0	1.0	910	$925	$1.02	43d	1	1.36mi
3329 Texas St Montgomery, AL	3.0	1.0	1000	$1,100	$1.10	43d	1	1.38mi
142 W Michigan Ave Montgomery, AL	3.0	1.0	840	$995	$1.18	13d	1	1.39mi
2111 Yarbrough St Montgomery, AL	3.0	1.0	962	$795	$0.83	43d	1	1.39mi
207 Destin St Montgomery, AL	3.0	1.0	966	$695	$0.72	21d	1	1.39mi

Listing history 39 events

1. 2026-06-18
   days on market $75,000 Active 101 DOM
2. 2026-06-17
   days on market $75,000 Active 100 DOM
3. 2026-06-16
   days on market $75,000 Active 99 DOM
4. 2026-06-15
   days on market $75,000 Active 98 DOM
5. 2026-06-14
   days on market $75,000 Active 96 DOM
6. 2026-06-13
   statusdays on market $75,000 Active 95 DOM
7. 2026-06-10
   status $75,000 Pending 94 DOM
8. 2026-06-09
   days on market $75,000 Contingent 94 DOM
9. 2026-06-08
   days on market $75,000 Contingent 93 DOM
10. 2026-06-07
    days on market $75,000 Contingent 92 DOM
11. 2026-06-03
    days on market $75,000 Contingent 88 DOM
12. 2026-06-02
    days on market $75,000 Contingent 87 DOM
13. 2026-06-01
    days on market $75,000 Contingent 86 DOM
14. 2026-05-31
    days on market $75,000 Contingent 85 DOM
15. 2026-05-30
    days on market $75,000 Contingent 84 DOM
16. 2026-04-03
    status Active 864-char remark

    Show marketing remark (864 chars)

    Step into this beautifully renovated ranch-style home where modern updates meet effortless living. Featuring all-new LVP flooring throughout, this home offers a seamless flow and a crisp, clean palette. The heart of the home is the open-concept kitchen and living area, featuring a convenient pass-through countertop—perfect for morning coffee or hosting friends. The Best Part? It’s basically brand new. * New AC Unit: To be installed at closing for years of worry-free cooling. Appliance Package: Choose between an appliance installation at closing or a credit to pick out your own! Modern Lighting: New fixtures throughout provide a bright, contemporary glow. Step outside to your massive, fully fenced backyard, shaded by stunning mature trees. Whether it’s for pets, play, or summer BBQs, this private oasis is ready for you. Sold As Is.

17. 2026-03-18
    status Pending 864-char remark

    Show marketing remark (864 chars)

    Step into this beautifully renovated ranch-style home where modern updates meet effortless living. Featuring all-new LVP flooring throughout, this home offers a seamless flow and a crisp, clean palette. The heart of the home is the open-concept kitchen and living area, featuring a convenient pass-through countertop—perfect for morning coffee or hosting friends. The Best Part? It’s basically brand new. * New AC Unit: To be installed at closing for years of worry-free cooling. Appliance Package: Choose between an appliance installation at closing or a credit to pick out your own! Modern Lighting: New fixtures throughout provide a bright, contemporary glow. Step outside to your massive, fully fenced backyard, shaded by stunning mature trees. Whether it’s for pets, play, or summer BBQs, this private oasis is ready for you. Sold As Is.

18. 2026-03-08
    historical Contingent 864-char remark

    Show marketing remark (864 chars)

    Step into this beautifully renovated ranch-style home where modern updates meet effortless living. Featuring all-new LVP flooring throughout, this home offers a seamless flow and a crisp, clean palette. The heart of the home is the open-concept kitchen and living area, featuring a convenient pass-through countertop—perfect for morning coffee or hosting friends. The Best Part? It’s basically brand new. * New AC Unit: To be installed at closing for years of worry-free cooling. Appliance Package: Choose between an appliance installation at closing or a credit to pick out your own! Modern Lighting: New fixtures throughout provide a bright, contemporary glow. Step outside to your massive, fully fenced backyard, shaded by stunning mature trees. Whether it’s for pets, play, or summer BBQs, this private oasis is ready for you. Sold As Is.

19. 2026-02-19
    listed $75,000 Active 864-char remark

    Show marketing remark (864 chars)

    Step into this beautifully renovated ranch-style home where modern updates meet effortless living. Featuring all-new LVP flooring throughout, this home offers a seamless flow and a crisp, clean palette. The heart of the home is the open-concept kitchen and living area, featuring a convenient pass-through countertop—perfect for morning coffee or hosting friends. The Best Part? It’s basically brand new. * New AC Unit: To be installed at closing for years of worry-free cooling. Appliance Package: Choose between an appliance installation at closing or a credit to pick out your own! Modern Lighting: New fixtures throughout provide a bright, contemporary glow. Step outside to your massive, fully fenced backyard, shaded by stunning mature trees. Whether it’s for pets, play, or summer BBQs, this private oasis is ready for you. Sold As Is.

20. 2026-02-09
    historical $945
21. 2026-02-06
    listed $99,900 Active
22. 2026-01-10
    price $945
23. 2026-01-04
    price $1,000
24. 2025-11-19
    price $945
25. 2025-11-04
    listed $1,000
26. 2025-08-09
    historical $1,100
27. 2025-08-09
    listed $1,100
28. 2025-08-04
    historical $1,100
29. 2025-08-02
    listed $1,100
30. 2025-04-27
    historical $900
31. 2024-12-11
    listed $900
32. 2024-03-26
    historical $1,100
33. 2024-03-06
    soldstatus $55,500
34. 2024-01-30
    listed $1,100
35. 2021-10-27
    soldstatus $49,500
36. 2021-10-19
    soldstatus $49,500
37. 2021-08-13
    listed $54,000
38. 2019-04-22
    soldstatus $33,000
39. 2018-10-31
    listed $39,900

ⓘ 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: $297 · $25/mo
• Projected year-2 tax: $308 · $26/mo
• Expected delta: +$11/yr (+$1/mo · 3.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 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: $12,767
• − Mortgage interest: −$4,201
• − Property taxes: −$297
• − Insurance: −$375
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$2,182
• Taxable income: $3,669
• Est. tax owed @ 24.0%: −$881
• After-tax cash flow: $3,814/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): 12,102
• Household income: $47,315
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 753.0

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: Predominantly Black (83%)
• Race & ethnicity: Black 83% White 11% Two or more races 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -35.37%
• Current HPI: 66.3114
• Rent YoY: —
• 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

+88.0% since first listed

24 events — show timeline

• 2026-04-03 Relisted — MAAR
• 2026-03-18 Pending — MAAR
• 2026-03-08 Contingent — MAAR
• 2026-02-19 Listed $75,000 MAAR
• 2026-02-09 Rental Removed $945 SHOWMOJO
• 2026-02-06 Listed $99,900 MAAR
• 2026-01-10 Price Changed $945 SHOWMOJO
• 2026-01-04 Price Changed $1,000 SHOWMOJO
• 2025-11-19 Price Changed $945 SHOWMOJO
• 2025-11-04 Listed for Rent $1,000 SHOWMOJO
• 2025-08-09 Rental Removed $1,100 SHOWMOJO
• 2025-08-09 Listed for Rent $1,100 SHOWMOJO
• 2025-08-04 Rental Removed $1,100 SHOWMOJO
• 2025-08-02 Listed for Rent $1,100 SHOWMOJO
• 2025-04-27 Rental Removed $900 PROPERTYWARE
• 2024-12-11 Listed for Rent $900 PROPERTYWARE
• 2024-03-26 Rental Removed $1,100 APPFOLIO
• 2024-03-06 Sold (Public Records) $55,500 Public Records
• 2024-01-30 Listed for Rent $1,100 APPFOLIO
• 2021-10-27 Sold (Public Records) $49,500 Public Records
• 2021-10-19 Sold (MLS) $49,500 MAAR
• 2021-08-13 Listed $54,000 MAAR
• 2019-04-22 Sold (MLS) $33,000 MAAR
• 2018-10-31 Listed $39,900 MAAR

Property tax history

+3.3%/yr

Latest (2025): $297 · -55.8% YoY. Source: county tax records.