3914 Hickory Dr · Montgomery, AL 36109

$139,000

3 bd · 2.0 ba · 1,528 sqft · Townhouse public records · 77 Days on market

Built 1976 4,791 sqft lot $91/sqft · at area comps Est $137k · at est.

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +6.7/15.0
• 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

Tucked away in the charming and sought-after Dalraida neighborhood, this beautifully updated 3-bedroom, 2-bath townhome offers the perfect blend of comfort, space, and style. Step inside to a grand foyer entrance that makes an immediate impression, overlooking an elegant staircase and setting the tone for the rest of the home. With a spacious and functional layout, there’s truly room for everyone to spread out and feel at home. This property has been thoughtfully updated with new flooring, modern countertops, and refreshed bathrooms, giving it a clean, move-in ready feel throughout. Natural flow and inviting living spaces make it perfect for both everyday living and entertaining. Out back, enjoy your own quiet, fenced-in backyard, ideal for relaxing evenings, pets, or weekend gatherings. The covered carport adds convenience and keeps you protected from the elements year-round. If you’ve been looking for a home that combines charm, updates, and a tucked-away feel, this is it.

Key facts

• New flooring
• Grand foyer entrance
• Refreshed bathrooms

Tags

• GRAND FOYER ENTRANCE
• ELEGANT STAIRCASE
• NEW FLOORING
• MODERN COUNTERTOPS
• REFRESHED BATHROOMS
• FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $139k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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); Goodwyn Middle School (math 0% / reading 16%, grade F, #239 of 257 statewide, top 93%, 808 students, 84% FRL); Lee High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 1,374 students, 86% FRL).
• 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 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $961 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

• It's been on market 77 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $91k; list at $139k implies a 53% 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 $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 1.04% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

• ARV (median comp): $136,714
• List price: $139,000
• Delta: 1.67%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
390 Dalraida Rd	0.20mi	3/2.0	1,650 (+8%)	4mo	$130,000	$79	74
3933 Kerri Cir	0.14mi	3/2.0	1,407 (-8%)	16mo	$155,000	$110	66
382 Dalraida Rd	0.17mi	2/2.0 (-1)	1,502 (-2%)	24mo	$147,500	$98	64
373 Mitchell Ave	0.15mi	2/2.0 (-1)	1,332 (-13%)	19mo	$147,500	$111	51

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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-6,743
• Equity at exit: $20,725

10-year hold

• IRR: 4.6%
• Equity multiple: 1.33×
• Total profit: $12,966
• Equity at exit: $12,018

Cash invested: $38,920 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$729
• Tax from tax record: −$95 /mo · $1,135/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $256

Break-even live

Break-even rent $1,116

Max offer price $139,000

Occupancy floor 77%

Sensitivity live

Price	-10% $335	-5% $295	+0% $256	+5% $217	+10% $177
Rent	-10% $142	-5% $199	+0% $256	+5% $313	+10% $370
Rate	-1.0pp $326	-0.5pp $291	base $256	+0.5pp $220	+1.0pp $183

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	45d	1	0.13mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	15d	1	0.20mi
4056 Wares Ferry Rd Montgomery, AL	3.0	2.0	1800	$1,500	$0.83	15d	1	0.22mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	45d	1	0.23mi
3944 Johnstown Dr Montgomery, AL	3.0	2.0	1912	$1,275	$0.67	45d	1	0.45mi
3760 Dalraida Pkwy Montgomery, AL	4.0	2.5	1900	$1,850	$0.97	45d	1	0.47mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	15d	1	0.50mi
3737 Dalraida Pkwy Montgomery, AL	3.0	1.0	1618	$1,150	$0.71	45d	1	0.53mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	45d	1	0.59mi
3806 Marie Cook Dr Montgomery, AL	3.0	2.0	1791	$1,675	$0.94	15d	1	0.64mi
3692 Fairfield Dr Montgomery, AL	3.0	2.0	1524	$1,400	$0.92	23d	1	0.66mi
3462 Biltmore Ave Montgomery, AL	3.0	2.0	1685	$1,225	$0.73	23d	1	0.68mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	45d	1	0.72mi
804 Hillman St Montgomery, AL	3.0	2.0	1370	$1,295	$0.95	15d	1	0.76mi
804 Hillman St Montgomery, AL	3.0	2.0	1356	$1,295	$0.96	23d	1	0.76mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	23d	1	0.78mi
3614 Princess Ann St Montgomery, AL	4.0	2.0	1928	$1,581	$0.82	15d	1	0.78mi
4365 Hillside Oaks Montgomery, AL	2.0	2.0	1204	$1,500	$1.25	45d	1	0.79mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	23d	1	0.81mi
3801 Cedar Ave Montgomery, AL	3.0	2.0	1818	$1,681	$0.92	23d	1	0.81mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	45d	1	0.85mi
3105 Pelzer Ave Montgomery, AL	4.0	2.0	1605	$1,425	$0.89	45d	1	0.87mi
167 E Salem Dr Montgomery, AL	3.0	2.0	1700	$1,050	$0.62	45d	1	0.92mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	15d	1	0.92mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	45d	1	0.94mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	15d	1	0.95mi
1201 Dalraida Rd Montgomery, AL	3.0	2.0	1673	$1,625	$0.97	45d	1	0.98mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	23d	1	1.04mi
1007 Highpoint Rd Montgomery, AL	4.0	2.0	2089	$1,581	$0.76	15d	1	1.04mi
3309 Hillcrest Ln Unit 1043908P Montgomery, AL	4.0	2.0	1625	$2,885	$1.78	23d	1	1.04mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	15d	1	1.06mi
401 Ridgewood Ln Montgomery, AL	3.0	2.0	1513	$1,195	$0.79	23d	1	1.10mi
560 Farmington Rd Montgomery, AL	4.0	2.0	2161	$1,695	$0.78	15d	1	1.10mi
572 Farmington Rd Montgomery, AL	3.0	2.0	2106	$1,495	$0.71	45d	1	1.14mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	15d	1	1.16mi
817 Dumont Dr Montgomery, AL	3.0	2.0	1635	$1,800	$1.10	15d	1	1.16mi
4536 Wake Forest Dr Montgomery, AL	3.0	2.0	1244	$1,250	$1.00	45d	1	1.18mi
908 Greg Dr Montgomery, AL	3.0	1.0	1520	$1,100	$0.72	23d	1	1.20mi
844 Sir Michael Dr Montgomery, AL	4.0	2.0	1502	$1,650	$1.10	45d	1	1.21mi
740 Coliseum Blvd Unit 740A Montgomery, AL	2.0	1.0	1100	$895	$0.81	15d	1	1.21mi

Listing history 21 events

1. 2026-06-19
   status $139,000 Pending 77 DOM
2. 2026-06-18
   days on market $139,000 Contingent 77 DOM
3. 2026-06-17
   days on market $139,000 Contingent 76 DOM
4. 2026-06-16
   days on market $139,000 Contingent 75 DOM
5. 2026-06-15
   days on market $139,000 Contingent 74 DOM
6. 2026-06-14
   days on market $139,000 Contingent 72 DOM
7. 2026-06-13
   days on market $139,000 Contingent 71 DOM
8. 2026-06-10
   days on market $139,000 Contingent 69 DOM
9. 2026-06-09
   days on market $139,000 Contingent 68 DOM
10. 2026-06-08
    days on market $139,000 Contingent 67 DOM
11. 2026-06-07
    days on market $139,000 Contingent 66 DOM
12. 2026-06-03
    days on market $139,000 Contingent 62 DOM
13. 2026-06-02
    days on market $139,000 Contingent 61 DOM
14. 2026-06-01
    days on market $139,000 Contingent 60 DOM
15. 2026-05-31
    days on market $139,000 Contingent 59 DOM
16. 2026-05-30
    days on market $139,000 Contingent 58 DOM
17. 2026-04-30
    status Active 1001-char remark

    Show marketing remark (1001 chars)

    Tucked away in the charming and sought-after Dalraida neighborhood, this beautifully updated 3-bedroom, 2-bath townhome offers the perfect blend of comfort, space, and style. Step inside to a grand foyer entrance that makes an immediate impression, overlooking an elegant staircase and setting the tone for the rest of the home. With a spacious and functional layout, there’s truly room for everyone to spread out and feel at home. This property has been thoughtfully updated with new flooring, modern countertops, and refreshed bathrooms, giving it a clean, move-in ready feel throughout. Natural flow and inviting living spaces make it perfect for both everyday living and entertaining. Out back, enjoy your own quiet, fenced-in backyard, ideal for relaxing evenings, pets, or weekend gatherings. The covered carport adds convenience and keeps you protected from the elements year-round. If you’ve been looking for a home that combines charm, updates, and a tucked-away feel, this is it.

18. 2026-04-15
    historical Contingent 1001-char remark

    Show marketing remark (1001 chars)

    Tucked away in the charming and sought-after Dalraida neighborhood, this beautifully updated 3-bedroom, 2-bath townhome offers the perfect blend of comfort, space, and style. Step inside to a grand foyer entrance that makes an immediate impression, overlooking an elegant staircase and setting the tone for the rest of the home. With a spacious and functional layout, there’s truly room for everyone to spread out and feel at home. This property has been thoughtfully updated with new flooring, modern countertops, and refreshed bathrooms, giving it a clean, move-in ready feel throughout. Natural flow and inviting living spaces make it perfect for both everyday living and entertaining. Out back, enjoy your own quiet, fenced-in backyard, ideal for relaxing evenings, pets, or weekend gatherings. The covered carport adds convenience and keeps you protected from the elements year-round. If you’ve been looking for a home that combines charm, updates, and a tucked-away feel, this is it.

19. 2026-04-02
    listed $139,000 Active 1001-char remark

    Show marketing remark (1001 chars)

    Tucked away in the charming and sought-after Dalraida neighborhood, this beautifully updated 3-bedroom, 2-bath townhome offers the perfect blend of comfort, space, and style. Step inside to a grand foyer entrance that makes an immediate impression, overlooking an elegant staircase and setting the tone for the rest of the home. With a spacious and functional layout, there’s truly room for everyone to spread out and feel at home. This property has been thoughtfully updated with new flooring, modern countertops, and refreshed bathrooms, giving it a clean, move-in ready feel throughout. Natural flow and inviting living spaces make it perfect for both everyday living and entertaining. Out back, enjoy your own quiet, fenced-in backyard, ideal for relaxing evenings, pets, or weekend gatherings. The covered carport adds convenience and keeps you protected from the elements year-round. If you’ve been looking for a home that combines charm, updates, and a tucked-away feel, this is it.

20. 2023-11-30
    soldstatus $91,000
21. 2023-07-20
    soldstatus $83,000

ⓘ 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: $1,135 · $95/mo
• Projected year-2 tax: $1,135 · $95/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 1/10 Low
• 🌡 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,279
• − Mortgage interest: −$7,786
• − Property taxes: −$1,135
• − Insurance: −$695
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$4,044
• Taxable income: $855
• Est. tax owed @ 24.0%: −$205
• After-tax cash flow: $2,868/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

+67.5% since first listed

5 events — show timeline

• 2026-04-30 Relisted — MAAR
• 2026-04-15 Contingent — MAAR
• 2026-04-02 Listed $139,000 MAAR
• 2023-11-30 Sold (Public Records) $91,000 Public Records
• 2023-07-20 Sold (Public Records) $83,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $1,135 · +7.4% YoY. Source: county tax records.