4148 Saint Louis Ct · Montgomery, AL 36116

$145,000

3 bd · 2.0 ba · 1,830 sqft · SingleFamily public records · 15 Days on market

Built 1975 Est $159k · 9% 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 +21.0/30.0
• ARV discount +11.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.6/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

very specious recently remodeled home. new roof, new lvp and carpet flooring. recently painted interior and exteriors. Brand new kitchen cabinets, counter top, Exhaust fan and stove. Seperate living room and eat in kitchen. Large 24x24 recreation room with seperate enterence. Large corner lot.

Key facts

• New carpet flooring
• New lvp
• New roof

Tags

• NEW ROOF
• NEW LVP
• NEW CARPET FLOORING
• RECENTLY PAINTED INTERIOR
• RECENTLY PAINTED EXTERIORS
• BRAND NEW KITCHEN CABINETS

Property features AI

Exterior

• Home design: Built in 1972; Single-family property
• Construction: Living area approximately 1,830
• Exterior features: Quarter-acre lot

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (3.7% below list).
• Recommended offer: $140k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: Rents rising fast (+5.7%/yr); 293 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 30% of the median local income ($55k/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

• It's been on market 15 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

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 $139,596 (3.7% below list)

Questions for the listing agent

1. Built in 1975 — 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: 0.96% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $159,210
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3910 Strathmore Dr	0.72mi	4/2.0 (+1)	1,896 (+4%)	20mo	$165,000	$87	39

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 · 5.65% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-6,670
• Equity at exit: $21,620

10-year hold

• IRR: 8.0%
• Equity multiple: 1.67×
• Total profit: $27,374
• Equity at exit: $12,537

Cash invested: $40,600 (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 36116

• Home prices YoY: -9.7%
• Rents YoY: 5.7%
• Active inventory: 293
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$760
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $205

Break-even live

Break-even rent $1,137

Max offer price $145,000

Occupancy floor 80%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2699 Whispering Pine Dr Montgomery, AL	4.0	2.0	1500	$1,500	$1.00	13d	1	0.82mi
5931 Singleton St Montgomery, AL	3.0	2.5	1302	$695	$0.53	43d	1	0.85mi
4590 Troy Hwy Montgomery, AL	2.0–3.0	2.0	1330	$1,299	$0.98	13d	1	0.93mi
6105 Jennifer Ln Montgomery, AL	3.0	2.0	1553	$1,250	$0.80	13d	1	0.95mi
4008 Oak Shadow Ln Montgomery, AL	3.0	2.5	1741	$1,395	$0.80	21d	1	1.00mi
3855 Woodley Rd Montgomery, AL	4.0	2.0	1450	$1,450	$1.00	43d	1	1.02mi
3633 Woodley Rd Montgomery, AL	4.0	2.0	1734	$1,600	$0.92	21d	1	1.17mi
3824 Glenfern Ct Montgomery, AL	3.0	2.0	1600	$1,450	$0.91	43d	1	1.22mi
2724 Forsyth Ln Montgomery, AL	4.0	2.0	1794	$1,400	$0.78	43d	1	1.30mi
3364 Fountain Ln Montgomery, AL	1.0–3.0	1.0–2.5	1221	$1,099	$0.90	43d	1	1.40mi
3252 Cheltenham Dr Montgomery, AL	3.0	2.0	1705	$1,200	$0.70	43d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $145,000 Active 15 DOM
2. 2026-06-17
   days on market $145,000 Active 14 DOM
3. 2026-06-16
   days on market $145,000 Active 13 DOM
4. 2026-06-15
   days on market $145,000 Active 12 DOM
5. 2026-06-14
   days on market $145,000 Active 10 DOM
6. 2026-06-13
   days on market $145,000 Active 9 DOM
7. 2026-06-10
   days on market $145,000 Active 7 DOM
8. 2026-06-09
   days on market $145,000 Active 6 DOM
9. 2026-06-08
   days on market $145,000 Active 5 DOM
10. 2026-06-07
    remarks 294-char remark
11. 2026-06-07
    pricedays on marketlisting id $145,000 Active 4 DOM
12. 2026-06-03
    days on market $146,000 Active 13 DOM
13. 2026-06-02
    days on market $146,000 Active 12 DOM
14. 2026-06-01
    days on market $146,000 Active 11 DOM
15. 2026-05-31
    days on market $146,000 Active 10 DOM
16. 2026-05-30
    days on market $146,000 Active 9 DOM
17. 2026-05-21
    listed $146,000 Active

ⓘ 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: $925 · $77/mo
• Projected year-2 tax: $925 · $77/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 2/10 Low
• 🌡 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,752
• − Mortgage interest: −$8,122
• − Property taxes: −$925
• − Insurance: −$725
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$4,218
• Taxable income: $80
• Est. tax owed @ 24.0%: −$19
• After-tax cash flow: $2,439/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): 45,250
• Household income: $55,160
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2786.0

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 (80%)
• Race & ethnicity: Black 80% White 12% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Korean 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: ▼ -16.31%
• Current HPI: 151.8598
• Rent YoY: ▲ 5.65%
• 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

1 event — show timeline

• 2026-05-21 Listed $146,000 FSBO.com

Property tax history

+3.8%/yr

Latest (2025): $925 · -6.1% YoY. Source: county tax records.