3739 Honeysuckle Rd · Montgomery, AL 36109

$179,900

4 bd · 2.0 ba · 2,042 sqft · SingleFamily public records · 52 Days on market

Built 1956 0.39 ac lot $88/sqft · 10% above area Est $164k · 10% over

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Why this score? — see what drove the D 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 +18.5/30.0
• DSCR +5.8/10.0
• 1% rule +3.8/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• ARV discount +3.0/15.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Reduced. Curb appeal and charm is what you will find in this classic Dalraida home. Pretty front entry door. Covered porch. Architectural shingle roof and maintenance free vinyl trim. Incredible kitchen w/ granite countertops and plenty of cabinet space. Large den area and separate dining room. Master bedroom has adjacent den w/ fireplace. 2 other bedrooms are very spacious also. Mature trees w/ enormous back yard. Full fence. Come see this beautiful home! Kitchen has been updated w/ granite countertops & plenty of cabinet space.

Key facts

• 0.39 acre lot
• Parking
• Built 1956

Property features AI

Finance

• Other: City lot in a subdivision; Lot approximately 0.39 acres
• Financial info: Annual tax noted

Exterior

• Parking: Driveway
• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet available; Public water; Public sewer
• Home design: Single-story brick home; Built according to public records; Slab foundation
• Construction: Brick construction; Slab foundation; Built per public records
• Exterior features: Fully fenced yard; Patio; Outdoor storage

Interior

• Kitchen: Dishwasher; Gas range
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: One fireplace; Plumbed for ice maker
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $170 ($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 $158k (12.0% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 6.0% in Montgomery — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 32% of the median local income ($59k/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 $5k 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 52 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $116k; list at $180k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,237 (12.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (median comp): $163,591
• List price: $179,900
• Delta: 9.97%
• 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
3858 Faunsdale Dr	0.35mi	4/2.0	2,020 (-1%)	1mo	$218,000	$108	81
309 Ware Hill Dr	0.27mi	5/2.5 (+1)	2,065 (+1%)	0mo	$189,000	$92	78
4017 Ware Hill Dr	0.21mi	3/2.0 (-1)	1,824 (-11%)	1mo	$225,000	$123	67
3706 Princess Ann St	0.39mi	3/2.0 (-1)	1,858 (-9%)	1mo	$185,000	$100	61
1218 Hillman St	0.73mi	4/2.0	1,954 (-4%)	2mo	$240,000	$123	57
4041 Meredith Dr	0.69mi	3/2.0 (-1)	1,969 (-4%)	1mo	$237,000	$120	56
3556 Prince George Dr	0.56mi	4/2.0	1,789 (-12%)	2mo	$182,000	$102	52
1013 Highpoint Rd	0.72mi	3/3.0 (-1)	2,129 (+4%)	1mo	$212,000	$100	50
3820 Cedar Ave	0.48mi	3/2.0 (-1)	1,755 (-14%)	0mo	$199,000	$113	49
718 Mary Ann Dr	0.71mi	3/2.0 (-1)	1,890 (-7%)	2mo	$240,000	$127	48
706 Mary Ann Dr	0.73mi	3/2.0 (-1)	1,877 (-8%)	0mo	$242,000	$129	47
725 Mary Ann Dr	0.67mi	3/2.0 (-1)	1,760 (-14%)	1mo	$225,000	$128	40

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-18,968
• Equity at exit: $26,824

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-5,164
• Equity at exit: $15,554

Cash invested: $50,372 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,582 high
• Mortgage (P&I): −$943
• Tax from tax record: −$62 /mo · $743/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $170

Break-even live

Break-even rent $1,367

Max offer price $179,900

Occupancy floor 84%

Sensitivity live

Price	-10% $272	-5% $221	+0% $170	+5% $119	+10% $68
Rent	-10% $45	-5% $107	+0% $170	+5% $232	+10% $295
Rate	-1.0pp $260	-0.5pp $216	base $170	+0.5pp $123	+1.0pp $76

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3760 Dalraida Pkwy Montgomery, AL	4.0	2.5	1900	$1,850	$0.97	45d	1	0.13mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	15d	1	0.15mi
3737 Dalraida Pkwy Montgomery, AL	3.0	1.0	1618	$1,150	$0.71	45d	1	0.17mi
3806 Marie Cook Dr Montgomery, AL	3.0	2.0	1791	$1,675	$0.94	15d	1	0.33mi
3462 Biltmore Ave Montgomery, AL	3.0	2.0	1685	$1,225	$0.73	22d	1	0.39mi
3614 Princess Ann St Montgomery, AL	4.0	2.0	1928	$1,581	$0.82	15d	1	0.42mi
3944 Johnstown Dr Montgomery, AL	3.0	2.0	1912	$1,275	$0.67	45d	1	0.42mi
4056 Wares Ferry Rd Montgomery, AL	3.0	2.0	1800	$1,500	$0.83	15d	1	0.44mi
3801 Cedar Ave Montgomery, AL	3.0	2.0	1818	$1,681	$0.92	22d	1	0.48mi
570 Chatsworth Dr Montgomery, AL	4.0	2.0	2845	$1,700	$0.60	15d	1	0.50mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	45d	1	0.56mi
1201 Dalraida Rd Montgomery, AL	3.0	2.0	1673	$1,625	$0.97	45d	1	0.65mi
1007 Highpoint Rd Montgomery, AL	4.0	2.0	2089	$1,581	$0.76	15d	1	0.70mi
3105 Pelzer Ave Montgomery, AL	4.0	2.0	1605	$1,425	$0.89	45d	1	0.74mi
931 Whitehall Pkwy Montgomery, AL	4.0	3.0	2403	$1,800	$0.75	46d	1	0.80mi
167 E Salem Dr Montgomery, AL	3.0	2.0	1700	$1,050	$0.62	45d	1	0.82mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	15d	1	0.84mi
3667 Willow Lane Dr Montgomery, AL	5.0	3.0	2565	$1,850	$0.72	45d	1	0.86mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	22d	1	0.92mi
2941 Ashley Ave Unit 6616 Montgomery, AL	3.0	2.0	2340	$1,250	$0.53	45d	1	0.99mi
3692 Fairfield Dr Montgomery, AL	3.0	2.0	1524	$1,400	$0.92	22d	1	1.00mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	15d	1	1.03mi
942 Parkwood Ct Montgomery, AL	4.0	2.0	1752	$1,299	$0.74	15d	1	1.19mi
401 Ridgewood Ln Montgomery, AL	3.0	2.0	1513	$1,195	$0.79	22d	1	1.22mi
2822 Sumter Ave Montgomery, AL	3.0	2.5	1617	$1,300	$0.80	22d	1	1.23mi
2814 Ashley Ave Montgomery, AL	3.0	2.0	1683	$1,350	$0.80	15d	1	1.23mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	45d	1	1.24mi
3309 Hillcrest Ln Unit 1043908P Montgomery, AL	4.0	2.0	1625	$2,885	$1.78	22d	1	1.25mi
2769 Pelzer Ave Montgomery, AL	3.0	2.0	1608	$1,325	$0.82	45d	1	1.32mi
18 Oak Forest Dr Montgomery, AL	3.0	2.0	1580	$1,050	$0.66	22d	1	1.38mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	15d	1	1.38mi
7 Bradley Dr Montgomery, AL	3.0	2.0	1529	$1,500	$0.98	15d	1	1.40mi
817 Dumont Dr Montgomery, AL	3.0	2.0	1635	$1,800	$1.10	15d	1	1.46mi
560 Farmington Rd Montgomery, AL	4.0	2.0	2161	$1,695	$0.78	15d	1	1.47mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	15d	1	1.49mi
572 Farmington Rd Montgomery, AL	3.0	2.0	2106	$1,495	$0.71	45d	1	1.50mi

Listing history 23 events

1. 2026-06-21
   days on market $179,900 Active 52 DOM
2. 2026-06-18
   days on market $179,900 Active 49 DOM
3. 2026-06-17
   days on market $179,900 Active 48 DOM
4. 2026-06-16
   days on market $179,900 Active 47 DOM
5. 2026-06-15
   days on market $179,900 Active 46 DOM
6. 2026-06-14
   days on market $179,900 Active 44 DOM
7. 2026-06-13
   days on market $179,900 Active 43 DOM
8. 2026-06-10
   days on market $179,900 Active 41 DOM
9. 2026-06-09
   days on market $179,900 Active 40 DOM
10. 2026-06-09
    price $179,900 Active 39 DOM
11. 2026-06-08
    days on market $184,900 Active 39 DOM
12. 2026-06-07
    days on market $184,900 Active 38 DOM
13. 2026-06-03
    days on market $184,900 Active 34 DOM
14. 2026-06-02
    days on market $184,900 Active 33 DOM
15. 2026-06-01
    days on market $184,900 Active 32 DOM
16. 2026-05-31
    days on market $184,900 Active 31 DOM
17. 2026-05-30
    days on market $184,900 Active 30 DOM
18. 2026-04-29
    listed $184,900 Active 1015-char remark
19. 2015-04-23
    soldstatus $116,336
20. 2015-04-17
    soldstatus $112,500 547-char remark

    Show marketing remark (547 chars)

    Price Reduced. Curb appeal and charm is what you will find in this classic Dalraida home. Pretty front entry door. Covered porch. Architectural shingle roof and maintenance free vinyl trim. Incredible kitchen w/ granite countertops and plenty of cabinet space. Large den area and separate dining room. Master bedroom has adjacent den w/ fireplace. 2 other bedrooms are very spacious also. Mature trees w/ enormous back yard. Full fence. Come see this beautiful home! Kitchen has been updated w/ granite countertops & plenty of cabinet space.

21. 2014-07-25
    listed $119,900 547-char remark

    Show marketing remark (547 chars)

    Price Reduced. Curb appeal and charm is what you will find in this classic Dalraida home. Pretty front entry door. Covered porch. Architectural shingle roof and maintenance free vinyl trim. Incredible kitchen w/ granite countertops and plenty of cabinet space. Large den area and separate dining room. Master bedroom has adjacent den w/ fireplace. 2 other bedrooms are very spacious also. Mature trees w/ enormous back yard. Full fence. Come see this beautiful home! Kitchen has been updated w/ granite countertops & plenty of cabinet space.

22. 2014-03-06
    listed $127,900
23. 2004-03-16
    listed $126,900

ⓘ 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: $743 · $62/mo
• Projected year-2 tax: $743 · $62/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 · 18 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: $18,988
• − Mortgage interest: −$10,077
• − Property taxes: −$743
• − Insurance: −$900
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$5,233
• Taxable loss: −$1,003
• Est. tax savings @ 24.0%: +$241
• After-tax cash flow: $2,278/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

+41.8% since first listed

7 events — show timeline

• 2026-06-08 Price Changed $179,900 MAAR
• 2026-04-29 Listed $184,900 MAAR
• 2015-04-23 Sold (Public Records) $116,336 Public Records
• 2015-04-17 Sold (MLS) $112,500 MAAR
• 2014-07-25 Listed $119,900 MAAR
• 2014-03-06 Listed $127,900 MAAR
• 2004-03-16 Listed $126,900 MAAR

Property tax history

-0.7%/yr

Latest (2025): $743 · +2.8% YoY. Source: county tax records.