414 4th St · Montgomery, AL 36110

$39,900

2 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 55 Days on market

Built 1927 7,840 sqft lot $35/sqft · 14% below area Est $46k · 14% under

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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
• ARV discount +13.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investment Opportunity! This 2 bedroom, 1 bathroom home is ready for a new tenant. This property has been well kept and has a fresh coat of paint and beautiful hardwood floors throughout. It will need some small repair work and kitchen appliances, but this property is ready to add to a smart investor's portfolio. Sold As-Is. Cash or conventional only.

Key facts

• Garage
• Fenced yard
• 7,840 sq ft lot

Tags

• FENCED YARD
• GARAGE

Property features AI

Exterior

• Parking: Detached garage; Driveway; 1 garage space
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home
• Construction: Asbestos construction material; Year built from public records
• Exterior features: Fully fenced yard; City lot; Lot dimensions approximately 123 x 62.5 (irregular)

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom
• Interior features: Wood flooring; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.9% 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; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• 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 $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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. 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: 2.53% ✓
• Cap rate: 22.88%
• Cash-on-cash: 59.22%
• DSCR: 3.64
• GRM: 3.3

CMA / ARV

• ARV (median comp): $46,496
• List price: $39,900
• Delta: -14.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 7th St	0.14mi	2/1.0	1,136 (0%)	4mo	$31,000	$27	90
960 N Gap Loop	0.33mi	3/1.5 (+1)	1,114 (-2%)	6mo	$40,000	$36	70
114 Rotary St	0.63mi	3/1.0 (+1)	1,132 (-0%)	2mo	$25,000	$22	63
815 N Gap Loop	0.48mi	3/2.0 (+1)	1,110 (-2%)	4mo	$59,000	$53	62
3070 Tremont St	0.34mi	3/1.0 (+1)	1,102 (-3%)	18mo	$76,000	$69	59
2930 Milton Rd	0.47mi	3/2.0 (+1)	1,186 (+4%)	10mo	$53,000	$45	54
4005 Tiffany Dr	0.34mi	2/1.0	978 (-14%)	11mo	$72,000	$74	52
3055 Alta Rd	0.35mi	3/1.0 (+1)	1,300 (+14%)	11mo	$47,000	$36	46
37 Maplewood Dr	0.57mi	3/1.5 (+1)	1,040 (-8%)	12mo	$38,000	$37	42
117 Rotary St	0.60mi	3/1.0 (+1)	1,245 (+10%)	12mo	$30,000	$24	41
101 Brockway Dr	0.67mi	3/1.0 (+1)	980 (-14%)	6mo	$16,000	$16	36
2931 Vandy Dr	0.43mi	3/1.0 (+1)	1,303 (+15%)	18mo	$91,900	$71	35

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: 57.9%
• Equity multiple: 3.56×
• Total profit: $28,648
• Equity at exit: $5,949

10-year hold

• IRR: 62.7%
• Equity multiple: 7.28×
• Total profit: $70,151
• Equity at exit: $3,450

Cash invested: $11,172 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,008 high
• Mortgage (P&I): −$209
• Tax from tax record: −$19 /mo · $230/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $551

Break-even live

Break-even rent $310

Max offer price $39,900

Occupancy floor 40%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 6th St Montgomery, AL	3.0	1.0	1207	$1,095	$0.91	44d	1	0.13mi
325 3rd St Montgomery, AL	2.0	1.0	925	$850	$0.92	44d	1	0.13mi
3024 Tyler Rd Montgomery, AL	3.0	1.0	892	$725	$0.81	21d	1	0.30mi
3090 Alabama River Pkwy Montgomery, AL	1.0	1.0	986	$1,100	$1.12	14d	1	0.32mi
3070 Tremont St Montgomery, AL	3.0	1.0	1102	$1,450	$1.32	44d	1	0.37mi
3 Rotary St Montgomery, AL	3.0	1.0	1131	$925	$0.82	21d	1	0.64mi
412 Edward St Montgomery, AL	3.0	1.0	828	$800	$0.97	44d	1	0.76mi
4029 Chelsea Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	44d	1	0.79mi
429 Edward St Montgomery, AL	3.0	1.0	828	$1,080	$1.30	14d	1	0.79mi
105 Dyas Ct Montgomery, AL	3.0	1.0	1025	$1,095	$1.07	44d	1	0.84mi
16 Garden St Montgomery, AL	3.0	1.5	1008	$775	$0.77	44d	1	0.90mi
216 Gardendale Dr Montgomery, AL	3.0	1.0	900	$850	$0.94	21d	1	0.95mi
341 Chisholm St Montgomery, AL	3.0	1.0	756	$1,195	$1.58	21d	1	0.97mi
204 W Park Ave Montgomery, AL	3.0	1.0	1145	$850	$0.74	21d	1	1.05mi
142 W Michigan Ave Montgomery, AL	3.0	1.0	840	$995	$1.18	14d	1	1.05mi
298 Broadway St Montgomery, AL	2.0	1.0	896	$900	$1.00	44d	1	1.07mi
218 Broadway St Montgomery, AL	2.0	1.0	960	$895	$0.93	14d	1	1.07mi
207 Destin St Montgomery, AL	3.0	1.0	966	$695	$0.72	21d	1	1.12mi
3452 Harris St Montgomery, AL	3.0	1.0	1400	$1,150	$0.82	21d	1	1.17mi
408 Briarbrook Dr Montgomery, AL	3.0	2.0	1025	$960	$0.94	21d	1	1.20mi
408 Briarbrook Dr #204 Montgomery, AL	3.0	2.0	1025	$1,000	$0.98	44d	1	1.20mi
3613 Erwin Dr Montgomery, AL	3.0	2.0	1092	$1,250	$1.14	44d	1	1.29mi
3329 Texas St Montgomery, AL	3.0	1.0	1000	$1,100	$1.10	44d	1	1.30mi
2107 Yarbrough Cir Montgomery, AL	3.0	1.0	910	$925	$1.02	44d	1	1.34mi
2111 Yarbrough St Montgomery, AL	3.0	1.0	962	$795	$0.83	44d	1	1.38mi
1653 N Yarbrough Ct Montgomery, AL	3.0	1.0	1130	$950	$0.84	21d	1	1.40mi

Listing history 26 events

1. 2026-06-18
   days on market $39,900 Active 55 DOM
2. 2026-06-17
   days on market $39,900 Active 54 DOM
3. 2026-06-16
   days on market $39,900 Active 53 DOM
4. 2026-06-15
   days on market $39,900 Active 52 DOM
5. 2026-06-14
   days on market $39,900 Active 50 DOM
6. 2026-06-13
   days on market $39,900 Active 49 DOM
7. 2026-06-10
   days on market $39,900 Active 47 DOM
8. 2026-06-09
   days on market $39,900 Active 46 DOM
9. 2026-06-08
   days on market $39,900 Active 45 DOM
10. 2026-06-07
    days on market $39,900 Active 44 DOM
11. 2026-06-03
    days on market $39,900 Active 40 DOM
12. 2026-06-02
    days on market $39,900 Active 39 DOM
13. 2026-06-01
    days on market $39,900 Active 38 DOM
14. 2026-05-31
    days on market $39,900 Active 37 DOM
15. 2026-05-30
    days on market $39,900 Active 36 DOM
16. 2026-04-24
    listed $39,900 Active 273-char remark
17. 2024-07-03
    soldstatus $302,000
18. 2023-03-07
    soldstatus $39,000 Sold 353-char remark

    Show marketing remark (353 chars)

    Investment Opportunity! This 2 bedroom, 1 bathroom home is ready for a new tenant. This property has been well kept and has a fresh coat of paint and beautiful hardwood floors throughout. It will need some small repair work and kitchen appliances, but this property is ready to add to a smart investor's portfolio. Sold As-Is. Cash or conventional only.

19. 2023-02-27
    status Pending 353-char remark

    Show marketing remark (353 chars)

    Investment Opportunity! This 2 bedroom, 1 bathroom home is ready for a new tenant. This property has been well kept and has a fresh coat of paint and beautiful hardwood floors throughout. It will need some small repair work and kitchen appliances, but this property is ready to add to a smart investor's portfolio. Sold As-Is. Cash or conventional only.

20. 2023-02-16
    price $41,900 353-char remark

    Show marketing remark (353 chars)

    Investment Opportunity! This 2 bedroom, 1 bathroom home is ready for a new tenant. This property has been well kept and has a fresh coat of paint and beautiful hardwood floors throughout. It will need some small repair work and kitchen appliances, but this property is ready to add to a smart investor's portfolio. Sold As-Is. Cash or conventional only.

21. 2023-02-02
    listed $44,900 Active 353-char remark

    Show marketing remark (353 chars)

    Investment Opportunity! This 2 bedroom, 1 bathroom home is ready for a new tenant. This property has been well kept and has a fresh coat of paint and beautiful hardwood floors throughout. It will need some small repair work and kitchen appliances, but this property is ready to add to a smart investor's portfolio. Sold As-Is. Cash or conventional only.

22. 2017-08-28
    soldstatus $23,999

    Show marketing remark (125 chars)

    Affordable home. Nice yard completely fenced . Fresh exterior paint. Screened Front Porch. Huge eat in kitchen. Large garage.

23. 2017-07-12
    listed $23,999

    Show marketing remark (125 chars)

    Affordable home. Nice yard completely fenced . Fresh exterior paint. Screened Front Porch. Huge eat in kitchen. Large garage.

24. 2015-09-18
    listed $35,000
25. 2002-12-10
    listed $39,900
26. 2000-01-26
    listed $33,900

ⓘ 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: $230 · $19/mo
• Projected year-2 tax: $230 · $19/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 3/10 Moderate
• 🌡 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,097
• − Mortgage interest: −$2,235
• − Property taxes: −$230
• − Insurance: −$200
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$1,161
• Taxable income: $6,337
• Est. tax owed @ 24.0%: −$1,521
• After-tax cash flow: $5,096/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

+17.7% since first listed

11 events — show timeline

• 2026-04-24 Listed $39,900 MAAR
• 2024-07-03 Sold (Public Records) $302,000 Public Records
• 2023-03-07 Sold (MLS) $39,000 Greater Alabama MLS
• 2023-02-27 Pending — Greater Alabama MLS
• 2023-02-16 Price Changed $41,900 Greater Alabama MLS
• 2023-02-02 Listed $44,900 Greater Alabama MLS
• 2017-08-28 Sold (MLS) $23,999 MAAR
• 2017-07-12 Listed $23,999 MAAR
• 2015-09-18 Listed $35,000 MAAR
• 2002-12-10 Listed $39,900 MAAR
• 2000-01-26 Listed $33,900 MAAR

Property tax history

-0.9%/yr

Latest (2025): $230 · +0.0% YoY. Source: county tax records.