8213 Faith Ln · Montgomery, AL 36117

$389,900

4 bd · 2.0 ba · 2,113 sqft · SingleFamily public records · 10 Days on market

Built 2016 6,534 sqft lot Est $342k · 14% over $27/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +14.8/30.0
• DSCR +4.5/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Home like new located on private lot in Ryan Ridge built by Stone Martin Builders in 2016. Home features 4 bedroom 2 bath Newport-B-plan, begins with the refined foyer entry way that joins to the formal dining room with durable hardwood flooring. The large great room area with vaulted ceilings is complete with a fireplace and opens into the spacious kitchen finished with granite counter tops and a large island. The master quarters provides a spacious walk in closet and a bathroom area complete with double granite vanities, garden tub and fully tiled shower with glass door. The additional 3 bedrooms are spacious and perfect for family living. This one story design will not disappoint! Step onto the rear covered patio and enjoy the private fenced lawn. Seller has lovingly maintained this home, kitchen and appliances are hardly used, freshly painted interior, owner added extra landscaping, blinds, and storm doors. Convenient East side location close to the interstate, churches, schools, and the Shoppes at Eastchase. Call today for a personal tour of this move-in ready home. I will not last!!!

Key facts

• Durable wood floors
• Work island
• 4 bedroom plan

Tags

• 4 BEDROOM PLAN
• LARGE GREAT ROOM
• DURABLE WOOD FLOORS
• LARGE KITCHEN
• WORK ISLAND
• BREAKFAST BAR

Property features AI

Finance

• Financial info: Current lease expiration: 2026-10-31
• HOA & community: Homeowners association with annual fee of $325

Exterior

• Parking: Attached 2-car garage
• Security: Security system; Fire alarm
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Builder model: NEWPORT B
• Construction: Brick and vinyl siding exterior; Ridge vent roof; Slab foundation; Windows rated for energy efficiency
• Exterior features: Covered patio; Covered porch/patio; Privacy fence

Interior

• Kitchen: Dishwasher; Electric range with smooth cooktop and self-cleaning oven; Microwave; Disposal; Plumbed for ice maker; Kitchen island
• Bedrooms: Multiple first-floor bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: Two full bathrooms; Double vanity; Garden tub and separate shower
• Heating & cooling: Heat pump (heating and cooling); Programmable thermostat
• Interior features: Tray ceilings; Double vanity; Garden (Roman) tub; High ceilings; Pull-down attic stairs; Separate shower; Kitchen island; Programmable thermostat; Double pane windows
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/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 $313k (19.8% below list).
• Recommended offer: $313k (19.8% below list) — sets the bar for 1% rule.

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: Halcyon Elementary School (math 8% / reading 31%, grade F, #477 of 627 statewide, top 76%, 615 students, 52% FRL); Carr Middle School (math 6% / reading 37%, grade F, #185 of 257 statewide, top 73%, 761 students, 58% FRL); Park Crossing High School (math 12% / reading 27%, grade F, #169 of 305 statewide, top 59%, 906 students, 53% FRL) — zoned schools average 54% FRL vs 70% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.0%/yr); 409 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• At $3,129/mo this rent would consume 50% of the median local household income ($75k/yr) (locally 1742% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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 $337k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $312,869 (19.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.80% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $342,306
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8213 Faith Ln	0.00mi	4/2.0	2,146 (+2%)	8mo	$336,800	$157	91
8248 Ryan Ridge Loop	0.21mi	4/2.0	2,147 (+2%)	13mo	$320,000	$149	77
8411 Paula Trce	0.35mi	4/2.0	2,203 (+4%)	12mo	$330,000	$150	66
7134 Fain Park Loop	0.51mi	3/2.0 (-1)	2,053 (-3%)	3mo	$412,900	$201	64
7036 Fain Park Loop	0.49mi	3/2.5 (-1)	1,919 (-9%)	4mo	$399,900	$208	52
7139 Fain Park Loop	0.49mi	4/3.5	2,348 (+11%)	1mo	$405,000	$172	52
8131 Sorrel Ln	0.59mi	3/2.0 (-1)	2,251 (+6%)	8mo	$248,000	$110	50
7081 Fain Park Dr	0.55mi	3/2.5 (-1)	1,894 (-10%)	3mo	$380,000	$201	47
10842 Palomino Dr N	0.56mi	3/2.0 (-1)	1,886 (-11%)	8mo	$206,500	$109	44
7128 Fain Park Loop	0.52mi	4/3.0	2,358 (+12%)	13mo	$455,000	$193	42
8644 Ryan Ridge Loop	0.43mi	3/2.0 (-1)	1,805 (-15%)	13mo	$293,000	$162	40
6913 Heathermoore Loop	0.74mi	4/2.0	1,801 (-15%)	8mo	$274,999	$153	34

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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-56,491
• Equity at exit: $58,135

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-41,100
• Equity at exit: $33,711

Cash invested: $109,172 (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 36117

• Home prices YoY: -20.0%
• Rents YoY: 3.0%
• Active inventory: 409
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,129 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$130 /mo · $1,555/yr
• Insurance: −$162
• HOA: −$27
• Vacancy / Maint / Mgmt: −$657
• Net cashflow: $108

Break-even live

Break-even rent $2,992

Max offer price $389,900

Occupancy floor 92%

Sensitivity live

Price	-10% $329	-5% $218	+0% $108	+5% $-2	+10% $-113
Rent	-10% $-139	-5% $-16	+0% $108	+5% $232	+10% $355
Rate	-1.0pp $304	-0.5pp $207	base $108	+0.5pp $7	+1.0pp $-96

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8261 Dison Dr Unit 1386556P Montgomery, AL	3.0	2.0	1496	$4,820	$3.22	23d	1	0.45mi
8200 Harrogate Hl Montgomery, AL	4.0	2.5	2858	$2,500	$0.87	15d	1	1.11mi

HOA detail

• Monthly dues: $27 · $324/yr
• Likely covers: landscaping

Listing history 8 events

1. 2026-06-21
   days on market $389,900 Active 10 DOM
2. 2026-06-18
   days on market $389,900 Active 7 DOM
3. 2026-06-17
   days on market $389,900 Active 6 DOM
4. 2026-06-16
   days on market $389,900 Active 5 DOM
5. 2026-06-15
   days on market $389,900 Active 4 DOM
6. 2026-06-14
   days on market $389,900 Active 2 DOM
7. 2026-06-13
   remarks 688-char remark
8. 2026-06-13
   listed $389,900 Active 1 DOM

ⓘ 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: $1,555 · $130/mo
• Projected year-2 tax: $1,599 · $133/mo
• Expected delta: +$44/yr (+$4/mo · 2.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,544
• − Mortgage interest: −$21,840
• − Property taxes: −$1,555
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,004
• − Management: −$3,004
• − HOA: −$324
• − Depreciation: −$11,343
• Taxable loss: −$5,474
• Est. tax savings @ 24.0%: +$1,314
• After-tax cash flow: $2,609/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): 53,172
• Household income: $74,720
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1742.0

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: Black 53% White 34% Asian 8% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 9% · South Korea, Canada, China
• Languages at home: 90% English-only · Korean 4% Spanish 3% Other Indo-European 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: ▼ -37.24%
• Current HPI: 148.7728
• Rent YoY: ▲ 2.99%
• 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

+75.6% since first listed

14 events — show timeline

• 2026-06-11 Listed $389,900 MAAR
• 2025-11-01 Rental Removed $2,200 Hemlane
• 2025-10-21 Price Changed $2,200 Hemlane
• 2025-10-21 Sold (Public Records) $336,800 Public Records
• 2025-10-18 Listed for Rent $2,150 Hemlane
• 2025-10-17 Pending — MAAR
• 2025-10-17 Contingent — MAAR
• 2025-10-17 Sold (MLS) $336,800 MAAR
• 2025-08-12 Price Changed $339,800 MAAR
• 2025-07-17 Listed $349,800 MAAR
• 2019-04-04 Sold (MLS) $233,500 MAAR
• 2019-01-09 Listed $239,900 MAAR
• 2017-02-03 Sold (MLS) $222,999 MAAR
• 2016-09-14 Listed $221,999 MAAR

Property tax history

+12.0%/yr

Latest (2025): $1,555 · +1.6% YoY. Source: county tax records.