4431 Delray Rd · Montgomery, AL 36116

$89,400

3 bd · 2.0 ba · 1,498 sqft · SingleFamily public records · 14 Days on market

Built 1961 0.46 ac lot Est $123k · 27% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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 MLS

Custom remodeled, And it's real sharpe. Best deal in the area. 3 bedrooms, 2 full baths, living/dining rm sep den with study or office, beautiful kitchen, 2 car garage with new cement floor, new paint job inside and out, new electric range and a/c unit to be installed at closing. new carpet/vinyl flooring. full life time warranty on the underpinned work done by Olshan foundation.

Key facts

• Extra living space
• Double garage
• Bonus room

Tags

• BONUS ROOM
• DOUBLE GARAGE
• TWO SEPARATE DRIVEWAYS
• FUNCTIONAL LAYOUT
• EXTRA LIVING SPACE

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Attached 2-car garage; 2 total parking spaces; Covered parking
• Security:
• Utilities: Public water (see remarks); Public sewer
• Home design: Single family residence; One story
• Construction: Brick and wood siding construction
• Exterior features: Covered patio/porch; Storage structure; On waterfront

Interior

• Kitchen: Cooktop; Dishwasher; Oven; Refrigerator
• Bedrooms:
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling:
• Interior features: Ceiling fans; Wood window frames
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Cap rate 13.1% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $618 of loan paydown is wiped out by about $3k 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 + 5.7% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 24y 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

• 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 $89,400

Questions for the listing agent

1. Built in 1961 — 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: 1.46% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.20%
• DSCR: 2.08
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $122,836
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1712 Marlowe Dr	0.05mi	3/2.0	1,530 (+2%)	2mo	$150,000	$98	92
4512 Delray Rd	0.06mi	3/2.0	1,500 (+0%)	9mo	$125,000	$83	90
743 Leicester Dr	0.24mi	3/2.0	1,610 (+8%)	6mo	$124,000	$77	71
1152 Woodbridge Dr	0.33mi	4/2.0 (+1)	1,529 (+2%)	8mo	$135,000	$88	70
1202 Devonshire Dr	0.43mi	4/2.0 (+1)	1,437 (-4%)	2mo	$143,000	$100	67
651 Seibles Rd	0.38mi	3/2.0	1,611 (+8%)	10mo	$126,000	$78	62
1441 Flamingo Ln	0.28mi	3/1.5	1,283 (-14%)	2mo	$65,000	$51	60
836 Wesley Dr	0.72mi	3/2.0	1,458 (-3%)	3mo	$125,000	$86	59
1375 Biscayne Dr	0.47mi	3/2.0	1,328 (-11%)	1mo	$50,000	$38	59
4712 Falcon Ln	0.40mi	3/2.0	1,636 (+9%)	9mo	$132,000	$81	58
1384 Devonshire Dr	0.68mi	4/2.0 (+1)	1,458 (-3%)	6mo	$120,000	$82	53
1231 Devonshire Dr	0.50mi	4/2.0 (+1)	1,551 (+4%)	16mo	$107,000	$69	53

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: 20.2%
• Equity multiple: 1.85×
• Total profit: $21,207
• Equity at exit: $13,330

10-year hold

• IRR: 30.0%
• Equity multiple: 4.01×
• Total profit: $75,236
• Equity at exit: $7,730

Cash invested: $25,032 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$469
• Tax from tax record: −$23 /mo · $273/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $505

Break-even live

Break-even rent $669

Max offer price $89,400

Occupancy floor 56%

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: $22,350
• Closing costs: $2,682
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1219 Biscayne Dr Montgomery, AL	4.0	1.5	1228	$1,295	$1.05	21d	1	0.17mi
4342 Sunshine Dr Montgomery, AL	3.0	2.0	1323	$1,250	$0.94	13d	1	0.22mi
915 Queensbury Dr Montgomery, AL	4.0	2.0	1783	$1,500	$0.84	43d	1	0.41mi
1355 Buckingham Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	13d	1	0.54mi
4581 Narrow Lane Rd Montgomery, AL	1.0–2.0	1.0–2.0	866	$800	$0.92	43d	2	0.55mi
253 John Morris Ave Montgomery, AL	3.0	1.0	912	$950	$1.04	21d	1	0.74mi
1114 Druid Hills Dr Montgomery, AL	3.0	1.0	1192	$1,250	$1.05	21d	1	0.78mi
548 Winston Dr Montgomery, AL	2.0	2.5	1396	$1,000	$0.72	43d	1	0.88mi
3751 Wesley Dr Apt A Montgomery, AL	2.0	1.0	1034	$550	$0.53	43d	1	0.95mi
3735 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	0.98mi
3733 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	0.99mi
3723 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	1.00mi
1067 Roslyn Dr Montgomery, AL	4.0	2.0	1760	$1,125	$0.64	21d	1	1.00mi
3720 Stanley Dr Montgomery, AL	4.0	2.0	1719	$1,650	$0.96	21d	1	1.02mi
3709 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	1.03mi
3701 Wesley Dr Unit 3723 Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	1.03mi
3701 Wesley Dr Unit 3737 Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	43d	1	1.03mi
3701 Wesley Dr Unit 3733 Montgomery, AL	3.0	1.0	1000	$1,280	$1.28	43d	1	1.03mi
3708 Princeton Rd Montgomery, AL	2.0	2.0	1749	$900	$0.51	21d	1	1.06mi
3737 Wesley Dr Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	43d	1	1.07mi
3649 Princeton Rd Montgomery, AL	3.0	1.0	1266	$1,200	$0.95	21d	1	1.12mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	43d	1	1.19mi
2230 Woodley Sq W Montgomery, AL	1.0–2.0	1.0–2.0	902	$898	$1.00	13d	11	1.29mi
2401 Overhill Rd Montgomery, AL	3.0	1.0	999	$700	$0.70	21d	1	1.40mi
3608 Wilmington Rd Montgomery, AL	3.0	1.0	1160	$950	$0.82	43d	1	1.43mi
3770 Maclamar Rd Montgomery, AL	3.0	1.0	1129	$950	$0.84	21d	1	1.44mi

Listing history 11 events

1. 2026-06-18
   days on market $89,400 Active 14 DOM
2. 2026-06-17
   days on market $89,400 Active 13 DOM
3. 2026-06-16
   days on market $89,400 Active 12 DOM
4. 2026-06-15
   days on market $89,400 Active 11 DOM
5. 2026-06-14
   days on market $89,400 Active 9 DOM
6. 2026-06-13
   days on market $89,400 Active 8 DOM
7. 2026-06-10
   days on market $89,400 Active 6 DOM
8. 2026-06-09
   days on market $89,400 Active 5 DOM
9. 2026-06-08
   days on market $89,400 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $89,400 Active 3 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: $273 · $23/mo
• Projected year-2 tax: $367 · $31/mo
• Expected delta: +$94/yr (+$8/mo · 34.3%)

ⓘ 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 ≥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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,700
• − Mortgage interest: −$5,008
• − Property taxes: −$273
• − Insurance: −$447
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$2,601
• Taxable income: $4,859
• Est. tax owed @ 24.0%: −$1,166
• After-tax cash flow: $4,891/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

+11.9% since first listed

6 events — show timeline

• 2026-06-04 Listed $89,400 SAMLS
• 2005-01-28 Sold (MLS) $86,667 MAAR
• 2004-09-15 Listed $87,995 MAAR
• 2004-04-09 Sold (MLS) $37,500 MAAR
• 2004-01-21 Listed $39,900 MAAR
• 2002-03-13 Listed $79,900 MAAR