3633 Menlo Ct · Montgomery, AL 36116

$129,000

3 bd · 2.0 ba · 1,307 sqft · SingleFamily public records · 17 Days on market

Built 1969 Est $122k · 6% over

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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 +23.5/30.0
• DSCR +7.6/10.0
• 1% rule +5.5/10.0
• ARV discount +4.7/15.0
• 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

Must see this beautiful home . Features an eat in kitchen that opens into the living room . The living room has wood beams across the vaulted ceilings and features a brick fireplace . Sliding glass patio doors that lead out to a spacious back yard great for entertaining , pets or children to plat in . Has a single car garage and concrete parking for at least three cars . This property is available for the Trustmark Home Advantage Mortgage that has 0% down payment & up to $ 7000 in closing costs .

Key facts

• Spacious yard
• Updated appliances
• Garage

Tags

• SPACIOUS YARD
• UPDATED APPLIANCES
• WOOD-BURNING FIREPLACE

Property features AI

Exterior

• Parking: Attached garage; Driveway
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home
• Construction: Brick and wood siding construction; Slab foundation
• Exterior features: Fully fenced yard; City lot in a subdivision; Located on a cul-de-sac; Mature trees; Paved road

Interior

• Kitchen: Electric range; Refrigerator; Plumbed for ice maker
• Bedrooms: Bedrooms located on the first floor
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms (first floor)
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Nine total rooms; Eat-in kitchen; Dining room; Living room; Family room
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $892 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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $94k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — 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: 1.05% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $121,551
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3829 Chatwood St	0.29mi	3/2.0	1,232 (-6%)	13mo	$118,450	$96	66
3906 Chatwood St	0.41mi	4/2.0 (+1)	1,372 (+5%)	2mo	$62,500	$46	66
3976 Kimberly St	0.30mi	3/2.0	1,232 (-6%)	14mo	$90,000	$73	64
109 Lauderdale St	0.22mi	3/2.0	1,444 (+10%)	11mo	$147,500	$102	63
3914 Matterhorn St	0.27mi	3/2.0	1,232 (-6%)	21mo	$115,000	$93	60
3981 Kimberly St	0.33mi	3/2.0	1,232 (-6%)	18mo	$125,000	$101	60
3949 Matterhorn St	0.38mi	3/2.0	1,232 (-6%)	20mo	$103,000	$84	56
3913 Chatwood St	0.44mi	3/2.0	1,232 (-6%)	22mo	$128,500	$104	52
2629 Shadowood Ct	0.57mi	3/2.0	1,150 (-12%)	6mo	$57,000	$50	48
3849 Chatwood St	0.36mi	3/1.5	1,120 (-14%)	14mo	$49,350	$44	46
454 Spring Valley Rd	0.42mi	3/2.0	1,460 (+12%)	20mo	$144,900	$99	44
3918 Woodley Rd	0.48mi	3/1.5	1,160 (-11%)	20mo	$87,000	$75	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 · 5.65% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,829
• Equity at exit: $19,234

10-year hold

• IRR: 10.9%
• Equity multiple: 1.95×
• Total profit: $34,155
• Equity at exit: $11,154

Cash invested: $36,120 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$676
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $242

Break-even live

Break-even rent $1,043

Max offer price $129,000

Occupancy floor 77%

Sensitivity live

Price	-10% $315	-5% $278	+0% $242	+5% $205	+10% $169
Rent	-10% $135	-5% $189	+0% $242	+5% $295	+10% $348
Rate	-1.0pp $307	-0.5pp $275	base $242	+0.5pp $208	+1.0pp $174

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3633 Woodley Rd Montgomery, AL	4.0	2.0	1734	$1,600	$0.92	21d	1	0.32mi
3855 Woodley Rd Montgomery, AL	4.0	2.0	1450	$1,450	$1.00	44d	1	0.41mi
3324 Cross Creek Dr Montgomery, AL	3.0	2.0	1791	$1,395	$0.78	21d	1	0.45mi
654 Mayflower Dr Montgomery, AL	3.0	2.0	1777	$1,400	$0.79	44d	1	0.49mi
2699 Whispering Pine Dr Montgomery, AL	4.0	2.0	1500	$1,500	$1.00	14d	1	0.59mi
3252 Cheltenham Dr Montgomery, AL	3.0	2.0	1705	$1,200	$0.70	44d	1	0.80mi
2724 Forsyth Ln Montgomery, AL	4.0	2.0	1794	$1,400	$0.78	44d	1	0.89mi
3212 Herbert Dr Montgomery, AL	3.0	2.0	1180	$1,425	$1.21	21d	1	1.01mi
2619 Brantford Pl Montgomery, AL	3.0	2.0	1323	$1,200	$0.91	44d	1	1.10mi
3231 Virginia Pines Ln Montgomery, AL	2.0	2.0	1068	$800	$0.75	44d	1	1.14mi
2401 Overhill Rd Montgomery, AL	3.0	1.0	999	$700	$0.70	21d	1	1.14mi
3240 Virginia Pines Ln Montgomery, AL	3.0	2.0	1215	$900	$0.74	44d	1	1.15mi
4604 Virginia Loop Rd Montgomery, AL	1.0–2.0	1.0–2.0	810	$895	$1.10	44d	1	1.17mi
3110 Virginia Downs Montgomery, AL	2.0	2.0	1068	$800	$0.75	44d	1	1.25mi
4611 Virginia Loop Rd Montgomery, AL	3.0	1.0	1029	$1,195	$1.16	21d	1	1.26mi
3220 Virginia Downs Montgomery, AL	3.0	2.0	1215	$900	$0.74	44d	1	1.34mi
4025 Edge Hill Ln Montgomery, AL	3.0	2.0	1154	$1,350	$1.17	14d	1	1.35mi
4220 Strathmore Dr Montgomery, AL	1.0–3.0	1.0–2.0	931	$1,099	$1.18	44d	1	1.39mi
2230 Woodley Sq W Montgomery, AL	1.0–2.0	1.0–2.0	902	$898	$1.00	14d	11	1.39mi
3248 Meadow Walk Ln Montgomery, AL	3.0	2.0	1114	$1,200	$1.08	44d	1	1.39mi
4581 Narrow Lane Rd Montgomery, AL	1.0–2.0	1.0–2.0	866	$800	$0.92	44d	2	1.45mi

Listing history 14 events

1. 2026-06-18
   days on market $129,000 Active 17 DOM
2. 2026-06-17
   days on market $129,000 Active 16 DOM
3. 2026-06-16
   price $129,000 Active 15 DOM
4. 2026-06-16
   days on market $134,500 Active 15 DOM
5. 2026-06-15
   days on market $134,500 Active 14 DOM
6. 2026-06-14
   days on market $134,500 Active 12 DOM
7. 2026-06-13
   days on market $134,500 Active 11 DOM
8. 2026-06-10
   days on market $134,500 Active 9 DOM
9. 2026-06-09
   days on market $134,500 Active 8 DOM
10. 2026-06-08
    days on market $134,500 Active 7 DOM
11. 2026-06-07
    days on market $134,500 Active 6 DOM
12. 2026-06-03
    days on market $134,500 Active 2 DOM
13. 2026-06-01
    remarks 543-char remark
14. 2026-06-01
    listed $134,500 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: $1,125 · $94/mo
• Projected year-2 tax: $1,125 · $94/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,190
• − Mortgage interest: −$7,226
• − Property taxes: −$1,125
• − Insurance: −$645
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$3,753
• Taxable income: $851
• Est. tax owed @ 24.0%: −$204
• After-tax cash flow: $2,698/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

+41.6% since first listed

10 events — show timeline

• 2026-06-01 Listed $134,500 MAAR
• 2023-01-15 Pending — MAAR
• 2023-01-12 Sold (MLS) $94,000 MAAR
• 2022-12-10 Contingent — MAAR
• 2022-12-05 Relisted — MAAR
• 2022-12-01 Listed — MAAR
• 2022-11-21 Listed $95,541 MAAR
• 2020-06-10 Sold (Public Records) $87,000 Public Records
• 2020-06-08 Sold (MLS) $87,000 MAAR
• 2020-04-12 Listed $95,000 MAAR

Property tax history

+12.1%/yr

Latest (2025): $1,125 · +4.4% YoY. Source: county tax records.