901 Seibles Rd · Montgomery, AL 36116

$54,100

4 bd · 2.0 ba · 1,943 sqft · SingleFamily public records · 99 Days on market

Built 1988 1.07 ac lot ↓ 38% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Opportunity awaits in this four bedroom, three bath home situated on a little over an acre. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. There is pending litigation. Buyer will be asked to sign a hold harmless agreement prior to closing. Please review attached disclaimer prior to offer submission.

Key facts

• 1.07 acre lot
• Built 1988
• Listed 99 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $54k).
• Recommended offer: $49k (9.0% below list) — sets the bar for market timing.
• Cap rate 29.1% 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: 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: Carver Elementary School (math 8% / reading 47%, grade F, #389 of 627 statewide, top 62%, 365 students, 77% FRL).
• Market conditions: Rents rising fast (+5.7%/yr); 293 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 40% of the median local income ($55k/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 $374 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $24k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• 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 $49,231 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.39% ✓
• Cap rate: 29.10%
• Cash-on-cash: 81.45%
• DSCR: 4.62
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $128,238
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
760 Queensbury Dr	0.22mi	4/2.0	1,755 (-10%)	18mo	$110,000	$63	58
829 Leicester Dr	0.58mi	3/2.0 (-1)	1,774 (-9%)	3mo	$50,000	$28	51
1160 Queensbury Dr	0.48mi	3/2.0 (-1)	1,734 (-11%)	8mo	$115,000	$66	48
540 Seibles Rd	0.55mi	3/2.0 (-1)	1,833 (-6%)	20mo	$165,000	$90	43
731 Leicester Dr	0.66mi	3/2.0 (-1)	1,743 (-10%)	7mo	$140,000	$80	41
4506 Narrow Lane Rd	0.72mi	3/2.0 (-1)	1,784 (-8%)	10mo	$21,100	$12	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: 84.8%
• Equity multiple: 5.08×
• Total profit: $61,792
• Equity at exit: $8,066

10-year hold

• IRR: 88.7%
• Equity multiple: 11.57×
• Total profit: $160,102
• Equity at exit: $4,678

Cash invested: $15,148 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,834 high
• Mortgage (P&I): −$284
• Tax from tax record: −$114 /mo · $1,373/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $1,028

Break-even live

Break-even rent $532

Max offer price $54,100

Occupancy floor 39%

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: $13,525
• Closing costs: $1,623
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4751 Queensbury Ct Montgomery, AL	5.0	2.0	1694	$1,750	$1.03	44d	1	0.30mi
915 Queensbury Dr Montgomery, AL	4.0	2.0	1783	$1,500	$0.84	44d	1	0.30mi
1217 Woodbridge Dr Unit 1043843P Montgomery, AL	5.0	2.0	1496	$2,830	$1.89	14d	1	0.41mi
1219 Biscayne Dr Montgomery, AL	4.0	1.5	1228	$1,295	$1.05	21d	1	0.69mi
4342 Sunshine Dr Montgomery, AL	3.0	2.0	1323	$1,250	$0.94	14d	1	0.90mi
1355 Buckingham Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	14d	1	0.98mi
3324 Cross Creek Dr Montgomery, AL	3.0	2.0	1791	$1,395	$0.78	21d	1	1.22mi
1434 E Audubon Rd Montgomery, AL	4.0	2.0	2237	$1,475	$0.66	44d	1	1.35mi

Listing history 18 events

1. 2026-06-18
   days on market $54,100 Active 99 DOM
2. 2026-06-17
   price $54,100 Active 98 DOM
3. 2026-06-17
   days on market $59,100 Active 98 DOM
4. 2026-06-16
   days on market $59,100 Active 97 DOM
5. 2026-06-15
   days on market $59,100 Active 96 DOM
6. 2026-06-14
   days on market $59,100 Active 94 DOM
7. 2026-06-13
   statusdays on market $59,100 Active 93 DOM
8. 2026-04-17
   status Pending
9. 2026-04-08
   price $59,100
10. 2026-03-31
    status Active
11. 2026-02-03
    status Pending
12. 2026-01-20
    price $63,600
13. 2025-12-31
    price $68,800
14. 2025-12-10
    price $74,000
15. 2025-11-21
    listed $78,500 Active
16. 2022-02-15
    listed $99,000
17. 2012-08-21
    listed $110,000
18. 2006-01-04
    soldstatus $94,875

ⓘ 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: $1,373 · $114/mo
• Projected year-2 tax: $1,373 · $114/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 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: $22,007
• − Mortgage interest: −$3,030
• − Property taxes: −$1,373
• − Insurance: −$270
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$1,574
• Taxable income: $12,238
• Est. tax owed @ 24.0%: −$2,937
• After-tax cash flow: $9,400/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

-37.7% since first listed

11 events — show timeline

• 2026-04-17 Pending — WAMLS
• 2026-04-08 Price Changed $59,100 WAMLS
• 2026-03-31 Relisted — WAMLS
• 2026-02-03 Pending — WAMLS
• 2026-01-20 Price Changed $63,600 WAMLS
• 2025-12-31 Price Changed $68,800 WAMLS
• 2025-12-10 Price Changed $74,000 WAMLS
• 2025-11-21 Listed $78,500 WAMLS
• 2022-02-15 Listed $99,000 LCMLS
• 2012-08-21 Listed $110,000 MAAR
• 2006-01-04 Sold (Public Records) $94,875 Public Records

Property tax history

+19.3%/yr

Latest (2025): $1,373 · +0.0% YoY. Source: county tax records.