616 Lismore Pl · Montgomery, AL 36117

$289,999

4 bd · 2.0 ba · 2,130 sqft · SingleFamily public records · 159 Days on market

Built 2005 $136/sqft · 13% below area Est $333k · 13% under $23/mo HOA · 1% of rent

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Why this score? — see what drove the D 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).

• ARV discount +13.3/15.0
• Cash flow +12.0/30.0
• DSCR +3.5/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You don’t have to wait on new construction. This better-than-new, move-in-ready home features the ever-popular Merrill floor plan with 4 bedrooms, 2 baths, and a 2-car garage in the heart of East Montgomery. The open-concept layout flows beautifully from the foyer into the spacious great room and kitchen, making it ideal for everyday living and entertaining. Upgrades include a 12x12 covered patio, smooth-surface electric range, tile kitchen backsplash and durable Nafco plank flooring in the foyer, hall, living/dining, kitchen, eat-in area, and great room. You will also appreciate the extras that make life easier, including a freezer plug in the garage, additional phone/cable outlets, and an upgraded bath light fixture. All window treatments convey, so you can settle in immediately. The location is a major bonus. You are minutes from East Chase shopping, dining, and entertainment, with quick access to the highway for an easy commute across Montgomery and beyond. Come see why this one checks every box: space, upgrades, and convenience, all in one address. This home is available for rent or purchase. Visit www. Arnov.com for more info and to complete a rental application. Anyone, 21 or older, residing at the property, is required to complete an application. Pet Screening is required of all applicants to determine eligibility and Annual Pet Assurance Fee. There is a self-viewing lockbox located at the property so you can view anytime on your own. Check out this 3D Walkthrough https://my. matterport.com/show/ ?m=EcUm3J5zThq

Key facts

• Nafco plank flooring
• Covered patio
• Merril floor plan

Tags

• MERRIL FLOOR PLAN
• COVERED PATIO
• SMOOTH SURFACE ELECTRIC RANGE
• TILE BACKSPLASH IN KITCHEN
• NAFCO PLANK FLOORING
• WINDOW TREATMENTS CONVEY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-70 ($-846/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (20.7% below list).
• Recommended offer: $230k (20.7% 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: Garrett Elementary School (math 2% / reading 27%, grade F, #508 of 627 statewide, top 84%, 564 students, 68% FRL); Park Crossing High School (math 12% / reading 27%, grade F, #169 of 305 statewide, top 59%, 906 students, 53% FRL).
• 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).
• This rent runs 37% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $9k 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

• It's been on market 159 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,825 (20.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 10.5

CMA / ARV

• ARV (median comp): $333,224
• List price: $289,999
• Delta: -12.97%
• 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
549 Lismore Pl	0.05mi	4/2.0	2,180 (+2%)	7mo	$284,000	$130	88
613 Stoneybrooke Way	0.10mi	4/2.0	2,217 (+4%)	1mo	$301,900	$136	88
10767 Lismore Cir	0.08mi	4/2.0	2,214 (+4%)	9mo	$330,000	$149	82
512 Stoneybrooke Way	0.08mi	4/2.0	2,300 (+8%)	1mo	$310,000	$135	82
10617 Harcourt Trce	0.36mi	4/2.0	2,130 (0%)	7mo	$289,000	$136	77
204 Lismore Pl	0.37mi	4/2.0	2,136 (+0%)	7mo	$349,900	$164	76
10600 Harcourt Trce	0.40mi	4/2.0	2,136 (+0%)	8mo	$349,000	$163	74
552 Glenmede Ln	0.13mi	3/2.0 (-1)	1,908 (-10%)	2mo	$305,000	$160	70
712 Lismore Pl	0.14mi	3/2.0 (-1)	1,922 (-10%)	4mo	$304,900	$159	69
205 Lismore Pl	0.37mi	3/2.0 (-1)	1,878 (-12%)	7mo	$329,900	$176	52
1008 Overture Dr	0.67mi	4/2.0	1,951 (-8%)	4mo	$300,000	$154	51
10400 Treviso Pl	0.73mi	3/2.0 (-1)	1,874 (-12%)	4mo	$307,000	$164	37

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-51,542
• Equity at exit: $43,240

10-year hold

• IRR: -10.3%
• Equity multiple: 0.37×
• Total profit: $-50,911
• Equity at exit: $25,074

Cash invested: $81,200 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,298 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$221 /mo · $2,658/yr
• Insurance: −$121
• HOA: −$23
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-70

Break-even live

Break-even rent $2,387

Max offer price $277,548

Occupancy floor 98%

Sensitivity live

Price	-10% $94	-5% $12	+0% $-70	+5% $-153	+10% $-235
Rent	-10% $-252	-5% $-161	+0% $-70	+5% $20	+10% $111
Rate	-1.0pp $76	-0.5pp $3	base $-70	+0.5pp $-146	+1.0pp $-222

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 Evanwood Dr Montgomery, AL	4.0	2.0	1883	$2,500	$1.33	15d	1	0.19mi
10533 Duncannon Trl Montgomery, AL	4.0	2.0	2303	$2,400	$1.04	15d	1	0.38mi

HOA detail

• Monthly dues: $23 · $276/yr
• Likely covers: electriccable

Listing history 24 events

1. 2026-06-15
   days on market $289,999 Active 159 DOM
2. 2026-06-14
   days on market $289,999 Active 157 DOM
3. 2026-06-13
   days on market $289,999 Active 156 DOM
4. 2026-06-10
   days on market $289,999 Active 154 DOM
5. 2026-06-09
   days on market $289,999 Active 153 DOM
6. 2026-06-08
   days on market $289,999 Active 152 DOM
7. 2026-06-07
   days on market $289,999 Active 151 DOM
8. 2026-06-03
   days on market $289,999 Active 147 DOM
9. 2026-06-02
   days on market $289,999 Active 146 DOM
10. 2026-06-01
    days on market $289,999 Active 145 DOM
11. 2026-05-31
    days on market $289,999 Active 144 DOM
12. 2026-05-30
    days on market $289,999 Active 143 DOM
13. 2026-03-10
    price $306,000 1550-char remark

    Show marketing remark (1550 chars)

    You don’t have to wait on new construction. This better-than-new, move-in-ready home features the ever-popular Merrill floor plan with 4 bedrooms, 2 baths, and a 2-car garage in the heart of East Montgomery. The open-concept layout flows beautifully from the foyer into the spacious great room and kitchen, making it ideal for everyday living and entertaining. Upgrades include a 12x12 covered patio, smooth-surface electric range, tile kitchen backsplash and durable Nafco plank flooring in the foyer, hall, living/dining, kitchen, eat-in area, and great room. You will also appreciate the extras that make life easier, including a freezer plug in the garage, additional phone/cable outlets, and an upgraded bath light fixture. All window treatments convey, so you can settle in immediately. The location is a major bonus. You are minutes from East Chase shopping, dining, and entertainment, with quick access to the highway for an easy commute across Montgomery and beyond. Come see why this one checks every box: space, upgrades, and convenience, all in one address. This home is available for rent or purchase. Visit www. Arnov.com for more info and to complete a rental application. Anyone, 21 or older, residing at the property, is required to complete an application. Pet Screening is required of all applicants to determine eligibility and Annual Pet Assurance Fee. There is a self-viewing lockbox located at the property so you can view anytime on your own. Check out this 3D Walkthrough https://my. matterport.com/show/ ?m=EcUm3J5zThq

14. 2026-01-26
    price $310,000 1550-char remark

    Show marketing remark (1550 chars)

    You don’t have to wait on new construction. This better-than-new, move-in-ready home features the ever-popular Merrill floor plan with 4 bedrooms, 2 baths, and a 2-car garage in the heart of East Montgomery. The open-concept layout flows beautifully from the foyer into the spacious great room and kitchen, making it ideal for everyday living and entertaining. Upgrades include a 12x12 covered patio, smooth-surface electric range, tile kitchen backsplash and durable Nafco plank flooring in the foyer, hall, living/dining, kitchen, eat-in area, and great room. You will also appreciate the extras that make life easier, including a freezer plug in the garage, additional phone/cable outlets, and an upgraded bath light fixture. All window treatments convey, so you can settle in immediately. The location is a major bonus. You are minutes from East Chase shopping, dining, and entertainment, with quick access to the highway for an easy commute across Montgomery and beyond. Come see why this one checks every box: space, upgrades, and convenience, all in one address. This home is available for rent or purchase. Visit www. Arnov.com for more info and to complete a rental application. Anyone, 21 or older, residing at the property, is required to complete an application. Pet Screening is required of all applicants to determine eligibility and Annual Pet Assurance Fee. There is a self-viewing lockbox located at the property so you can view anytime on your own. Check out this 3D Walkthrough https://my. matterport.com/show/ ?m=EcUm3J5zThq

15. 2026-01-07
    listed $320,000 Active 1550-char remark

    Show marketing remark (1550 chars)

    You don’t have to wait on new construction. This better-than-new, move-in-ready home features the ever-popular Merrill floor plan with 4 bedrooms, 2 baths, and a 2-car garage in the heart of East Montgomery. The open-concept layout flows beautifully from the foyer into the spacious great room and kitchen, making it ideal for everyday living and entertaining. Upgrades include a 12x12 covered patio, smooth-surface electric range, tile kitchen backsplash and durable Nafco plank flooring in the foyer, hall, living/dining, kitchen, eat-in area, and great room. You will also appreciate the extras that make life easier, including a freezer plug in the garage, additional phone/cable outlets, and an upgraded bath light fixture. All window treatments convey, so you can settle in immediately. The location is a major bonus. You are minutes from East Chase shopping, dining, and entertainment, with quick access to the highway for an easy commute across Montgomery and beyond. Come see why this one checks every box: space, upgrades, and convenience, all in one address. This home is available for rent or purchase. Visit www. Arnov.com for more info and to complete a rental application. Anyone, 21 or older, residing at the property, is required to complete an application. Pet Screening is required of all applicants to determine eligibility and Annual Pet Assurance Fee. There is a self-viewing lockbox located at the property so you can view anytime on your own. Check out this 3D Walkthrough https://my. matterport.com/show/ ?m=EcUm3J5zThq

16. 2025-01-24
    historical $2,150
17. 2024-12-31
    price $2,150
18. 2024-11-19
    price $2,200
19. 2024-08-22
    listed $2,300
20. 2024-08-08
    soldstatus $260,000
21. 2007-04-27
    soldstatus $207,500 701-char remark

    Show marketing remark (701 chars)

    You don't have to wait on NEW construction, this better than new very poplar Merril floor plan with 4 bedrooms and a 2 car garage is move in ready NOW, upgrades include 12x12 covered patio, smooth surface electric range, tile backsplash in kitchen, 8" kitchen sink, nafco plank flooring in foyer, hall, living/dining, kitchen, eat-in-kitchen area and greatroom. Freezer plug in garage, extra phone/cable outlets and light fixture in bath. All window treatments convey. Offered in 'AS IS" condition with Purchaser verifying all systems, utilities, appliances and features. Seller in conjunction with PHH Mortgage is offering special financing thru Express Path, contact Agent for information.

22. 2006-11-21
    listed $209,500 701-char remark

    Show marketing remark (701 chars)

    You don't have to wait on NEW construction, this better than new very poplar Merril floor plan with 4 bedrooms and a 2 car garage is move in ready NOW, upgrades include 12x12 covered patio, smooth surface electric range, tile backsplash in kitchen, 8" kitchen sink, nafco plank flooring in foyer, hall, living/dining, kitchen, eat-in-kitchen area and greatroom. Freezer plug in garage, extra phone/cable outlets and light fixture in bath. All window treatments convey. Offered in 'AS IS" condition with Purchaser verifying all systems, utilities, appliances and features. Seller in conjunction with PHH Mortgage is offering special financing thru Express Path, contact Agent for information.

23. 2005-09-09
    soldstatus $213,762
24. 2005-05-18
    listed $206,160

ⓘ 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: $2,658 · $221/mo
• Projected year-2 tax: $2,658 · $221/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 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $27,579
• − Mortgage interest: −$16,244
• − Property taxes: −$2,658
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − HOA: −$276
• − Depreciation: −$8,436
• Taxable loss: −$5,898
• Est. tax savings @ 24.0%: +$1,416
• After-tax cash flow: $570/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

+48.4% since first listed

12 events — show timeline

• 2026-03-10 Price Changed $306,000 MAAR
• 2026-01-26 Price Changed $310,000 MAAR
• 2026-01-07 Listed $320,000 MAAR
• 2025-01-24 Rental Removed $2,150 MAAR
• 2024-12-31 Price Changed $2,150 MAAR
• 2024-11-19 Price Changed $2,200 MAAR
• 2024-08-22 Listed for Rent $2,300 MAAR
• 2024-08-08 Sold (Public Records) $260,000 Public Records
• 2007-04-27 Sold (MLS) $207,500 MAAR
• 2006-11-21 Listed $209,500 MAAR
• 2005-09-09 Sold (MLS) $213,762 MAAR
• 2005-05-18 Listed $206,160 MAAR

Property tax history

+12.3%/yr

Latest (2025): $2,658 · +104.1% YoY. Source: county tax records.