1630 Limestone Ct · Montgomery, AL 36117

$129,900

2 bd · 3.0 ba · 1,352 sqft · Townhouse public records · 2 Days on market

Built 1981 2,178 sqft lot Est $118k · 10% 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 +25.5/30.0
• DSCR +8.4/10.0
• 1% rule +5.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• ARV discount +2.8/15.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2 bedroom 2 bath townhouse near Shakespeare Festival Park. Family room/den, dining room, kitchen and half bath all on the first floor. Retire upstairs to 2 equally sized bedrooms each with its own bath. Would make a perfect starter home or investment property. Come and see today!!

Key facts

• Half bath
• Kitchen
• Ample sized bedrooms

Tags

• SHAKESPEARE FESTIVAL PARK
• FAMILY ROOM
• DINING ROOM
• KITCHEN
• HALF BATH
• AMPLE SIZED BEDROOMS

Property features AI

Exterior

• Parking: Parking pad (1 space)
• Security: Security system
• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet available; Public water; Public sewer
• Home design: Stucco construction
• Construction: Slab foundation
• Exterior features: Fully fenced yard; Exterior storage

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: Bedrooms located on the second level
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Window treatments
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 9.1% 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 (+3.0%/yr); 407 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $898 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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 $76k; list at $130k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $129,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $117,624
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1604 Cobblestone Ct	0.11mi	2/2.5	1,380 (+2%)	10mo	$120,000	$87	81
1596 Cobblestone Ct	0.12mi	2/2.5	1,364 (+1%)	17mo	$70,000	$51	77
1624 Sandstone Ct	0.15mi	3/2.5 (+1)	1,409 (+4%)	12mo	$132,900	$94	69
1613 Limestone Ct	0.03mi	2/2.5	1,160 (-14%)	9mo	$70,000	$60	65
6012 Nora Pl	0.15mi	2/2.0	1,264 (-6%)	23mo	$140,000	$111	59

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,904
• Equity at exit: $19,369

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $22,871
• Equity at exit: $11,231

Cash invested: $36,372 (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: 407
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,412 high
• Mortgage (P&I): −$681
• Tax from tax record: −$79 /mo · $950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $301

Break-even live

Break-even rent $1,031

Max offer price $129,900

Occupancy floor 74%

Sensitivity live

Price	-10% $375	-5% $338	+0% $301	+5% $265	+10% $228
Rent	-10% $190	-5% $245	+0% $301	+5% $357	+10% $413
Rate	-1.0pp $367	-0.5pp $334	base $301	+0.5pp $268	+1.0pp $233

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1610 Limestone Ct Montgomery, AL	3.0	2.5	1218	$1,300	$1.07	21d	1	0.04mi
1612 Woodmere Loop Montgomery, AL	3.0	1.5	1425	$1,775	$1.25	44d	1	0.07mi
1615 Woodmere Loop Montgomery, AL	3.0	2.0	1212	$1,250	$1.03	44d	1	0.10mi
6025 Oldcastle Pl Montgomery, AL	3.0	2.0	1350	$1,775	$1.31	44d	1	0.14mi
2000 London Town Ln Montgomery, AL	1.0–3.0	1.0–2.0	950	$992	$1.04	14d	11	0.21mi
1421 Stonehenge Rd Montgomery, AL	1.0–3.0	1.0–1.5	895	$999	$1.12	44d	1	0.34mi
1944 Woodrun Dr Montgomery, AL	3.0	2.0	1689	$1,595	$0.94	14d	1	0.35mi
5600 Carmichael Rd Montgomery, AL	2.0	1.0–2.0	722	$1,153	$1.60	44d	1	0.50mi
6225 Whitewater Ct Montgomery, AL	3.0	2.0	1581	$1,600	$1.01	21d	1	0.52mi
2495 Meadow Ridge Ln Montgomery, AL	1.0–3.0	1.0–2.0	1205	$1,049	$0.87	14d	14	0.59mi
6037 Monticello Dr Montgomery, AL	1.0–2.0	1.0–2.0	974	$1,025	$1.05	14d	3	0.96mi
2014 Rexford Rd Montgomery, AL	3.0	2.0	1596	$1,150	$0.72	44d	1	1.03mi
2000 Central Pkwy Montgomery, AL	1.0–3.0	1.0–2.0	1133	$1,665	$1.47	14d	14	1.10mi
2060 Rexford Rd Montgomery, AL	3.0	2.5	1566	$925	$0.59	21d	1	1.12mi
2066 Rexford Rd Montgomery, AL	3.0	2.5	1632	$1,250	$0.77	21d	1	1.13mi
5720 Worchester Dr Montgomery, AL	2.0	2.0	1060	$895	$0.84	21d	1	1.17mi
5701 E Shirley Ln Montgomery, AL	1.0–2.0	1.0	975	$850	$0.87	14d	7	1.21mi
7104 Fair Oaks Ct Montgomery, AL	3.0	2.0	1656	$1,881	$1.14	44d	1	1.25mi
2140 Rexford Rd Montgomery, AL	2.0	2.5	1428	$1,275	$0.89	44d	1	1.27mi
547 Eastdale Rd S Unit 547 Montgomery, AL	2.0	2.0	900	$900	$1.00	44d	1	1.28mi
3201 Watchman Dr Montgomery, AL	1.0–3.0	1.0–2.0	1054	$1,345	$1.28	14d	10	1.28mi
5635 Red Barn Rd Unit 1043848P Montgomery, AL	3.0	2.0	1496	$3,390	$2.27	14d	1	1.28mi
7406 Mill Ridge Ct Montgomery, AL	3.0	2.0	1785	$2,250	$1.26	45d	1	1.33mi
500 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.5	1042	$772	$0.74	21d	20	1.40mi
455 Eastdale Rd S Montgomery, AL	1.0–2.0	1.0	950	$850	$0.89	14d	6	1.41mi
1845 Young Farm Rd Montgomery, AL	3.0	2.0	1444	$1,750	$1.21	44d	1	1.47mi
336 Davors Dr Montgomery, AL	3.0	2.0	1569	$2,200	$1.40	44d	1	1.49mi

Listing history 3 events

1. 2026-06-18
   days on market $129,900 Active 2 DOM
2. 2026-06-16
   remarks 398-char remark
3. 2026-06-16
   listed $129,900 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: $950 · $79/mo
• Projected year-2 tax: $950 · $79/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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,948
• − Mortgage interest: −$7,276
• − Property taxes: −$950
• − Insurance: −$650
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$3,779
• Taxable income: $1,582
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $3,236/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

+51.2% since first listed

6 events — show timeline

• 2026-06-16 Listed $129,900 MAAR
• 2021-05-28 Sold (Public Records) $76,000 Public Records
• 2021-05-28 Sold (MLS) $76,000 MAAR
• 2021-04-18 Listed $85,000 MAAR
• 2005-11-22 Sold (MLS) $83,900 MAAR
• 2005-08-18 Listed $85,900 MAAR

Property tax history

+13.1%/yr

Latest (2025): $950 · +4.1% YoY. Source: county tax records.