104 Tecumseh Dr · Montgomery, AL 36117

$199,900

4 bd · 3.0 ba · 2,518 sqft · SingleFamily public records · 1 Days on market

Built 1974 0.45 ac lot Est $307k · 35% under $8/mo HOA

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.8/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Here's your lucky chance to buy a much loved home in wonderful Arrowhead for a GREAT price! Needs some TLC for the buyer that wants to do their own things. Great split floor plan with the primary bedroom and bath on the opposite side of the other bedrooms. This is for the buyer that has the vision to make it their own special home.

Key facts

• 0.45 acre lot
• 2 garage spots
• Built 1974

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $95

Exterior

• Parking: Attached garage; 2-car garage; Driveway
• Security: Security system; Full fencing
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Single-story; Brick construction; Slab foundation
• Construction: Brick exterior
• Exterior features: Fully fenced yard; Covered patio; Porch; Patio; Level lot; Mature trees

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Refrigerator
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Wet bar; Double vanity; Walk-in closet(s); Window treatments; Blinds; Storm windows
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• 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; 5 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 35% 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 $1k of loan paydown is wiped out by about $6k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $199,900

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.91%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $307,196
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 Hillabee Dr	0.25mi	3/2.0 (-1)	2,536 (+1%)	3mo	$245,000	$97	76
461 Hillabee Dr	0.29mi	4/2.5	2,386 (-5%)	8mo	$312,000	$131	69
116 Natchez Dr	0.26mi	4/2.0	2,316 (-8%)	8mo	$272,000	$117	64
689 Towne Lake Dr	0.62mi	4/3.5	2,634 (+5%)	4mo	$360,000	$137	59
447 Arrowhead Dr	0.52mi	3/2.0 (-1)	2,384 (-5%)	1mo	$290,000	$122	57
104 Tuckabatchee Ct	0.31mi	4/2.0	2,155 (-14%)	1mo	$285,000	$132	57
197 Tensaw Rd	0.40mi	3/2.0 (-1)	2,734 (+9%)	2mo	$308,000	$113	56
949 Somerset Dr	0.70mi	3/2.0 (-1)	2,460 (-2%)	2mo	$280,000	$114	52
99 Oldfield Dr	0.52mi	4/3.5	2,865 (+14%)	2mo	$300,000	$105	50
405 Allens Trl	0.73mi	4/3.5	2,749 (+9%)	2mo	$365,000	$133	47
200 Oldfield Dr	0.61mi	4/2.0	2,202 (-12%)	3mo	$255,000	$116	44
9105 Castle Pines Cir	0.74mi	3/2.5 (-1)	2,800 (+11%)	1mo	$370,000	$132	39

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: $-3,033
• Equity at exit: $29,806

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $34,956
• Equity at exit: $17,284

Cash invested: $55,972 (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: $2,158 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$103 /mo · $1,239/yr
• Insurance: −$83
• HOA: −$8
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $462

Break-even live

Break-even rent $1,573

Max offer price $199,900

Occupancy floor 74%

Sensitivity live

Price	-10% $575	-5% $519	+0% $462	+5% $406	+10% $349
Rent	-10% $292	-5% $377	+0% $462	+5% $547	+10% $633
Rate	-1.0pp $563	-0.5pp $513	base $462	+0.5pp $410	+1.0pp $358

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Hillabee Ct Montgomery, AL	3.0	2.0	1881	$1,900	$1.01	44d	1	0.20mi
414 Arrowhead Dr Montgomery, AL	4.0	3.0	3652	$2,800	$0.77	14d	1	0.37mi
14 Creek Dr Montgomery, AL	4.0	2.5	2523	$2,100	$0.83	21d	1	0.47mi
111 Arrowhead Dr Montgomery, AL	3.0	2.0	2234	$2,150	$0.96	21d	1	0.58mi
655 Whistlewood Rd Montgomery, AL	3.0	2.0	2057	$2,200	$1.07	21d	1	1.33mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 2 events

1. 2026-05-05
   status Pending
2. 2026-05-03
   listed $199,900 Active

ⓘ 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: $1,239 · $103/mo
• Projected year-2 tax: $1,239 · $103/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 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,898
• − Mortgage interest: −$11,198
• − Property taxes: −$1,239
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,072
• − Management: −$2,072
• − HOA: −$96
• − Depreciation: −$5,815
• Taxable income: $2,407
• Est. tax owed @ 24.0%: −$578
• After-tax cash flow: $4,968/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

2 events — show timeline

• 2026-05-05 Pending — MAAR
• 2026-05-03 Listed $199,900 MAAR

Property tax history

+5.5%/yr

Latest (2025): $1,239 · +6.9% YoY. Source: county tax records.