4443 S Slauson Cir · Montgomery, AL 36106

$165,520

4 bd · 2.0 ba · 1,740 sqft · SingleFamily public records · 164 Days on market

Built 1973 0.28 ac lot $95/sqft · 7% below area Est $177k · 7% under

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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 +23.6/30.0
• ARV discount +10.4/15.0
• DSCR +7.6/10.0
• 1% rule +5.3/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully updated 4-bedroom, 2-bath home was completely remodeled inside and out in 2022 and is truly move-in ready. The functional floor plan features a living and dining room combination, a spacious great room with a fireplace, and an eat-in kitchen offering generous cabinet space. The refrigerator will convey with the sale. Renovations completed in 2022 include fresh interior paint, new fascia boards, new carpet and tile flooring, a new water heater, six-panel interior and closet doors, updated bathroom sinks and vanities, new door hardware, blinds, ceiling fans, light switches, plugs, and updated kitchen moldings. The exterior was also professionally pressure washed. $5000 flooring allowance is now being offered with acceptable offer.

Key facts

• Remodeled
• Updated
• Eat-in kitchen

Tags

• UPDATED
• REMODELED
• GREAT ROOM
• EAT-IN KITCHEN
• GENEROUS CABINET SPACE
• FRESH INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $146k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (+6.3%/yr); 137 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $1k of loan paydown is wiped out by about $5k 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 + 6.3% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 27% 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 $145,657 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.03% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.07%
• DSCR: 1.36
• GRM: 8.1

CMA / ARV

• ARV (median comp): $177,054
• List price: $165,520
• Delta: -6.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4712 Harvest Way	0.33mi	3/2.0 (-1)	1,778 (+2%)	2mo	$185,500	$104	74
4451 Mccampbell Dr	0.13mi	3/2.0 (-1)	1,908 (+10%)	2mo	$189,000	$99	71
1843 Heatherton Dr	0.53mi	4/2.0	1,815 (+4%)	1mo	$199,000	$110	67
2253 Semaht Dr	0.46mi	4/2.0	1,866 (+7%)	1mo	$235,000	$126	65
4257 Shamrock Ln	0.46mi	3/2.0 (-1)	1,832 (+5%)	2mo	$198,000	$108	63
4312 Shamrock Ln	0.24mi	3/2.0 (-1)	1,961 (+13%)	2mo	$200,000	$102	61
1948 Cottingham Dr	0.42mi	3/2.0 (-1)	1,881 (+8%)	1mo	$242,000	$129	61
2109 Young Farm Pl	0.47mi	3/2.0 (-1)	1,658 (-5%)	6mo	$247,000	$149	60
2015 Mallard Ln	0.55mi	3/2.0 (-1)	1,798 (+3%)	7mo	$204,000	$113	58
4751 Harvest Way	0.31mi	3/2.0 (-1)	1,505 (-14%)	2mo	$185,000	$123	56
1853 Llanfair Rd	0.74mi	4/2.0	1,861 (+7%)	6mo	$190,000	$102	49
3315 Royal Carriage Dr	0.70mi	3/2.0 (-1)	1,904 (+9%)	7mo	$182,000	$96	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 · 6.29% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-1,159
• Equity at exit: $24,680

10-year hold

• IRR: 12.0%
• Equity multiple: 2.08×
• Total profit: $50,107
• Equity at exit: $14,311

Cash invested: $46,346 (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 36106

• Home prices YoY: -13.1%
• Rents YoY: 6.3%
• Active inventory: 137
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,713 high
• Mortgage (P&I): −$868
• Tax from tax record: −$105 /mo · $1,256/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $312

Break-even live

Break-even rent $1,319

Max offer price $165,520

Occupancy floor 77%

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: $41,380
• Closing costs: $4,966
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2311 Cottingham Dr Montgomery, AL	3.0	2.0	1676	$1,595	$0.95	44d	1	0.10mi
4409 McCampbell Dr Montgomery, AL	4.0	2.0	1786	$1,600	$0.90	14d	1	0.21mi
4285 Shamrock Ln Unit 1043850P Montgomery, AL	5.0	2.0	1991	$3,909	$1.96	21d	1	0.35mi
3364 Fountain Ln Montgomery, AL	1.0–3.0	1.0–2.5	1221	$1,099	$0.90	44d	1	0.57mi
1845 Young Farm Rd Montgomery, AL	3.0	2.0	1444	$1,750	$1.21	44d	1	0.59mi
4243 Vaughn Rd Unit 1043807P Montgomery, AL	4.0	2.0	1496	$3,360	$2.25	44d	1	0.63mi
3580 McGehee Pl Dr S Montgomery, AL	3.0	2.0	1200	$1,205	$1.00	44d	1	0.68mi
5635 Red Barn Rd Unit 1043848P Montgomery, AL	3.0	2.0	1496	$3,390	$2.27	14d	1	0.70mi
3638 Castle Ridge Rd Montgomery, AL	3.0	2.0	1100	$800	$0.73	14d	1	0.92mi
5800 Eagle Cir Montgomery, AL	1.0–3.0	1.0–2.0	1000	$1,051	$1.05	44d	1	0.94mi
2066 Rexford Rd Montgomery, AL	3.0	2.5	1632	$1,250	$0.77	21d	1	0.97mi
2060 Rexford Rd Montgomery, AL	3.0	2.5	1566	$925	$0.59	21d	1	0.97mi
2014 Rexford Rd Montgomery, AL	3.0	2.0	1596	$1,150	$0.72	44d	1	0.98mi
4008 Oak Shadow Ln Montgomery, AL	3.0	2.5	1741	$1,395	$0.80	21d	1	1.05mi
1516 Charleton Dr Montgomery, AL	3.0	2.0	1895	$1,650	$0.87	44d	1	1.07mi
2000 Central Pkwy Montgomery, AL	1.0–3.0	1.0–2.0	1133	$2,135	$1.88	14d	14	1.17mi
4220 Strathmore Dr Montgomery, AL	1.0–3.0	1.0–2.0	931	$1,099	$1.18	44d	1	1.20mi
4132 Carmichael Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,156	$1.28	14d	10	1.22mi
2651 Clement Curv Montgomery, AL	3.0	2.0	1402	$1,550	$1.11	21d	1	1.22mi
4707 Mitford Cir Montgomery, AL	3.0	2.0	1943	$1,800	$0.93	44d	1	1.25mi
2495 Meadow Ridge Ln Montgomery, AL	1.0–3.0	1.0–2.0	1205	$1,199	$1.00	14d	14	1.33mi
3248 Meadow Walk Ln Montgomery, AL	3.0	2.0	1114	$1,200	$1.08	44d	1	1.35mi
5540 Ash Grove Cir Montgomery, AL	4.0	2.0	1904	$2,200	$1.16	21d	1	1.41mi
3220 Virginia Downs Montgomery, AL	3.0	2.0	1215	$900	$0.74	44d	1	1.41mi
3352 Ridgefield Dr Montgomery, AL	3.0	2.0	1932	$1,761	$0.91	21d	1	1.46mi
3120 Guymar Rd Montgomery, AL	5.0	2.0	2088	$1,750	$0.84	21d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $165,520 Active 164 DOM
2. 2026-06-17
   days on market $165,520 Active 163 DOM
3. 2026-06-16
   days on market $165,520 Active 162 DOM
4. 2026-06-15
   days on market $165,520 Active 161 DOM
5. 2026-06-14
   days on market $165,520 Active 159 DOM
6. 2026-06-13
   days on market $165,520 Active 158 DOM
7. 2026-06-10
   days on market $165,520 Active 156 DOM
8. 2026-06-09
   days on market $165,520 Active 155 DOM
9. 2026-06-08
   days on market $165,520 Active 154 DOM
10. 2026-06-07
    days on market $165,520 Active 153 DOM
11. 2026-06-03
    days on market $165,520 Active 149 DOM
12. 2026-06-02
    days on market $165,520 Active 148 DOM
13. 2026-06-01
    days on market $165,520 Active 147 DOM
14. 2026-05-31
    days on market $165,520 Active 146 DOM
15. 2026-05-30
    days on market $165,520 Active 145 DOM
16. 2026-04-20
    price $165,520 755-char remark

    Show marketing remark (755 chars)

    This beautifully updated 4-bedroom, 2-bath home was completely remodeled inside and out in 2022 and is truly move-in ready. The functional floor plan features a living and dining room combination, a spacious great room with a fireplace, and an eat-in kitchen offering generous cabinet space. The refrigerator will convey with the sale. Renovations completed in 2022 include fresh interior paint, new fascia boards, new carpet and tile flooring, a new water heater, six-panel interior and closet doors, updated bathroom sinks and vanities, new door hardware, blinds, ceiling fans, light switches, plugs, and updated kitchen moldings. The exterior was also professionally pressure washed. $5000 flooring allowance is now being offered with acceptable offer.

17. 2026-02-24
    price $170,520 755-char remark

    Show marketing remark (755 chars)

    This beautifully updated 4-bedroom, 2-bath home was completely remodeled inside and out in 2022 and is truly move-in ready. The functional floor plan features a living and dining room combination, a spacious great room with a fireplace, and an eat-in kitchen offering generous cabinet space. The refrigerator will convey with the sale. Renovations completed in 2022 include fresh interior paint, new fascia boards, new carpet and tile flooring, a new water heater, six-panel interior and closet doors, updated bathroom sinks and vanities, new door hardware, blinds, ceiling fans, light switches, plugs, and updated kitchen moldings. The exterior was also professionally pressure washed. $5000 flooring allowance is now being offered with acceptable offer.

18. 2026-01-05
    listed $186,000 Active 755-char remark

    Show marketing remark (755 chars)

    This beautifully updated 4-bedroom, 2-bath home was completely remodeled inside and out in 2022 and is truly move-in ready. The functional floor plan features a living and dining room combination, a spacious great room with a fireplace, and an eat-in kitchen offering generous cabinet space. The refrigerator will convey with the sale. Renovations completed in 2022 include fresh interior paint, new fascia boards, new carpet and tile flooring, a new water heater, six-panel interior and closet doors, updated bathroom sinks and vanities, new door hardware, blinds, ceiling fans, light switches, plugs, and updated kitchen moldings. The exterior was also professionally pressure washed. $5000 flooring allowance is now being offered with acceptable offer.

19. 2024-01-23
    historical $1,350
20. 2024-01-13
    listed $1,350
21. 2022-03-17
    price $1,350
22. 2021-03-04
    soldstatus $130,000 845-char remark

    Show marketing remark (845 chars)

    Vacant show anytime. This beautiful home has been completely remodeled inside and out! Move-in ready! Your new Four bedroom and 2 bath home boasts: •Living room and dining room combination w/ bar •Great room with fireplace. •Nice eat-in kitchen with lots of cabinet space. •Refrigerator remains. Recent updates: •Freshly paint throughout •New fascia boards •New carpet •New tile •New water heater •New 6 panel passage and closet doors •New bathroom sinks and vanities •New door handles •New blinds Present all offers •Outside pressure washed •New ceiling fans •New light switches and plugs •New moldings in kitchen * Roof approx. 4 years old This home won't last long! It's ready and waiting for you. .. Present all offers

23. 2021-01-04
    listed $139,900 845-char remark

    Show marketing remark (845 chars)

    Vacant show anytime. This beautiful home has been completely remodeled inside and out! Move-in ready! Your new Four bedroom and 2 bath home boasts: •Living room and dining room combination w/ bar •Great room with fireplace. •Nice eat-in kitchen with lots of cabinet space. •Refrigerator remains. Recent updates: •Freshly paint throughout •New fascia boards •New carpet •New tile •New water heater •New 6 panel passage and closet doors •New bathroom sinks and vanities •New door handles •New blinds Present all offers •Outside pressure washed •New ceiling fans •New light switches and plugs •New moldings in kitchen * Roof approx. 4 years old This home won't last long! It's ready and waiting for you. .. Present all offers

24. 2019-08-13
    soldstatus $72,000
25. 2019-08-12
    soldstatus $72,000
26. 2019-06-22
    listed $71,000

ⓘ 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: $1,256 · $105/mo
• Projected year-2 tax: $1,256 · $105/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 1/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,555
• − Mortgage interest: −$9,272
• − Property taxes: −$1,256
• − Insurance: −$828
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$4,815
• Taxable income: $1,095
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $3,476/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): 14,065
• Household income: $69,087
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 876.0

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 0.58)
• Race & ethnicity: White 47% Black 43% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 3%

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: ▼ -22.82%
• Current HPI: 151.1822
• Rent YoY: ▲ 6.29%
• 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

+133.1% since first listed

11 events — show timeline

• 2026-04-20 Price Changed $165,520 MAAR
• 2026-02-24 Price Changed $170,520 MAAR
• 2026-01-05 Listed $186,000 MAAR
• 2024-01-23 Rental Removed $1,350 MAAR
• 2024-01-13 Listed for Rent $1,350 MAAR
• 2022-03-17 Price Changed $1,350 RENT.
• 2021-03-04 Sold (MLS) $130,000 MAAR
• 2021-01-04 Listed $139,900 MAAR
• 2019-08-13 Sold (Public Records) $72,000 Public Records
• 2019-08-12 Sold (MLS) $72,000 MAAR
• 2019-06-22 Listed $71,000 MAAR

Property tax history

+12.1%/yr

Latest (2025): $1,256 · +5.0% YoY. Source: county tax records.