3706 Dalraida Pkwy · Montgomery, AL 36109

$172,500

3 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 274 Days on market

Built 1952 0.30 ac lot Est $170k · at est.

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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).

• Cash flow +15.9/30.0
• ARV discount +6.8/15.0
• DSCR +4.9/10.0
• 1% rule +3.3/10.0
• 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 MLS

This charming Dalraida home is just what you've been waiting for. With a beautifully updated master bath, kitchen, and refinished hardwood floors, this home is perfect for a family. Additionally, all windows were replaced and in 2018 a new roof was installed. The split floor plan will give everyone privacy. The backyard is large enough for children or pets to have tons of space to roam and also has two patios for entertaining. This one is a must-see. Call now for a showing!

Key facts

• Replaced windows
• Two patios
• Updated master bath

Tags

• UPDATED MASTER BATH
• REPLACED WINDOWS
• NEW ROOF
• FIREPLACE AND WOOD STORAGE
• LARGE BACKYARD
• TWO PATIOS

Property features AI

Finance

• Financial info: Operating expenses: None

Exterior

• Parking: Attached carport; Parking pad (1 space); Has carport (1 space)
• Security: Security system
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Brick construction; Slab foundation
• Construction: Brick exterior; Slab foundation; Built (year per public records)
• Exterior features: Fully fenced yard; Patio; Storage; Workshop; City lot on a corner in a subdivision; Public road frontage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Disposal; Plumbed for ice maker; Gas water heater
• Bedrooms: Two first-floor bedrooms
• Flooring: Tile flooring; Wood flooring
• Bathrooms: Two full bathrooms on the first floor
• Heating & cooling: Central heating (gas); Central electric cooling; Ceiling fans
• Interior features: Blinds and window treatments; Storm windows; Insulated doors; Linen closet; Breakfast bar; Gas log masonry fireplace (multiple)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $83 ($996/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (17.3% below list).
• Recommended offer: $143k (17.3% 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: Dalraida Elementary School (math 5% / reading 34%, grade F, #467 of 627 statewide, top 76%, 627 students, 63% FRL); Goodwyn Middle School (math 0% / reading 16%, grade F, #239 of 257 statewide, top 93%, 808 students, 84% FRL); Lee High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 1,374 students, 86% FRL).
• Market conditions: Rents rising (+2.6%/yr); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 8 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,729 (17.3% below list)

Questions for the listing agent

1. It's been on market 274 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $169,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3558 S Georgetown Dr	0.27mi	3/2.0	1,507 (+0%)	1mo	$142,000	$94	87
3481 Biltmore Ave	0.22mi	2/1.0 (-1)	1,448 (-4%)	1mo	$125,000	$86	74
302 Ware Hill Ct	0.44mi	3/2.0	1,589 (+6%)	1mo	$179,000	$113	70
4025 Ware Hill Dr	0.42mi	3/2.0	1,598 (+6%)	1mo	$185,000	$116	69
3553 S Georgetown Dr	0.26mi	3/2.0	1,674 (+11%)	0mo	$140,000	$84	69
3730 Woodhill Rd	0.49mi	3/2.0	1,600 (+6%)	0mo	$212,000	$133	67
3402 Princess Ann St	0.51mi	3/1.0	1,456 (-3%)	2mo	$85,000	$58	65
4021 Caldwell Ct	0.57mi	3/2.0	1,428 (-5%)	0mo	$185,000	$130	64
3533 Princess Ann Ct	0.37mi	3/1.0	1,618 (+8%)	2mo	$145,000	$90	64
3937 Elm Ave	0.56mi	2/2.0 (-1)	1,570 (+4%)	3mo	$185,000	$118	59
3974 Johnstown Dr	0.64mi	3/2.0	1,605 (+7%)	2mo	$160,000	$100	57
3855 Berkshire Dr	0.63mi	3/2.5	1,706 (+13%)	1mo	$225,000	$132	46

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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-23,235
• Equity at exit: $25,720

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-15,747
• Equity at exit: $14,915

Cash invested: $48,300 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 209
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$905
• Tax from tax record: −$68 /mo · $817/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $83

Break-even live

Break-even rent $1,322

Max offer price $172,500

Occupancy floor 89%

Sensitivity live

Price	-10% $181	-5% $132	+0% $83	+5% $34	+10% $-15
Rent	-10% $-30	-5% $27	+0% $83	+5% $139	+10% $196
Rate	-1.0pp $170	-0.5pp $127	base $83	+0.5pp $38	+1.0pp $-7

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	15d	1	0.05mi
3737 Dalraida Pkwy Montgomery, AL	3.0	1.0	1618	$1,150	$0.71	45d	1	0.11mi
3760 Dalraida Pkwy Montgomery, AL	4.0	2.5	1900	$1,850	$0.97	45d	1	0.18mi
804 Hillman St Montgomery, AL	3.0	2.0	1370	$1,295	$0.95	15d	1	0.22mi
804 Hillman St Montgomery, AL	3.0	2.0	1356	$1,295	$0.96	23d	1	0.22mi
3614 Princess Ann St Montgomery, AL	4.0	2.0	1928	$1,581	$0.82	15d	1	0.25mi
3462 Biltmore Ave Montgomery, AL	3.0	2.0	1685	$1,225	$0.73	23d	1	0.26mi
3806 Marie Cook Dr Montgomery, AL	3.0	2.0	1791	$1,675	$0.94	15d	1	0.30mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	15d	1	0.41mi
3801 Cedar Ave Montgomery, AL	3.0	2.0	1818	$1,681	$0.92	23d	1	0.41mi
1007 Highpoint Rd Montgomery, AL	4.0	2.0	2089	$1,581	$0.76	15d	1	0.52mi
1201 Dalraida Rd Montgomery, AL	3.0	2.0	1673	$1,625	$0.97	45d	1	0.55mi
3944 Johnstown Dr Montgomery, AL	3.0	2.0	1912	$1,275	$0.67	45d	1	0.56mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	45d	1	0.57mi
4056 Wares Ferry Rd Montgomery, AL	3.0	2.0	1800	$1,500	$0.83	15d	1	0.62mi
3105 Pelzer Ave Montgomery, AL	4.0	2.0	1605	$1,425	$0.89	45d	1	0.67mi
740 Coliseum Blvd Unit 740A Montgomery, AL	2.0	1.0	1100	$895	$0.81	15d	1	0.72mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	45d	1	0.73mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	45d	1	0.74mi
167 E Salem Dr Montgomery, AL	3.0	2.0	1700	$1,050	$0.62	45d	1	0.76mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	15d	1	0.77mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	45d	1	0.91mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	45d	1	0.92mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	23d	1	0.96mi
1024 Grenada Dr Montgomery, AL	3.0	1.0	1144	$1,125	$0.98	45d	1	0.96mi
942 Parkwood Ct Montgomery, AL	4.0	2.0	1752	$1,299	$0.74	15d	1	1.02mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	15d	1	1.06mi
2822 Sumter Ave Montgomery, AL	3.0	2.5	1617	$1,300	$0.80	23d	1	1.10mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	45d	1	1.12mi
2814 Ashley Ave Montgomery, AL	3.0	2.0	1683	$1,350	$0.80	15d	1	1.12mi
3692 Fairfield Dr Montgomery, AL	3.0	2.0	1524	$1,400	$0.92	23d	1	1.14mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	23d	1	1.15mi
19 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	2022	$795	$0.39	45d	1	1.19mi
4365 Hillside Oaks Montgomery, AL	2.0	2.0	1204	$1,500	$1.25	45d	1	1.20mi
2769 Pelzer Ave Montgomery, AL	3.0	2.0	1608	$1,325	$0.82	45d	1	1.23mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	23d	1	1.24mi
401 Ridgewood Ln Montgomery, AL	3.0	2.0	1513	$1,195	$0.79	23d	1	1.25mi
3309 Hillcrest Ln Unit 1043908P Montgomery, AL	4.0	2.0	1625	$2,885	$1.78	23d	1	1.32mi
18 Oak Forest Dr Montgomery, AL	3.0	2.0	1580	$1,050	$0.66	23d	1	1.35mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	45d	1	1.37mi

Listing history 19 events

1. 2026-05-19
   status Pending
2. 2026-05-19
   status Active
3. 2026-02-04
   status Active
4. 2026-02-02
   status Pending
5. 2025-10-11
   status Active
6. 2025-08-10
   price $172,500
7. 2025-05-09
   listed $178,500 Active
8. 2021-11-02
   soldstatus $160,900
9. 2021-10-29
   soldstatus $160,900 478-char remark

   Show marketing remark (478 chars)

   This charming Dalraida home is just what you've been waiting for. With a beautifully updated master bath, kitchen, and refinished hardwood floors, this home is perfect for a family. Additionally, all windows were replaced and in 2018 a new roof was installed. The split floor plan will give everyone privacy. The backyard is large enough for children or pets to have tons of space to roam and also has two patios for entertaining. This one is a must-see. Call now for a showing!

10. 2021-09-21
    listed $154,900 478-char remark

    Show marketing remark (478 chars)

    This charming Dalraida home is just what you've been waiting for. With a beautifully updated master bath, kitchen, and refinished hardwood floors, this home is perfect for a family. Additionally, all windows were replaced and in 2018 a new roof was installed. The split floor plan will give everyone privacy. The backyard is large enough for children or pets to have tons of space to roam and also has two patios for entertaining. This one is a must-see. Call now for a showing!

11. 2019-04-25
    soldstatus $119,900 682-char remark

    Show marketing remark (682 chars)

    This charming Dalraida property is just what you've been waiting for. A few of the updates you'll quickly take note of are the master bath, the kitchen, and the newly refinished hardwood floors. Additionally, all windows were replaced, and in 2018 a new Roof was installed. The split floor plan will give everyone their privacy, with the master on the opposite side of the house from the 2 guest rooms. The backyard is large enough for children or pets to have tons of space to roam, and it also has 2 patios for your entertaining. Last, but not least, the detached storage building remains for a workshop or for gardening storage. This one is a must-see, so call now for a showing!

12. 2019-04-25
    soldstatus $120,227

    Show marketing remark (682 chars)

    This charming Dalraida property is just what you've been waiting for. A few of the updates you'll quickly take note of are the master bath, the kitchen, and the newly refinished hardwood floors. Additionally, all windows were replaced, and in 2018 a new Roof was installed. The split floor plan will give everyone their privacy, with the master on the opposite side of the house from the 2 guest rooms. The backyard is large enough for children or pets to have tons of space to roam, and it also has 2 patios for your entertaining. Last, but not least, the detached storage building remains for a workshop or for gardening storage. This one is a must-see, so call now for a showing!

13. 2019-03-20
    listed $119,900 682-char remark

    Show marketing remark (682 chars)

    This charming Dalraida property is just what you've been waiting for. A few of the updates you'll quickly take note of are the master bath, the kitchen, and the newly refinished hardwood floors. Additionally, all windows were replaced, and in 2018 a new Roof was installed. The split floor plan will give everyone their privacy, with the master on the opposite side of the house from the 2 guest rooms. The backyard is large enough for children or pets to have tons of space to roam, and it also has 2 patios for your entertaining. Last, but not least, the detached storage building remains for a workshop or for gardening storage. This one is a must-see, so call now for a showing!

14. 2007-04-30
    soldstatus $96,500
15. 2007-04-30
    soldstatus $121,000
16. 2007-03-23
    listed $99,500
17. 2006-02-01
    soldstatus $85,186
18. 2006-01-31
    soldstatus $85,000
19. 2005-12-19
    listed $89,500

ⓘ 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: $817 · $68/mo
• Projected year-2 tax: $817 · $68/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 6 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $17,127
• − Mortgage interest: −$9,663
• − Property taxes: −$817
• − Insurance: −$862
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$5,018
• Taxable loss: −$1,973
• Est. tax savings @ 24.0%: +$474
• After-tax cash flow: $1,470/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): 23,581
• Household income: $59,193
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1039.0

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: White 49% Black 39% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -37.64%
• Current HPI: 149.3867
• Rent YoY: ▲ 2.65%
• 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

+92.7% since first listed

19 events — show timeline

• 2026-05-19 Pending — MAAR
• 2026-05-19 Relisted — MAAR
• 2026-02-04 Relisted — MAAR
• 2026-02-02 Pending — MAAR
• 2025-10-11 Relisted — MAAR
• 2025-08-10 Price Changed $172,500 MAAR
• 2025-05-09 Listed $178,500 MAAR
• 2021-11-02 Sold (Public Records) $160,900 Public Records
• 2021-10-29 Sold (MLS) $160,900 MAAR
• 2021-09-21 Listed $154,900 MAAR
• 2019-04-25 Sold (Public Records) $120,227 Public Records
• 2019-04-25 Sold (MLS) $119,900 MAAR
• 2019-03-20 Listed $119,900 MAAR
• 2007-04-30 Sold (Public Records) $121,000 Public Records
• 2007-04-30 Sold (MLS) $96,500 MAAR
• 2007-03-23 Listed $99,500 MAAR
• 2006-02-01 Sold (Public Records) $85,186 Public Records
• 2006-01-31 Sold (MLS) $85,000 MAAR
• 2005-12-19 Listed $89,500 MAAR

Property tax history

+8.0%/yr

Latest (2025): $817 · +2.8% YoY. Source: county tax records.