2132 N Sutherland Dr · Montgomery, AL 36116

$149,900

4 bd · 2.0 ba · 1,812 sqft · SingleFamily public records · 32 Days on market

Built 1988 0.36 ac lot Est $230k · 35% under

---

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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.4/10.0
• Rent growth +3.9/5.0
• 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 is a short sale and is sold As Is. Please have agent to explain agent notes.

Key facts

• Slab foundation
• Major roadways
• Shopping

Tags

• MAJOR ROADWAYS
• SHOPPING
• SCHOOLS
• PARKS
• SLAB FOUNDATION
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 (+5.7%/yr); 294 active listings in the ZIP; 19 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 40% of the median local income ($55k/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 $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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $126k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.26%
• DSCR: 1.59
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $230,124
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2316 Haddington Rd	0.40mi	4/2.0	1,850 (+2%)	4mo	$198,000	$107	75
2105 Briar Gate Dr	0.18mi	4/2.0	1,620 (-11%)	0mo	$189,000	$117	74
2209 Briar Gate Dr	0.16mi	3/2.5 (-1)	1,701 (-6%)	4mo	$215,000	$126	73
3149 Knotts Dr	0.60mi	4/2.0	1,774 (-2%)	1mo	$310,000	$175	68
2030 Short Line Dr	0.19mi	3/2.0 (-1)	2,006 (+11%)	1mo	$253,800	$127	68
3316 Knotts Dr	0.62mi	4/2.0	1,774 (-2%)	1mo	$315,250	$178	67
3313 Knotts Dr	0.65mi	4/2.0	1,774 (-2%)	0mo	$300,000	$169	66
7105 Fair Oaks Ct	0.49mi	4/2.0	1,952 (+8%)	4mo	$229,900	$118	61
6713 Sarita Ct	0.62mi	3/2.0 (-1)	1,791 (-1%)	4mo	$187,000	$104	61
2325 Edinburgh Dr	0.51mi	3/2.0 (-1)	2,027 (+12%)	0mo	$110,000	$54	51
6606 Rushton Rdg	0.71mi	3/2.0 (-1)	1,653 (-9%)	2mo	$218,000	$132	45
2638 Queens Hollow Ct	0.61mi	3/2.0 (-1)	1,610 (-11%)	4mo	$212,000	$132	45

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 · 5.65% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.25×
• Total profit: $10,334
• Equity at exit: $22,351

10-year hold

• IRR: 17.7%
• Equity multiple: 2.65×
• Total profit: $69,052
• Equity at exit: $12,961

Cash invested: $41,972 (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 36116

• Home prices YoY: -9.7%
• Rents YoY: 5.7%
• Active inventory: 294
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$786
• Tax from tax record: −$152 /mo · $1,828/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $464

Break-even live

Break-even rent $1,267

Max offer price $149,900

Occupancy floor 70%

Sensitivity live

Price	-10% $549	-5% $506	+0% $464	+5% $421	+10% $379
Rent	-10% $317	-5% $391	+0% $464	+5% $537	+10% $610
Rate	-1.0pp $539	-0.5pp $502	base $464	+0.5pp $425	+1.0pp $385

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3201 Watchman Dr Montgomery, AL	1.0–3.0	1.0–2.0	1054	$1,644	$1.56	14d	10	0.36mi
2224 W Aberdeen Dr Montgomery, AL	4.0	2.0	1994	$1,600	$0.80	22d	1	0.38mi
7104 Fair Oaks Ct Montgomery, AL	3.0	2.0	1656	$1,881	$1.14	45d	1	0.46mi
2420 Haddington Rd Unit 1519890P Montgomery, AL	4.0	1.0	1679	$4,483	$2.67	14d	1	0.56mi
7406 Mill Ridge Ct Montgomery, AL	3.0	2.0	1785	$2,250	$1.26	45d	1	0.65mi
5540 Ash Grove Cir Montgomery, AL	4.0	2.0	1904	$2,200	$1.16	22d	1	0.72mi
3712 Claiborne Cir Montgomery, AL	3.0	2.0	1924	$2,100	$1.09	45d	1	0.92mi
1944 Woodrun Dr Montgomery, AL	3.0	2.0	1689	$1,595	$0.94	14d	1	0.97mi
2066 Rexford Rd Montgomery, AL	3.0	2.5	1632	$1,250	$0.77	22d	1	1.13mi
2060 Rexford Rd Montgomery, AL	3.0	2.5	1566	$925	$0.59	22d	1	1.13mi
2014 Rexford Rd Montgomery, AL	3.0	2.0	1596	$1,150	$0.72	45d	1	1.18mi
7701 Taylor Oaks Cir Montgomery, AL	1.0–3.0	1.0–2.0	1047	$1,712	$1.63	14d	22	1.22mi
6025 Oldcastle Pl Montgomery, AL	3.0	2.0	1350	$1,775	$1.31	45d	1	1.25mi
1530 Laurelwood Ln Montgomery, AL	3.0	2.0	2274	$2,295	$1.01	14d	1	1.26mi
1612 Woodmere Loop Montgomery, AL	3.0	1.5	1425	$1,775	$1.25	45d	1	1.32mi
1857 Still Oaks Dr Montgomery, AL	4.0	2.0	1791	$1,850	$1.03	22d	1	1.38mi
5635 Red Barn Rd Unit 1043848P Montgomery, AL	3.0	2.0	1496	$3,390	$2.27	14d	1	1.41mi
2495 Meadow Ridge Ln Montgomery, AL	1.0–3.0	1.0–2.0	1205	$1,199	$1.00	14d	14	1.42mi
8700 Seaton Blvd Montgomery, AL	1.0–3.0	1.0–2.0	1081	$1,864	$1.72	14d	35	1.50mi

Listing history 9 events

1. 2026-04-01
   status Pending
2. 2026-03-23
   status Active
3. 2026-02-28
   listed $149,900 Active
4. 2022-09-23
   soldstatus $125,725 81-char remark

   Show marketing remark (81 chars)

   This is a short sale and is sold As Is. Please have agent to explain agent notes.

5. 2022-03-25
   listed $126,000 81-char remark

   Show marketing remark (81 chars)

   This is a short sale and is sold As Is. Please have agent to explain agent notes.

6. 2021-10-15
   listed $130,000
7. 2017-04-03
   soldstatus $128,840
8. 2017-03-10
   soldstatus $128,840
9. 2016-12-01
   listed $135,900

ⓘ 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: $1,828 · $152/mo
• Projected year-2 tax: $1,828 · $152/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,250
• − Mortgage interest: −$8,397
• − Property taxes: −$1,828
• − Insurance: −$750
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$4,361
• Taxable income: $3,354
• Est. tax owed @ 24.0%: −$805
• After-tax cash flow: $4,761/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): 45,250
• Household income: $55,160
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2786.0

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: Predominantly Black (80%)
• Race & ethnicity: Black 80% White 12% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Korean 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: ▼ -16.31%
• Current HPI: 151.8598
• Rent YoY: ▲ 5.65%
• 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

+10.3% since first listed

9 events — show timeline

• 2026-04-01 Pending — MAAR
• 2026-03-23 Relisted — MAAR
• 2026-02-28 Listed $149,900 MAAR
• 2022-09-23 Sold (MLS) $125,725 Greater Alabama MLS
• 2022-03-25 Listed $126,000 Greater Alabama MLS
• 2021-10-15 Listed $130,000 MAAR
• 2017-04-03 Sold (Public Records) $128,840 Public Records
• 2017-03-10 Sold (MLS) $128,840 MAAR
• 2016-12-01 Listed $135,900 MAAR

Property tax history

+6.3%/yr

Latest (2025): $1,828 · +1.9% YoY. Source: county tax records.