233 Vanderbilt Loop W · Montgomery, AL 36109

$190,000

3 bd · 2.0 ba · 1,648 sqft · SingleFamily public records · 140 Days on market

Built 1972 10,018 sqft lot Est $194k · 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 +14.2/30.0
• ARV discount +8.5/15.0
• DSCR +4.3/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

4th SPACE flexible- office, playroom, home gym, or guest space just off the laundry room. MOVE IN READY!! Enjoy peace of mind in this well-kept and upgraded operating systems--New roof (2023), HVAC (2022), New windows (2024), & newer front door. The eat-in kitchen features granite countertops, a gas stove. No carpet here!! Wood flooring or hard tile runs throughout, and both bathrooms are equipped with vanities and upgraded dual-flush toilets. Relax or entertain on the back screened porch, while the fully fenced backyard includes 2 detached storage buildings and plenty of room for kids and/or pets to play. 6 mounted T. V's, Washer, dryer, kitchen refrigerator and laundry refrigerator

Key facts

• New hvac
• New refrigerator
• New front door

Tags

• NEW ROOF
• NEW HVAC
• NEW WINDOWS
• NEW REFRIGERATOR
• NEW FRONT DOOR
• GRANITE COUNTERTOPS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Single-story home; Brick construction; Slab foundation; Level lot; City lot (75 x 135)
• Construction: Built per public records; Brick construction; Slab foundation
• Exterior features: Covered patio; Enclosed patio; Fully fenced yard; Storage structure

Interior

• Kitchen: Kitchen/dining combo; Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Two first-floor bedrooms
• Flooring: Laminate
• Bathrooms: Two full bathrooms (first floor)
• Heating & cooling: Heat pump; Ceiling fans
• Interior features: Window treatments; Laminate flooring
• Laundry & utility: First-floor laundry with washer and dryer hookups; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $31 ($372/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 $147k (22.7% below list).
• Recommended offer: $147k (22.7% 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: 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 (+2.6%/yr); 209 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $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

• It's been on market 140 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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

• 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 $146,779 (22.7% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 0.77% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $194,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 Vanderbilt Loop W	0.00mi	3/2.0	1,775 (+8%)	0mo	$190,000	$107	87
4515 Ray Dr	0.43mi	3/2.0	1,676 (+2%)	3mo	$201,000	$120	75
356 Avon Rd	0.51mi	3/2.0	1,652 (+0%)	3mo	$195,000	$118	73
4208 Johnstown Dr	0.55mi	3/2.0	1,604 (-3%)	3mo	$204,900	$128	68
4329 Florence St	0.62mi	3/2.0	1,684 (+2%)	3mo	$160,000	$95	65
708 Maryethel Dr	0.62mi	4/2.0 (+1)	1,616 (-2%)	1mo	$178,000	$110	62
408 Glade Park Dr	0.64mi	3/2.0	1,579 (-4%)	4mo	$168,000	$106	60
4309 Salinas Ct	0.69mi	4/2.0 (+1)	1,610 (-2%)	2mo	$179,900	$112	58
737 Ledyard Pl	0.75mi	3/2.0	1,752 (+6%)	2mo	$217,000	$124	53
230 Kiefer Dr	0.43mi	3/2.0	1,400 (-15%)	3mo	$167,000	$119	53
429 Avon Rd	0.59mi	3/2.0	1,447 (-12%)	2mo	$160,000	$111	51
701 Ledyard Pl	0.67mi	4/2.0 (+1)	1,782 (+8%)	3mo	$239,000	$134	48

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-29,420
• Equity at exit: $28,330

10-year hold

• IRR: -7.7%
• Equity multiple: 0.52×
• Total profit: $-25,545
• Equity at exit: $16,428

Cash invested: $53,200 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,468 high
• Mortgage (P&I): −$996
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $31

Break-even live

Break-even rent $1,429

Max offer price $190,000

Occupancy floor 93%

Sensitivity live

Price	-10% $139	-5% $85	+0% $31	+5% $-23	+10% $-77
Rent	-10% $-85	-5% $-27	+0% $31	+5% $89	+10% $147
Rate	-1.0pp $127	-0.5pp $79	base $31	+0.5pp $-18	+1.0pp $-68

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4536 Wake Forest Dr Montgomery, AL	3.0	2.0	1244	$1,250	$1.00	45d	1	0.12mi
4365 Hillside Oaks Montgomery, AL	2.0	2.0	1204	$1,500	$1.25	45d	1	0.53mi
538 Hollow Wood Rd Montgomery, AL	2.0	2.0	1053	$1,100	$1.04	45d	1	0.54mi
564 Glade Park Loop Unit 1043856P Montgomery, AL	4.0	2.0	1496	$2,736	$1.83	15d	1	0.84mi
633 Groveland Dr Montgomery, AL	3.0	2.0	1424	$1,200	$0.84	45d	1	0.95mi
605 Plantation Way Montgomery, AL	4.0	2.0	1519	$1,200	$0.79	22d	1	0.97mi
336 Davors Dr Montgomery, AL	3.0	2.0	1569	$2,200	$1.40	45d	1	0.97mi
516 Lawndale Ln Montgomery, AL	3.0	1.0	1125	$1,150	$1.02	45d	1	1.00mi
535 Lawndale Ln Montgomery, AL	4.0	1.5	1260	$1,100	$0.87	15d	1	1.04mi
3944 Johnstown Dr Montgomery, AL	3.0	2.0	1912	$1,275	$0.67	45d	1	1.06mi
4056 Wares Ferry Rd Montgomery, AL	3.0	2.0	1800	$1,500	$0.83	15d	1	1.08mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	45d	1	1.09mi
203 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.0	931	$1,290	$1.39	15d	13	1.16mi
5712 Roxboro Dr Montgomery, AL	4.0	2.0	1544	$1,450	$0.94	22d	1	1.22mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	15d	1	1.26mi
560 Farmington Rd Montgomery, AL	4.0	2.0	2161	$1,695	$0.78	15d	1	1.33mi
5926 Carmel Dr Montgomery, AL	3.0	2.0	1158	$1,200	$1.04	45d	1	1.33mi
455 Eastdale Rd S Montgomery, AL	1.0–2.0	1.0	950	$850	$0.89	15d	6	1.34mi
572 Farmington Rd Montgomery, AL	3.0	2.0	2106	$1,495	$0.71	45d	1	1.36mi
713 Amity Ln Montgomery, AL	4.0	2.0	1696	$1,900	$1.12	45d	1	1.36mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	45d	1	1.39mi
500 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.5	1042	$900	$0.86	22d	20	1.40mi
728 Amity Ln Montgomery, AL	4.0	2.0	1218	$1,700	$1.40	15d	1	1.41mi
323 N Burbank Dr Montgomery, AL	4.0	2.0	1584	$1,381	$0.87	15d	1	1.45mi
3760 Dalraida Pkwy Montgomery, AL	4.0	2.5	1900	$1,850	$0.97	45d	1	1.45mi
3806 Marie Cook Dr Montgomery, AL	3.0	2.0	1791	$1,675	$0.94	15d	1	1.45mi
6320 Burbank Crossing Loop Montgomery, AL	3.0	2.0	1238	$1,600	$1.29	45d	1	1.47mi
3692 Fairfield Dr Montgomery, AL	3.0	2.0	1524	$1,400	$0.92	22d	1	1.49mi
5701 E Shirley Ln Montgomery, AL	1.0–2.0	1.0	975	$850	$0.87	15d	7	1.49mi

Listing history 20 events

1. 2026-06-13
   statusdays on market $190,000 Pending 140 DOM
2. 2026-06-10
   days on market $190,000 Contingent 138 DOM
3. 2026-06-09
   days on market $190,000 Contingent 137 DOM
4. 2026-06-08
   days on market $190,000 Contingent 136 DOM
5. 2026-06-07
   days on market $190,000 Contingent 135 DOM
6. 2026-06-03
   days on market $190,000 Contingent 131 DOM
7. 2026-06-02
   days on market $190,000 Contingent 130 DOM
8. 2026-06-01
   days on market $190,000 Contingent 129 DOM
9. 2026-05-31
   days on market $190,000 Contingent 128 DOM
10. 2026-05-30
    days on market $190,000 Contingent 127 DOM
11. 2026-04-05
    historical Contingent
12. 2026-01-23
    listed $190,000 Active
13. 2025-12-02
    price $195,000
14. 2025-11-19
    listed $205,000 Active
15. 2025-11-06
    listed $205,000 Active
16. 2023-03-03
    soldstatus $169,900 Closed
17. 2023-03-03
    soldstatus $169,900
18. 2023-02-15
    status Pending
19. 2023-02-06
    historical Contingent
20. 2023-01-31
    listed $169,900 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: $636 · $53/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$143/yr (+$12/mo · 22.5%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 20 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: $17,613
• − Mortgage interest: −$10,643
• − Property taxes: −$636
• − Insurance: −$950
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$5,527
• Taxable loss: −$2,961
• Est. tax savings @ 24.0%: +$711
• After-tax cash flow: $1,083/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

+11.8% since first listed

10 events — show timeline

• 2026-04-05 Contingent — MAAR
• 2026-01-23 Listed $190,000 MAAR
• 2025-12-02 Price Changed $195,000 MAAR
• 2025-11-19 Listed $205,000 MAAR
• 2025-11-06 Listed $205,000 MAAR
• 2023-03-03 Sold (Public Records) $169,900 Public Records
• 2023-03-03 Sold (MLS) $169,900 MAAR
• 2023-02-15 Pending — MAAR
• 2023-02-06 Contingent — MAAR
• 2023-01-31 Listed $169,900 MAAR

Property tax history

-1.5%/yr

Latest (2023): $636 · +57.0% YoY. Source: county tax records.