2116 E Aberdeen Dr · Montgomery, AL 36116

$149,900

3 bd · 2.0 ba · 1,666 sqft · SingleFamily public records · 6 Days on market

Built 1975 0.26 ac lot Est $212k · 29% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.7/10.0
• 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

CAN´T QUALIFY BUT CAN PAY $9900 DOWN? OWNER WILL FINANCE WITH $9900 DOWN, $900 MO. GET DETAILS. OR WILL SELL FOR $600 DOWN ON SPECIAL BANK LOAN. APPLY & SAVE THE DOWN PAYMENT. GET DETAILS. MOVE IN TODAY!

Key facts

• Large family room
• Breakfast room
• Separate dining room

Tags

• LARGE LIVING ROOM
• LARGE FAMILY ROOM
• FIREPLACE
• SEPARATE DINING ROOM
• EAT-IN KITCHEN
• BREAKFAST ROOM

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Brick and vinyl siding exterior
• Construction: Slab foundation; Built (year per public records)
• Exterior features: Workshop on property; City lot; Lot approximately 65 x 140

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Electric water heater
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Fireplace (one)
• 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 $150k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.2% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 35% 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 ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $120k; 25% 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 $149,900

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.07% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $211,582
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2105 Briar Gate Dr	0.10mi	4/2.0 (+1)	1,620 (-3%)	0mo	$189,000	$117	85
2209 Briar Gate Dr	0.27mi	3/2.5	1,701 (+2%)	4mo	$215,000	$126	79
6828 Wampold Ct	0.31mi	4/2.0 (+1)	1,696 (+2%)	4mo	$129,000	$76	74
6606 Rushton Rdg	0.53mi	3/2.0	1,653 (-1%)	2mo	$218,000	$132	72
2638 Queens Hollow Ct	0.64mi	3/2.0	1,610 (-3%)	4mo	$212,000	$132	61
6713 Sarita Ct	0.52mi	3/2.0	1,791 (+8%)	4mo	$187,000	$104	60
2655 Queens Hollow Ct	0.64mi	3/2.0	1,519 (-9%)	1mo	$225,000	$148	55
2505 Hanloe Ct	0.70mi	3/2.0	1,773 (+6%)	5mo	$225,000	$127	53
2316 Haddington Rd	0.47mi	4/2.0 (+1)	1,850 (+11%)	4mo	$198,000	$107	52
3140 Knotts Dr	0.73mi	3/2.0	1,486 (-11%)	3mo	$279,900	$188	45
7305 Spencer Cir	0.74mi	4/2.0 (+1)	1,444 (-13%)	4mo	$260,000	$180	35
2725 W Aberdeen Dr	0.74mi	4/2.0 (+1)	1,894 (+14%)	4mo	$202,000	$107	34

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: 1.7%
• Equity multiple: 1.07×
• Total profit: $2,827
• Equity at exit: $22,351

10-year hold

• IRR: 13.6%
• Equity multiple: 2.21×
• Total profit: $50,662
• 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: 7.8×

Monthly cashflow live

• Estimated rent: $1,610 high
• Mortgage (P&I): −$786
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $357

Break-even live

Break-even rent $1,158

Max offer price $149,900

Occupancy floor 73%

Sensitivity live

Price	-10% $442	-5% $400	+0% $357	+5% $315	+10% $272
Rent	-10% $230	-5% $294	+0% $357	+5% $421	+10% $485
Rate	-1.0pp $433	-0.5pp $395	base $357	+0.5pp $319	+1.0pp $279

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 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2224 W Aberdeen Dr Montgomery, AL	4.0	2.0	1994	$1,600	$0.80	22d	1	0.31mi
3201 Watchman Dr Montgomery, AL	1.0–3.0	1.0–2.0	1054	$1,644	$1.56	14d	10	0.50mi
5540 Ash Grove Cir Montgomery, AL	4.0	2.0	1904	$2,200	$1.16	22d	1	0.58mi
7104 Fair Oaks Ct Montgomery, AL	3.0	2.0	1656	$1,881	$1.14	45d	1	0.59mi
2420 Haddington Rd Unit 1519890P Montgomery, AL	4.0	1.0	1679	$4,483	$2.67	14d	1	0.61mi
7406 Mill Ridge Ct Montgomery, AL	3.0	2.0	1785	$2,250	$1.26	45d	1	0.78mi
1944 Woodrun Dr Montgomery, AL	3.0	2.0	1689	$1,595	$0.94	14d	1	0.87mi
2140 Rexford Rd Montgomery, AL	2.0	2.5	1428	$1,275	$0.89	45d	1	0.89mi
2066 Rexford Rd Montgomery, AL	3.0	2.5	1632	$1,250	$0.77	22d	1	0.94mi
2060 Rexford Rd Montgomery, AL	3.0	2.5	1566	$925	$0.59	22d	1	0.95mi
2014 Rexford Rd Montgomery, AL	3.0	2.0	1596	$1,150	$0.72	45d	1	0.99mi
5720 Worchester Dr Montgomery, AL	2.0	2.0	1060	$895	$0.84	22d	1	1.00mi
3712 Claiborne Cir Montgomery, AL	3.0	2.0	1924	$2,100	$1.09	45d	1	1.11mi
6025 Oldcastle Pl Montgomery, AL	3.0	2.0	1350	$1,775	$1.31	45d	1	1.16mi
1615 Woodmere Loop Montgomery, AL	3.0	2.0	1212	$1,250	$1.03	45d	1	1.18mi
1612 Woodmere Loop Montgomery, AL	3.0	1.5	1425	$1,775	$1.25	45d	1	1.21mi
5635 Red Barn Rd Unit 1043848P Montgomery, AL	3.0	2.0	1496	$3,390	$2.27	14d	1	1.22mi
1610 Limestone Ct Montgomery, AL	3.0	2.5	1218	$1,300	$1.07	22d	1	1.24mi
2495 Meadow Ridge Ln Montgomery, AL	1.0–3.0	1.0–2.0	1205	$1,199	$1.00	14d	14	1.26mi
2000 London Town Ln Montgomery, AL	1.0–3.0	1.0–2.0	950	$1,159	$1.22	14d	11	1.31mi
1857 Still Oaks Dr Montgomery, AL	4.0	2.0	1791	$1,850	$1.03	22d	1	1.32mi
7701 Taylor Oaks Cir Montgomery, AL	1.0–3.0	1.0–2.0	1047	$1,712	$1.63	14d	22	1.40mi
1421 Stonehenge Rd Montgomery, AL	1.0–3.0	1.0–1.5	895	$1,199	$1.34	45d	1	1.46mi
3364 Fountain Ln Montgomery, AL	1.0–3.0	1.0–2.5	1221	$1,099	$0.90	45d	1	1.50mi

Listing history 5 events

1. 2026-06-21
   days on market $149,900 Active 6 DOM
2. 2026-06-18
   days on market $149,900 Active 3 DOM
3. 2026-06-17
   days on market $149,900 Active 2 DOM
4. 2026-06-15
   remarks 472-char remark
5. 2026-06-15
   listed $149,900 Active 1 DOM

ⓘ 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: $796 · $66/mo
• Projected year-2 tax: $796 · $66/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 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: $19,325
• − Mortgage interest: −$8,397
• − Property taxes: −$796
• − Insurance: −$750
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$4,361
• Taxable income: $1,930
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $3,825/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

+15.4% since first listed

6 events — show timeline

• 2026-06-15 Listed $149,900 MAAR
• 2019-06-27 Sold (MLS) $119,900 MAAR
• 2019-02-21 Listed $119,900 MAAR
• 2007-06-15 Sold (MLS) $132,900 MAAR
• 2007-06-05 Listed $132,900 MAAR
• 2007-03-01 Listed $129,900 MAAR

Property tax history

+6.3%/yr

Latest (2025): $796 · +2.1% YoY. Source: county tax records.