4318 Matterhorn St · Montgomery, AL 36116

$75,000

3 bd · 2.0 ba · 1,927 sqft · SingleFamily public records · 270 Days on market

Built 1980 9,583 sqft lot $39/sqft · 46% below area Est $139k · 46% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 3 bedroom 2 bath. Just need a little TLC to make this a home or a great investment property. Nice size home. Home selling AS-IS. Make sure you get your own home inspection. The seller has never lived in the property and does not have any knowledge of the property condition! Present offer!

Key facts

• 9,583 sq ft lot
• Parking
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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); 293 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 34% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $45k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $75k implies a 154% gain — meaningful room to come down on a strong offer.

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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.11% ✓
• Cap rate: 17.33%
• Cash-on-cash: 39.40%
• DSCR: 2.75
• GRM: 4.0

CMA / ARV

• ARV (median comp): $138,770
• List price: $75,000
• Delta: -45.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4860 Virginia Loop Rd	0.35mi	2/1.0 (-1)	1,760 (-9%)	22mo	$53,000	$30	42

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: 38.8%
• Equity multiple: 2.72×
• Total profit: $36,140
• Equity at exit: $11,183

10-year hold

• IRR: 46.6%
• Equity multiple: 6.09×
• Total profit: $106,968
• Equity at exit: $6,485

Cash invested: $21,000 (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: 293
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,581 high
• Mortgage (P&I): −$393
• Tax from tax record: −$135 /mo · $1,620/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $690

Break-even live

Break-even rent $708

Max offer price $75,000

Occupancy floor 51%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3855 Woodley Rd Montgomery, AL	4.0	2.0	1450	$1,450	$1.00	43d	1	0.61mi
2699 Whispering Pine Dr Montgomery, AL	4.0	2.0	1500	$1,500	$1.00	13d	1	0.66mi
3824 Glenfern Ct Montgomery, AL	3.0	2.0	1600	$1,450	$0.91	43d	1	0.81mi
654 Mayflower Dr Montgomery, AL	3.0	2.0	1777	$1,400	$0.79	43d	1	0.89mi
3633 Woodley Rd Montgomery, AL	4.0	2.0	1734	$1,600	$0.92	20d	1	0.94mi
3324 Cross Creek Dr Montgomery, AL	3.0	2.0	1791	$1,395	$0.78	20d	1	1.18mi
5175 Patterson Rd Montgomery, AL	4.0	3.0	2558	$2,495	$0.98	43d	1	1.28mi
6105 Jennifer Ln Montgomery, AL	3.0	2.0	1553	$1,250	$0.80	13d	1	1.29mi
2724 Forsyth Ln Montgomery, AL	4.0	2.0	1794	$1,400	$0.78	43d	1	1.50mi

Listing history 25 events

1. 2026-06-18
   days on market $75,000 Active 270 DOM
2. 2026-06-17
   days on market $75,000 Active 269 DOM
3. 2026-06-16
   days on market $75,000 Active 268 DOM
4. 2026-06-15
   days on market $75,000 Active 267 DOM
5. 2026-06-14
   days on market $75,000 Active 265 DOM
6. 2026-06-13
   days on market $75,000 Active 264 DOM
7. 2026-06-10
   days on market $75,000 Active 262 DOM
8. 2026-06-09
   days on market $75,000 Active 261 DOM
9. 2026-06-08
   days on market $75,000 Active 260 DOM
10. 2026-06-07
    days on market $75,000 Active 259 DOM
11. 2026-06-03
    days on market $75,000 Active 255 DOM
12. 2026-06-02
    days on market $75,000 Active 254 DOM
13. 2026-06-01
    days on market $75,000 Active 253 DOM
14. 2026-05-31
    days on market $75,000 Active 252 DOM
15. 2026-05-30
    days on market $75,000 Active 251 DOM
16. 2026-05-05
    price $75,000 299-char remark

    Show marketing remark (299 chars)

    This is a 3 bedroom 2 bath. Just need a little TLC to make this a home or a great investment property. Nice size home. Home selling AS-IS. Make sure you get your own home inspection. The seller has never lived in the property and does not have any knowledge of the property condition! Present offer!

17. 2026-04-07
    price $85,000 299-char remark

    Show marketing remark (299 chars)

    This is a 3 bedroom 2 bath. Just need a little TLC to make this a home or a great investment property. Nice size home. Home selling AS-IS. Make sure you get your own home inspection. The seller has never lived in the property and does not have any knowledge of the property condition! Present offer!

18. 2026-02-26
    price $90,000 299-char remark

    Show marketing remark (299 chars)

    This is a 3 bedroom 2 bath. Just need a little TLC to make this a home or a great investment property. Nice size home. Home selling AS-IS. Make sure you get your own home inspection. The seller has never lived in the property and does not have any knowledge of the property condition! Present offer!

19. 2026-01-06
    price $98,000 299-char remark

    Show marketing remark (299 chars)

    This is a 3 bedroom 2 bath. Just need a little TLC to make this a home or a great investment property. Nice size home. Home selling AS-IS. Make sure you get your own home inspection. The seller has never lived in the property and does not have any knowledge of the property condition! Present offer!

20. 2025-11-17
    price $105,000 299-char remark

    Show marketing remark (299 chars)

    This is a 3 bedroom 2 bath. Just need a little TLC to make this a home or a great investment property. Nice size home. Home selling AS-IS. Make sure you get your own home inspection. The seller has never lived in the property and does not have any knowledge of the property condition! Present offer!

21. 2025-10-28
    price $112,900 299-char remark

    Show marketing remark (299 chars)

    This is a 3 bedroom 2 bath. Just need a little TLC to make this a home or a great investment property. Nice size home. Home selling AS-IS. Make sure you get your own home inspection. The seller has never lived in the property and does not have any knowledge of the property condition! Present offer!

22. 2025-10-07
    price $114,900 299-char remark

    Show marketing remark (299 chars)

    This is a 3 bedroom 2 bath. Just need a little TLC to make this a home or a great investment property. Nice size home. Home selling AS-IS. Make sure you get your own home inspection. The seller has never lived in the property and does not have any knowledge of the property condition! Present offer!

23. 2025-09-21
    listed $119,900 Active 299-char remark

    Show marketing remark (299 chars)

    This is a 3 bedroom 2 bath. Just need a little TLC to make this a home or a great investment property. Nice size home. Home selling AS-IS. Make sure you get your own home inspection. The seller has never lived in the property and does not have any knowledge of the property condition! Present offer!

24. 2013-12-26
    soldstatus $29,500 44-char remark

    Show marketing remark (44 chars)

    Verify school zones with Board of Education.

25. 2013-06-18
    listed $35,000 44-char remark

    Show marketing remark (44 chars)

    Verify school zones with Board of Education.

ⓘ 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: $1,620 · $135/mo
• Projected year-2 tax: $1,620 · $135/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 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: $18,973
• − Mortgage interest: −$4,201
• − Property taxes: −$1,620
• − Insurance: −$375
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$2,182
• Taxable income: $7,560
• Est. tax owed @ 24.0%: −$1,814
• After-tax cash flow: $6,460/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

+114.3% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $75,000 MAAR
• 2026-04-07 Price Changed $85,000 MAAR
• 2026-02-26 Price Changed $90,000 MAAR
• 2026-01-06 Price Changed $98,000 MAAR
• 2025-11-17 Price Changed $105,000 MAAR
• 2025-10-28 Price Changed $112,900 MAAR
• 2025-10-07 Price Changed $114,900 MAAR
• 2025-09-21 Listed $119,900 MAAR
• 2013-12-26 Sold (MLS) $29,500 MAAR
• 2013-06-18 Listed $35,000 MAAR

Property tax history

+8.8%/yr

Latest (2025): $1,620 · -2.7% YoY. Source: county tax records.