3226 Babette Cir · Montgomery, AL 36116

$150,000

4 bd · 2.0 ba · 2,099 sqft · SingleFamily public records · 27 Days on market

Built 1970 0.31 ac lot Est $157k · at est.

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Why this score? — see what drove the C 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 +24.9/30.0
• ARV discount +9.6/15.0
• DSCR +8.1/10.0
• 1% rule +5.4/10.0
• 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

Welcome to 3226 Babette Circle Montgomery, AL, located off Troy Highway and Virginia Loop Road. This corner lot home with 4 bedrooms, 2 full bathrooms and one half bath is ready for its new owner! As you enter the home, you will love the large open living area that flows to the dining/kitchen combo. The updated dining/kitchen features beautiful new countertops and custom built cabinets! The kitchen is equipped with stainless appliances, a stylish backsplash, plenty of cabinet space and a breakfast bar for extra dining space. Just off the kitchen there is a separate entrance door, a wonderful pantry, separate laundry room and the half bathroom. The hallway which leads to each of the 4 bedroo

Key facts

• Corner lot home
• Wonderful pantry
• Stainless appliances

Tags

• CORNER LOT HOME
• UPDATED DINING KITCHEN
• STAINLESS APPLIANCES
• BREAKFAST BAR
• SEPARATE ENTRANCE DOOR
• WONDERFUL PANTRY

Property features AI

Finance

• Other: Annual tax information recorded (details available)

Exterior

• Parking: Driveway
• Security: Security system
• Utilities: Public water; Public sewer; Electricity available; Cable available; Gas water heater
• Home design: Single-story brick home; Entry and living areas on first level
• Construction: Brick construction; Slab foundation; Built per public records
• Exterior features: Fence (partial); City lot; Corner lot; Mature trees

Interior

• Kitchen: Kitchen/dining combo; Dishwasher; Electric cooktop; Electric oven; Smooth cooktop; Microwave; Refrigerator; Breakfast bar
• Bedrooms: Master bedroom (first level); Additional bedrooms on first level
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Blinds; Window treatments; Breakfast bar; Tile flooring; One fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Laundry on first level

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 $324 ($4k/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: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 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: Fitzpatrick Elementary School (math 2% / reading 22%, grade F, #536 of 627 statewide, top 88%, 363 students, 95% FRL); Mckee Middle School (math 0% / reading 13%, grade F, #249 of 257 statewide, top 98%, 676 students, 94% FRL); Jefferson Davis High School (math 3% / reading 16%, grade F, #258 of 305 statewide, top 85%, 1,522 students, 83% FRL) — zoned schools average 91% FRL vs 70% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.7%/yr); 293 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $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

• It's been on market 27 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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: 1.04% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $157,425
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3218 Riderwood Dr	0.65mi	4/2.0	1,882 (-10%)	9mo	$134,000	$71	45
2845 Peabody Rd	0.71mi	3/2.0 (-1)	1,848 (-12%)	0mo	$149,900	$81	42
3910 Strathmore Dr	0.59mi	4/2.0	1,896 (-10%)	20mo	$165,000	$87	40
3213 Riderwood Dr	0.67mi	4/2.0	1,934 (-8%)	23mo	$145,000	$75	37
3857 Strathmore Dr	0.57mi	3/2.5 (-1)	2,307 (+10%)	19mo	$81,500	$35	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: 0.3%
• Equity multiple: 1.01×
• Total profit: $566
• Equity at exit: $22,365

10-year hold

• IRR: 12.3%
• Equity multiple: 2.08×
• Total profit: $45,406
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$787
• Tax from tax record: −$62 /mo · $748/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $324

Break-even live

Break-even rent $1,154

Max offer price $150,000

Occupancy floor 74%

Sensitivity live

Price	-10% $409	-5% $367	+0% $324	+5% $282	+10% $239
Rent	-10% $201	-5% $262	+0% $324	+5% $386	+10% $448
Rate	-1.0pp $400	-0.5pp $362	base $324	+0.5pp $285	+1.0pp $246

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2699 Whispering Pine Dr Montgomery, AL	4.0	2.0	1500	$1,500	$1.00	15d	1	0.55mi
3855 Woodley Rd Montgomery, AL	4.0	2.0	1450	$1,450	$1.00	45d	1	0.70mi
3633 Woodley Rd Montgomery, AL	4.0	2.0	1734	$1,600	$0.92	23d	1	0.94mi
3824 Glenfern Ct Montgomery, AL	3.0	2.0	1600	$1,450	$0.91	45d	1	0.95mi
6105 Jennifer Ln Montgomery, AL	3.0	2.0	1553	$1,250	$0.80	15d	1	0.97mi
2916 Moorcroft Dr Unit 1043818P Montgomery, AL	5.0	2.5	1496	$5,435	$3.63	15d	1	1.07mi
4590 Troy Hwy Montgomery, AL	2.0–3.0	2.0	1330	$1,299	$0.98	15d	1	1.12mi
2724 Endicott Dr Montgomery, AL	5.0	4.0	1857	$1,750	$0.94	45d	1	1.16mi
2724 Forsyth Ln Montgomery, AL	4.0	2.0	1794	$1,400	$0.78	45d	1	1.27mi
654 Mayflower Dr Montgomery, AL	3.0	2.0	1777	$1,400	$0.79	45d	1	1.35mi
3252 Cheltenham Dr Montgomery, AL	3.0	2.0	1705	$1,200	$0.70	45d	1	1.38mi
4008 Oak Shadow Ln Montgomery, AL	3.0	2.5	1741	$1,395	$0.80	23d	1	1.42mi

Listing history 17 events

1. 2026-06-21
   days on market $150,000 Active 27 DOM
2. 2026-06-18
   days on market $150,000 Active 24 DOM
3. 2026-06-17
   days on market $150,000 Active 23 DOM
4. 2026-06-16
   days on market $150,000 Active 22 DOM
5. 2026-06-15
   days on market $150,000 Active 21 DOM
6. 2026-06-14
   days on market $150,000 Active 19 DOM
7. 2026-06-13
   days on market $150,000 Active 18 DOM
8. 2026-06-10
   days on market $150,000 Active 16 DOM
9. 2026-06-09
   days on market $150,000 Active 15 DOM
10. 2026-06-08
    days on market $150,000 Active 14 DOM
11. 2026-06-07
    days on market $150,000 Active 13 DOM
12. 2026-06-03
    days on market $150,000 Active 9 DOM
13. 2026-06-02
    days on market $150,000 Active 8 DOM
14. 2026-06-01
    days on market $150,000 Active 7 DOM
15. 2026-05-31
    days on market $150,000 Active 6 DOM
16. 2026-05-30
    days on market $150,000 Active 5 DOM
17. 2026-05-25
    listed $150,000 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: $748 · $62/mo
• Projected year-2 tax: $748 · $62/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 7 d/yr ≥108°F today · 19 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: $18,768
• − Mortgage interest: −$8,402
• − Property taxes: −$748
• − Insurance: −$750
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$4,364
• Taxable income: $1,502
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $3,529/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

1 event — show timeline

• 2026-05-25 Listed $150,000 MAAR

Property tax history

+9.8%/yr

Latest (2025): $748 · +22.0% YoY. Source: county tax records.