429 Fieldbrook Dr · Montgomery, AL 36117

$139,900

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 15 Days on market

Built 1972 0.25 ac lot Est $140k · 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 +21.7/30.0
• ARV discount +7.7/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in-ready!!!Convenient location! Great cute starter home or perfect house for investors to rent it out in Montgomery East. Very nice 3 bedrooms 2 bath. Spacious country kitchen with all working appliances. Large private fenced backyard, covered patio. Large manufactured storage building like new, separate shed in the back yard. The refrigerator & dishwasher remain, Working AC just had service, Wood floor, tiles and carpet through the house. Priced to sell. House is sold as is. Act now, this house won't last long on!! Very motivated Seller!!!

Key facts

• Open-concept kitchen
• Covered patio
• 0.25 acre lot

Tags

• OPEN-CONCEPT KITCHEN
• PRIVATELY FENCED BACKYARD
• COVERED PATIO
• DETACHED STORAGE BUILDING

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service available; Natural gas available; Cable available
• Home design: Single-story home; Brick construction; Entry on the first level
• Construction: Brick exterior; Slab foundation; Built (year per public records)
• Exterior features: Covered patio; Covered porch/patio; Fully fenced yard; Storage structure; Mature trees; City lot

Interior

• Kitchen: Electric range; Refrigerator; Plumbed for ice maker
• Bedrooms: Two bedrooms on the first level
• Flooring: Tile; Vinyl
• Bathrooms: Two full bathrooms (first level)
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: Blinds and window treatments; Storm door(s)
• Laundry & utility: Washer hookup; Dryer hookup; Utility room on the first level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/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 $137k (2.3% below list).
• Recommended offer: $137k (2.3% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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 (+3.0%/yr); 407 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $54k; list at $140k implies a 158% 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 $136,736 (2.3% below list)

Questions for the listing agent

1. Built in 1972 — 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: 0.98% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.58%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $140,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 Stroll Dr	0.23mi	3/1.5	1,226 (-0%)	4mo	$137,500	$112	83
6382 Pinebrook Dr	0.16mi	3/2.0	1,144 (-7%)	4mo	$131,500	$115	77
441 Mulligan Dr	0.16mi	4/2.0 (+1)	1,296 (+5%)	3mo	$145,400	$112	76
6204 Lycoming Rd	0.29mi	3/2.0	1,293 (+5%)	3mo	$137,000	$106	76
6459 Pinebrook Dr	0.26mi	3/2.0	1,144 (-7%)	1mo	$130,750	$114	76
6120 Hinchcliff Rd	0.16mi	3/2.0	1,350 (+10%)	3mo	$159,000	$118	74
6439 Yates Ct	0.21mi	3/2.0	1,120 (-9%)	2mo	$72,500	$65	74
6265 Wares Ferry Rd	0.38mi	3/2.0	1,336 (+8%)	0mo	$141,000	$106	68
220 Newcastle Ln	0.30mi	3/2.0	1,368 (+11%)	2mo	$162,500	$119	66
464 Park Lake Dr	0.56mi	3/2.0	1,291 (+5%)	1mo	$138,000	$107	65
417 Park Lake Dr	0.65mi	3/2.0	1,205 (-2%)	1mo	$170,000	$141	65
6515 Ridgeview Ln	0.50mi	3/2.0	1,343 (+9%)	4mo	$210,000	$156	58

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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-9,040
• Equity at exit: $20,860

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $9,525
• Equity at exit: $12,096

Cash invested: $39,172 (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 36117

• Home prices YoY: -20.0%
• Rents YoY: 3.0%
• Active inventory: 407
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$734
• Tax from tax record: −$73 /mo · $881/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $215

Break-even live

Break-even rent $1,095

Max offer price $139,900

Occupancy floor 79%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
428 Fieldbrook Dr Montgomery, AL	3.0	1.5	1440	$995	$0.69	21d	1	0.03mi
523 Placid Dr Montgomery, AL	3.0	2.0	1122	$1,195	$1.07	43d	1	0.13mi
457 Mulligan Dr Montgomery, AL	3.0	2.0	1344	$1,335	$0.99	43d	1	0.14mi
438 Mulligan Dr Montgomery, AL	4.0	2.0	1232	$1,500	$1.22	43d	1	0.16mi
6411 Pinebrook Dr Montgomery, AL	3.0	1.5	1120	$1,095	$0.98	43d	1	0.16mi
706 Placid Dr Montgomery, AL	3.0	1.5	1120	$1,400	$1.25	13d	1	0.32mi
241 Kroy Dr Montgomery, AL	4.0	2.0	1450	$1,195	$0.82	43d	1	0.35mi
6265 Nature Dr Montgomery, AL	3.0	2.0	1400	$1,050	$0.75	13d	1	0.35mi
6265 Wares Ferry Rd Montgomery, AL	3.0	2.0	1336	$1,600	$1.20	13d	1	0.36mi
6121 Boardwalk Blvd Montgomery, AL	3.0	2.0	1155	$1,075	$0.93	21d	1	0.47mi
6121 Boardwalk Blvd Montgomery, AL	1.0–3.0	1.0–2.0	877	$1,075	$1.23	13d	4	0.47mi
760 N Burbank Dr Montgomery, AL	3.0	2.0	1102	$1,400	$1.27	43d	1	0.48mi
6320 Burbank Crossing Loop Montgomery, AL	3.0	2.0	1238	$1,600	$1.29	43d	1	0.51mi
6637 Ridgeview Cir Montgomery, AL	3.0	2.5	1458	$1,700	$1.17	21d	1	0.69mi
728 Amity Ln Montgomery, AL	4.0	2.0	1218	$1,700	$1.40	13d	1	0.77mi
529 Mitylene Dr Montgomery, AL	3.0	2.0	1463	$1,550	$1.06	21d	1	0.97mi
101 S Burbank Dr Montgomery, AL	1.0–2.0	1.0–1.5	850	$997	$1.17	13d	5	1.00mi
135 Hambleton Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,640	$1.82	13d	11	1.02mi
5735 Sweet Meadow Dr Montgomery, AL	3.0	2.0	1413	$1,525	$1.08	43d	1	1.05mi
185 Eastdale Rd S Montgomery, AL	1.0–2.0	1.0–2.0	846	$1,100	$1.30	21d	4	1.17mi
5926 Carmel Dr Montgomery, AL	3.0	2.0	1158	$1,200	$1.04	43d	1	1.19mi
5918 Carmel Dr Montgomery, AL	2.0	2.0	1026	$1,100	$1.07	43d	1	1.20mi
113 Kentucky Oaks Montgomery, AL	3.0	2.0	1246	$1,600	$1.28	21d	1	1.21mi
203 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.0	931	$1,290	$1.39	13d	13	1.23mi
516 Lawndale Ln Montgomery, AL	3.0	1.0	1125	$1,150	$1.02	43d	1	1.37mi
535 Lawndale Ln Montgomery, AL	4.0	1.5	1260	$1,100	$0.87	13d	1	1.41mi
4732 Retreat Rd Montgomery, AL	2.0	2.0	1034	$995	$0.96	21d	1	1.45mi
500 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.5	1042	$900	$0.86	21d	20	1.45mi
538 Hollow Wood Rd Montgomery, AL	2.0	2.0	1053	$1,100	$1.04	43d	1	1.46mi
455 Eastdale Rd S Montgomery, AL	1.0–2.0	1.0	950	$850	$0.89	13d	6	1.47mi
633 Groveland Dr Montgomery, AL	3.0	2.0	1424	$1,200	$0.84	43d	1	1.49mi

Listing history 12 events

1. 2026-06-18
   days on market $139,900 Active 15 DOM
2. 2026-06-17
   days on market $139,900 Active 14 DOM
3. 2026-06-16
   status $139,900 Active 13 DOM
4. 2026-06-16
   days on market $139,900 Contingent 13 DOM
5. 2026-06-15
   days on market $139,900 Contingent 12 DOM
6. 2026-06-14
   days on market $139,900 Contingent 10 DOM
7. 2026-06-13
   days on market $139,900 Contingent 9 DOM
8. 2026-06-10
   days on market $139,900 Contingent 7 DOM
9. 2026-06-09
   statusdays on market $139,900 Contingent 6 DOM
10. 2026-06-08
    days on market $139,900 Active 5 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $139,900 Active 4 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: $881 · $73/mo
• Projected year-2 tax: $881 · $73/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 4/10 Moderate
• 🌡 Heat 7/10 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: $16,408
• − Mortgage interest: −$7,837
• − Property taxes: −$881
• − Insurance: −$700
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$4,070
• Taxable income: $296
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $2,507/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): 53,172
• Household income: $74,720
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1742.0

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: Black 53% White 34% Asian 8% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 9% · South Korea, Canada, China
• Languages at home: 90% English-only · Korean 4% Spanish 3% Other Indo-European 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: ▼ -37.24%
• Current HPI: 148.7728
• Rent YoY: ▲ 2.99%
• 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

+68.1% since first listed

10 events — show timeline

• 2026-06-03 Listed $139,900 MAAR
• 2022-04-27 Price Changed $1,100 RENT.
• 2017-07-19 Sold (Public Records) $54,000 Public Records
• 2017-07-19 Sold (MLS) $54,300 MAAR
• 2017-04-21 Listed $59,800 MAAR
• 2008-12-02 Sold (Public Records) $92,164 Public Records
• 2008-12-02 Sold (Public Records) $92,164 Public Records
• 2008-11-26 Sold (MLS) $89,150 MAAR
• 2008-10-15 Listed $91,000 MAAR
• 2008-09-02 Listed $83,240 MAAR

Property tax history

+13.0%/yr

Latest (2025): $881 · +2.3% YoY. Source: county tax records.