1213 Karen Rd · Montgomery, AL 36109

$124,900

3 bd · 2.0 ba · 1,358 sqft · SingleFamily public records · 1 Days on market

Built 1960 0.28 ac lot Est $120k · 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 +27.0/30.0
• DSCR +9.4/10.0
• 1% rule +6.5/10.0
• ARV discount +5.5/15.0
• 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

BRICK AND WOOD SIDING. ONE CARPORT. .. PARTIAL FENCE. LIVING/DINING COMBO. . KITCHEN. . CONDITION AND TYPE OF SYSTEMS UNKNOWN. .. PROPERTY BUILT BEFORE 1978, LEAD BASE PAINT POTENTIALLY EXIST AND RIGHT OF REDEMPTION MAY APPLY.

Key facts

• 0.28 acre lot
• Parking
• Built 1960

Property features AI

Exterior

• Parking: Attached carport; Driveway; 1-car carport
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Single-story home
• Construction: Brick and wood siding exterior; Slab foundation; Built per public records
• Exterior features: Partial fencing; Outside city limits

Interior

• Bedrooms: 3 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: Carpet flooring; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 9.7% 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 (+2.6%/yr); 207 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $864 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 + 2.6% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $124,900

Questions for the listing agent

1. Built in 1960 — 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: 1.15% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.04%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $119,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1229 Karen Rd	0.06mi	4/2.0 (+1)	1,344 (-1%)	3mo	$92,000	$68	88
1300 Zephyr Hills Dr	0.32mi	3/2.0	1,389 (+2%)	6mo	$91,500	$66	76
3243 Durham Dr	0.57mi	4/2.0 (+1)	1,363 (+0%)	1mo	$150,000	$110	67
3221 Gatsby Ln	0.44mi	3/2.0	1,491 (+10%)	0mo	$150,000	$101	63
968 Karen Rd	0.38mi	3/2.0	1,221 (-10%)	4mo	$92,000	$75	62
1160 Beth Manor Dr	0.48mi	2/2.0 (-1)	1,396 (+3%)	8mo	$83,000	$59	62
850 Karen Rd	0.62mi	3/2.0	1,392 (+2%)	7mo	$122,900	$88	61
1232 Zephyr Hills Dr	0.37mi	4/2.0 (+1)	1,497 (+10%)	1mo	$128,675	$86	60
1244 Zephyr Hills Dr	0.34mi	4/2.0 (+1)	1,497 (+10%)	7mo	$155,000	$104	56
887 Greg Dr	0.63mi	3/2.0	1,492 (+10%)	2mo	$150,000	$101	53
604 Avondale Rd	0.74mi	3/2.0	1,419 (+4%)	7mo	$160,000	$113	52
1200 Beth Manor Dr	0.49mi	3/1.0	1,160 (-15%)	5mo	$70,500	$61	45

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,581
• Equity at exit: $18,623

10-year hold

• IRR: 10.5%
• Equity multiple: 1.80×
• Total profit: $27,992
• Equity at exit: $10,799

Cash invested: $34,972 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 207
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$655
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $351

Break-even live

Break-even rent $990

Max offer price $124,900

Occupancy floor 71%

Sensitivity live

Price	-10% $422	-5% $386	+0% $351	+5% $316	+10% $280
Rent	-10% $238	-5% $294	+0% $351	+5% $408	+10% $464
Rate	-1.0pp $414	-0.5pp $383	base $351	+0.5pp $319	+1.0pp $286

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 Karen Rd Montgomery, AL	3.0	2.0	1620	$1,350	$0.83	14d	1	0.05mi
1229 Karen Rd Montgomery, AL	4.0	2.0	1344	$1,590	$1.18	44d	1	0.06mi
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	44d	1	0.13mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	44d	1	0.21mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	44d	1	0.33mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	44d	1	0.33mi
3359 Bedford Ln Montgomery, AL	4.0	2.0	1786	$1,600	$0.90	14d	1	0.34mi
3318 Habersham Rd Montgomery, AL	3.0	2.0	1134	$1,250	$1.10	14d	1	0.36mi
3346 Bedford Ln Montgomery, AL	3.0	1.0	1134	$1,295	$1.14	14d	1	0.36mi
3323 Bedford Ln Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	22d	1	0.42mi
844 Sir Michael Dr Montgomery, AL	4.0	2.0	1502	$1,650	$1.10	44d	1	0.53mi
2845 Zelda Rd Montgomery, AL	2.0	2.0	1013	$1,042	$1.03	14d	3	0.56mi
908 Greg Dr Montgomery, AL	3.0	1.0	1520	$1,100	$0.72	22d	1	0.57mi
926 Green Ridge Ct Montgomery, AL	3.0	2.0	1665	$1,381	$0.83	14d	1	0.57mi
817 Dumont Dr Montgomery, AL	3.0	2.0	1635	$1,800	$1.10	14d	1	0.58mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	14d	1	0.61mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	14d	1	0.69mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	44d	1	0.71mi
4041A Beth Manor Dr Montgomery, AL	1.0–3.0	1.0–2.0	925	$1,000	$1.08	22d	20	0.73mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	44d	1	0.80mi
2736 Chevy Chase Dr Montgomery, AL	3.0	1.0	1100	$1,300	$1.18	44d	1	0.80mi
750 S Marquette Dr Montgomery, AL	3.0	1.0	1325	$1,195	$0.90	44d	1	0.88mi
1814 Sylvan Dr Montgomery, AL	3.0	2.0	1785	$1,400	$0.78	22d	1	0.91mi
1814 Pinecrest Dr Montgomery, AL	3.0	1.0	1053	$990	$0.94	44d	1	0.91mi
3309 Hillcrest Ln Unit 1043908P Montgomery, AL	4.0	2.0	1625	$2,885	$1.78	22d	1	0.94mi
1839 Robison Hill Rd Montgomery, AL	4.0	2.0	1370	$1,550	$1.13	22d	1	0.99mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	22d	1	1.01mi
4132 Carmichael Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,156	$1.28	14d	10	1.06mi
3692 Fairfield Dr Montgomery, AL	3.0	2.0	1524	$1,400	$0.92	22d	1	1.10mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	22d	1	1.10mi
1842 Gillespie Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	44d	1	1.16mi
401 Ridgewood Ln Montgomery, AL	3.0	2.0	1513	$1,195	$0.79	22d	1	1.19mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	44d	1	1.20mi
2454 Spruce Curv Montgomery, AL	3.0	1.0	988	$1,100	$1.11	44d	1	1.23mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	44d	1	1.25mi
2014 Commodore St Montgomery, AL	3.0	2.0	1613	$1,450	$0.90	14d	1	1.28mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	14d	1	1.30mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	44d	1	1.31mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	14d	1	1.31mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	22d	1	1.34mi

Listing history 2 events

1. 2026-06-18
   remarks 171-char remark
2. 2026-06-18
   listed $124,900 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: $905 · $75/mo
• Projected year-2 tax: $905 · $75/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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,216
• − Mortgage interest: −$6,996
• − Property taxes: −$905
• − Insurance: −$624
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$3,633
• Taxable income: $2,302
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $3,659/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

+323.4% since first listed

4 events — show timeline

• 2026-06-18 Listed $124,900 MAAR
• 2022-07-06 Sold (Public Records) $660,000 Public Records
• 2014-08-15 Sold (MLS) $24,501 MAAR
• 2014-05-23 Listed $29,500 MAAR

Property tax history

+5.6%/yr

Latest (2025): $905 · -4.3% YoY. Source: county tax records.