3945 Vista Cir · Montgomery, AL 36109

$60,000

3 bd · 1.0 ba · 1,038 sqft · SingleFamily public records · 73 Days on market

Built 1947 1.35 ac lot $58/sqft · 49% below area Est $117k · 49% 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 +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors! If you are looking for a "fixer upper" here is your opportunity! House is in need of extensive repairs. The lot is approximately 1.3 acres.

Key facts

• 1.3 acres
• 1.35 acre lot
• Parking

Tags

• 1.3 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.0% 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $415 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 + 2.6% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.21% ✓
• Cap rate: 20.00%
• Cash-on-cash: 48.94%
• DSCR: 3.18
• GRM: 3.8

CMA / ARV

• ARV (median comp): $117,034
• List price: $60,000
• Delta: -48.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4113 Moye Dr	0.28mi	3/1.0	1,056 (+2%)	11mo	$116,000	$110	74
3927 Bienville Rd	0.36mi	3/1.0	1,105 (+6%)	0mo	$115,000	$104	72
3831 Avondale Ct	0.13mi	3/2.0	1,144 (+10%)	4mo	$151,000	$132	69
3618 Nottingham Rd	0.54mi	3/1.0	1,035 (-0%)	6mo	$97,000	$94	69
3816 Marquette Dr	0.23mi	3/1.0	1,135 (+9%)	7mo	$121,000	$107	67
302 Nottingham Rd	0.48mi	3/1.0	1,016 (-2%)	10mo	$95,900	$94	65
963 Green Ridge Rd	0.73mi	3/1.0	1,032 (-1%)	5mo	$104,000	$101	61
735 Duval Dr	0.29mi	3/2.0	1,174 (+13%)	2mo	$147,000	$125	59
1116 Beechdale Rd	0.68mi	3/1.0	1,062 (+2%)	9mo	$115,000	$108	57
620 Milan Ct	0.58mi	3/1.0	1,080 (+4%)	11mo	$115,000	$106	57
975 Green Ridge Rd	0.75mi	3/1.0	952 (-8%)	2mo	$60,000	$63	49
1200 Beth Manor Dr	0.74mi	3/1.0	1,160 (+12%)	5mo	$70,500	$61	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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: 46.1%
• Equity multiple: 2.99×
• Total profit: $33,439
• Equity at exit: $8,946

10-year hold

• IRR: 51.8%
• Equity multiple: 5.96×
• Total profit: $83,365
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,324 high
• Mortgage (P&I): −$315
• Tax from tax record: −$21 /mo · $255/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $685

Break-even live

Break-even rent $457

Max offer price $60,000

Occupancy floor 43%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	13d	1	0.32mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	13d	1	0.35mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	0.37mi
750 S Marquette Dr Montgomery, AL	3.0	1.0	1325	$1,195	$0.90	43d	1	0.39mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	21d	1	0.54mi
4041A Beth Manor Dr Montgomery, AL	1.0–3.0	1.0–2.0	925	$1,000	$1.08	21d	20	0.58mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	43d	1	0.69mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	43d	1	0.71mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	0.79mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	43d	1	0.81mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	43d	1	0.81mi
103 Dalraida Rd Unit D Montgomery, AL	2.0	2.0	838	$875	$1.04	43d	1	0.84mi
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	43d	1	0.84mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	43d	1	0.84mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	43d	1	0.88mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	21d	1	0.95mi
3346 Bedford Ln Montgomery, AL	3.0	1.0	1134	$1,295	$1.14	13d	1	0.96mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	21d	1	0.97mi
3323 Bedford Ln Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	21d	1	1.00mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	13d	1	1.00mi
1229 Karen Rd Montgomery, AL	4.0	2.0	1344	$1,590	$1.18	43d	1	1.01mi
4365 Hillside Oaks Montgomery, AL	2.0	2.0	1204	$1,500	$1.25	43d	1	1.02mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	13d	1	1.03mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	13d	1	1.09mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	43d	1	1.11mi
3318 Habersham Rd Montgomery, AL	3.0	2.0	1134	$1,250	$1.10	13d	1	1.13mi
4132 Carmichael Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,156	$1.28	13d	10	1.21mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	43d	1	1.30mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	43d	1	1.32mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	13d	1	1.36mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	43d	1	1.37mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	13d	1	1.37mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	21d	1	1.39mi
4536 Wake Forest Dr Montgomery, AL	3.0	2.0	1244	$1,250	$1.00	43d	1	1.42mi
186 E Salem Dr Montgomery, AL	3.0	1.0	1040	$1,195	$1.15	21d	1	1.44mi
2845 Zelda Rd Montgomery, AL	2.0	2.0	1013	$1,042	$1.03	13d	3	1.44mi
319 Olivia Ct Montgomery, AL	2.0	1.0	850	$700	$0.82	21d	1	1.46mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	13d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $60,000 Active 73 DOM
2. 2026-06-17
   days on market $60,000 Active 72 DOM
3. 2026-06-16
   days on market $60,000 Active 71 DOM
4. 2026-06-15
   days on market $60,000 Active 70 DOM
5. 2026-06-14
   days on market $60,000 Active 68 DOM
6. 2026-06-13
   days on market $60,000 Active 67 DOM
7. 2026-06-10
   days on market $60,000 Active 65 DOM
8. 2026-06-09
   days on market $60,000 Active 64 DOM
9. 2026-06-08
   days on market $60,000 Active 63 DOM
10. 2026-06-07
    days on market $60,000 Active 62 DOM
11. 2026-06-03
    days on market $60,000 Active 58 DOM
12. 2026-06-02
    days on market $60,000 Active 57 DOM
13. 2026-06-01
    days on market $60,000 Active 56 DOM
14. 2026-05-31
    days on market $60,000 Active 55 DOM
15. 2026-05-30
    days on market $60,000 Active 54 DOM
16. 2026-04-10
    status Active 173-char remark

    Show marketing remark (173 chars)

    Calling all investors! If you are looking for a "fixer upper" here is your opportunity! House is in need of extensive repairs. The lot is approximately 1.3 acres.

17. 2026-04-06
    status Pending 173-char remark

    Show marketing remark (173 chars)

    Calling all investors! If you are looking for a "fixer upper" here is your opportunity! House is in need of extensive repairs. The lot is approximately 1.3 acres.

18. 2026-04-06
    status Active 173-char remark

    Show marketing remark (173 chars)

    Calling all investors! If you are looking for a "fixer upper" here is your opportunity! House is in need of extensive repairs. The lot is approximately 1.3 acres.

19. 2026-03-10
    status Pending 173-char remark

    Show marketing remark (173 chars)

    Calling all investors! If you are looking for a "fixer upper" here is your opportunity! House is in need of extensive repairs. The lot is approximately 1.3 acres.

20. 2026-03-06
    listed $60,000 Active 173-char remark

    Show marketing remark (173 chars)

    Calling all investors! If you are looking for a "fixer upper" here is your opportunity! House is in need of extensive repairs. The lot is approximately 1.3 acres.

ⓘ 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: $255 · $21/mo
• Projected year-2 tax: $255 · $21/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 6 d/yr ≥107°F today · 16 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: $15,890
• − Mortgage interest: −$3,361
• − Property taxes: −$255
• − Insurance: −$300
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$1,745
• Taxable income: $7,686
• Est. tax owed @ 24.0%: −$1,845
• After-tax cash flow: $6,378/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

5 events — show timeline

• 2026-04-10 Relisted — MAAR
• 2026-04-06 Pending — MAAR
• 2026-04-06 Relisted — MAAR
• 2026-03-10 Pending — MAAR
• 2026-03-06 Listed $60,000 MAAR

Property tax history

+6.4%/yr

Latest (2025): $255 · +0.0% YoY. Source: county tax records.