6724 Capouano Dr · Montgomery, AL 36116

$188,900

4 bd · 2.0 ba · 1,915 sqft · SingleFamily public records · 209 Days on market

Built 1980 $99/sqft · at area comps Est $194k · 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 +19.9/30.0
• ARV discount +8.6/15.0
• DSCR +6.3/10.0
• 1% rule +4.7/10.0
• 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

Price Improvement on this Lovely warm 4 bedroom and 2 bath home in quiet neighborhood and now with new carpet. Beautiful hard tile in living areas that looks like hardwood flooring. Easy to maintain and never have to replace. Large Living/Dining combo, vaulted ceiling family room with fireplace. Kitchen plenty of cabinets and eat-in kitchen. Main bedroom is spacious and features huge walk-in closet. Beautiful private backyard with covered patio. Extra parking pad in front of house. Call today to make this home yours!

Key facts

• Huge walk-in closet
• Vaulted ceiling
• Private backyard

Tags

• LIVING DINING COMBO
• VAULTED CEILING
• FIREPLACE
• EAT-IN KITCHEN
• HUGE WALK-IN CLOSET
• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $227 ($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 $183k (3.1% below list).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 6.0% in Montgomery — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Brewbaker Primary School (799 students, 78% FRL); Brewbaker Middle School (math 0% / reading 19%, grade F, #227 of 257 statewide, top 90%, 838 students, 91% FRL); Jefferson Davis High School (math 3% / reading 16%, grade F, #258 of 305 statewide, top 85%, 1,522 students, 83% FRL).
• Market conditions: Rents rising fast (+5.7%/yr); 293 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 40% 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 $6k 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 209 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $114k; list at $189k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $166,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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: 0.97% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

• ARV (median comp): $193,850
• List price: $188,900
• Delta: -2.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2316 Haddington Rd	0.10mi	4/2.0	1,850 (-3%)	4mo	$198,000	$107	87
2725 W Aberdeen Dr	0.19mi	4/2.0	1,894 (-1%)	4mo	$202,000	$107	86
2516 Mcgraw Ct	0.18mi	4/2.0	1,950 (+2%)	5mo	$190,500	$98	84
2505 Hanloe Ct	0.14mi	3/2.0 (-1)	1,773 (-7%)	5mo	$225,000	$127	72
2325 Edinburgh Dr	0.29mi	3/2.0 (-1)	2,027 (+6%)	1mo	$110,000	$54	71
6761 Triston Way	0.51mi	4/2.0	1,802 (-6%)	1mo	$268,000	$149	66
6713 Sarita Ct	0.45mi	3/2.0 (-1)	1,791 (-6%)	4mo	$187,000	$104	60
6828 Wampold Ct	0.39mi	4/2.0	1,696 (-11%)	4mo	$129,000	$76	60
2030 Short Line Dr	0.58mi	3/2.0 (-1)	2,006 (+5%)	1mo	$253,800	$127	59
4057 Albion Dr	0.43mi	4/2.0	1,668 (-13%)	2mo	$261,000	$156	56
2209 Briar Gate Dr	0.34mi	3/2.5 (-1)	1,701 (-11%)	4mo	$215,000	$126	56
2259 Cannonball Dr	0.66mi	4/2.0	2,145 (+12%)	1mo	$60,000	$28	48

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-11,152
• Equity at exit: $28,166

10-year hold

• IRR: 6.9%
• Equity multiple: 1.58×
• Total profit: $30,534
• Equity at exit: $16,333

Cash invested: $52,892 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,831 high
• Mortgage (P&I): −$991
• Tax from tax record: −$150 /mo · $1,800/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $227

Break-even live

Break-even rent $1,543

Max offer price $188,900

Occupancy floor 83%

Sensitivity live

Price	-10% $334	-5% $281	+0% $227	+5% $174	+10% $120
Rent	-10% $83	-5% $155	+0% $227	+5% $300	+10% $372
Rate	-1.0pp $322	-0.5pp $275	base $227	+0.5pp $178	+1.0pp $128

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: $47,225
• Closing costs: $5,667
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2420 Haddington Rd Unit 1519890P Montgomery, AL	4.0	1.0	1679	$4,483	$2.67	15d	1	0.06mi
2224 W Aberdeen Dr Montgomery, AL	4.0	2.0	1994	$1,600	$0.80	23d	1	0.32mi
5540 Ash Grove Cir Montgomery, AL	4.0	2.0	1904	$2,200	$1.16	23d	1	0.63mi
3201 Watchman Dr Montgomery, AL	1.0–3.0	1.0–2.0	1054	$1,644	$1.56	15d	10	0.82mi
7104 Fair Oaks Ct Montgomery, AL	3.0	2.0	1656	$1,881	$1.14	45d	1	0.93mi
3712 Claiborne Cir Montgomery, AL	3.0	2.0	1924	$2,100	$1.09	45d	1	1.00mi
7406 Mill Ridge Ct Montgomery, AL	3.0	2.0	1785	$2,250	$1.26	46d	1	1.10mi
7701 Taylor Oaks Cir Montgomery, AL	1.0–3.0	1.0–2.0	1047	$1,712	$1.63	15d	22	1.19mi
2066 Rexford Rd Montgomery, AL	3.0	2.5	1632	$1,250	$0.77	23d	1	1.21mi
2060 Rexford Rd Montgomery, AL	3.0	2.5	1566	$925	$0.59	23d	1	1.23mi
2014 Rexford Rd Montgomery, AL	3.0	2.0	1596	$1,150	$0.72	45d	1	1.31mi
4008 Oak Shadow Ln Montgomery, AL	3.0	2.5	1741	$1,395	$0.80	23d	1	1.39mi
1944 Woodrun Dr Montgomery, AL	3.0	2.0	1689	$1,595	$0.94	15d	1	1.42mi
5635 Red Barn Rd Unit 1043848P Montgomery, AL	3.0	2.0	1496	$3,390	$2.27	15d	1	1.46mi

Listing history 21 events

1. 2026-06-13
   statusdays on market $188,900 Pending 209 DOM
2. 2026-06-10
   days on market $188,900 Contingent 207 DOM
3. 2026-06-09
   days on market $188,900 Contingent 206 DOM
4. 2026-06-08
   days on market $188,900 Contingent 205 DOM
5. 2026-06-07
   days on market $188,900 Contingent 204 DOM
6. 2026-06-03
   days on market $188,900 Contingent 200 DOM
7. 2026-06-02
   days on market $188,900 Contingent 199 DOM
8. 2026-06-01
   days on market $188,900 Contingent 198 DOM
9. 2026-05-31
   days on market $188,900 Contingent 197 DOM
10. 2026-05-30
    days on market $188,900 Contingent 196 DOM
11. 2026-05-13
    price $188,900 522-char remark

    Show marketing remark (522 chars)

    Price Improvement on this Lovely warm 4 bedroom and 2 bath home in quiet neighborhood and now with new carpet. Beautiful hard tile in living areas that looks like hardwood flooring. Easy to maintain and never have to replace. Large Living/Dining combo, vaulted ceiling family room with fireplace. Kitchen plenty of cabinets and eat-in kitchen. Main bedroom is spacious and features huge walk-in closet. Beautiful private backyard with covered patio. Extra parking pad in front of house. Call today to make this home yours!

12. 2026-04-15
    price $194,900 522-char remark

    Show marketing remark (522 chars)

    Price Improvement on this Lovely warm 4 bedroom and 2 bath home in quiet neighborhood and now with new carpet. Beautiful hard tile in living areas that looks like hardwood flooring. Easy to maintain and never have to replace. Large Living/Dining combo, vaulted ceiling family room with fireplace. Kitchen plenty of cabinets and eat-in kitchen. Main bedroom is spacious and features huge walk-in closet. Beautiful private backyard with covered patio. Extra parking pad in front of house. Call today to make this home yours!

13. 2026-03-12
    price $199,900 522-char remark

    Show marketing remark (522 chars)

    Price Improvement on this Lovely warm 4 bedroom and 2 bath home in quiet neighborhood and now with new carpet. Beautiful hard tile in living areas that looks like hardwood flooring. Easy to maintain and never have to replace. Large Living/Dining combo, vaulted ceiling family room with fireplace. Kitchen plenty of cabinets and eat-in kitchen. Main bedroom is spacious and features huge walk-in closet. Beautiful private backyard with covered patio. Extra parking pad in front of house. Call today to make this home yours!

14. 2026-02-20
    price $204,900 522-char remark

    Show marketing remark (522 chars)

    Price Improvement on this Lovely warm 4 bedroom and 2 bath home in quiet neighborhood and now with new carpet. Beautiful hard tile in living areas that looks like hardwood flooring. Easy to maintain and never have to replace. Large Living/Dining combo, vaulted ceiling family room with fireplace. Kitchen plenty of cabinets and eat-in kitchen. Main bedroom is spacious and features huge walk-in closet. Beautiful private backyard with covered patio. Extra parking pad in front of house. Call today to make this home yours!

15. 2026-02-06
    price $210,000 522-char remark

    Show marketing remark (522 chars)

    Price Improvement on this Lovely warm 4 bedroom and 2 bath home in quiet neighborhood and now with new carpet. Beautiful hard tile in living areas that looks like hardwood flooring. Easy to maintain and never have to replace. Large Living/Dining combo, vaulted ceiling family room with fireplace. Kitchen plenty of cabinets and eat-in kitchen. Main bedroom is spacious and features huge walk-in closet. Beautiful private backyard with covered patio. Extra parking pad in front of house. Call today to make this home yours!

16. 2025-11-15
    listed $215,000 Active 522-char remark

    Show marketing remark (522 chars)

    Price Improvement on this Lovely warm 4 bedroom and 2 bath home in quiet neighborhood and now with new carpet. Beautiful hard tile in living areas that looks like hardwood flooring. Easy to maintain and never have to replace. Large Living/Dining combo, vaulted ceiling family room with fireplace. Kitchen plenty of cabinets and eat-in kitchen. Main bedroom is spacious and features huge walk-in closet. Beautiful private backyard with covered patio. Extra parking pad in front of house. Call today to make this home yours!

17. 2006-05-19
    soldstatus $113,500
18. 2006-05-05
    soldstatus $113,500 201-char remark

    Show marketing remark (201 chars)

    GREAT LOCATION - CURRENTLY GETTING REPAIR BIDS. FOYER HAS BRICK PAVERS. ONE BEDROOM HAS NEW CARPET. WINDOW-SEAT - BENCH IN BREAKFAST AREA. GAS COOKTOP - ELECTRIC OVEN. PLEASE SHOW & SELL. THANKS.

19. 2005-11-17
    listed $124,900 201-char remark

    Show marketing remark (201 chars)

    GREAT LOCATION - CURRENTLY GETTING REPAIR BIDS. FOYER HAS BRICK PAVERS. ONE BEDROOM HAS NEW CARPET. WINDOW-SEAT - BENCH IN BREAKFAST AREA. GAS COOKTOP - ELECTRIC OVEN. PLEASE SHOW & SELL. THANKS.

20. 2004-12-08
    soldstatus $119,500
21. 2004-05-17
    listed $114,500

ⓘ 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: $1,800 · $150/mo
• Projected year-2 tax: $1,800 · $150/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 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $21,973
• − Mortgage interest: −$10,581
• − Property taxes: −$1,800
• − Insurance: −$944
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$5,495
• Taxable loss: −$364
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $2,814/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

+65.0% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $188,900 MAAR
• 2026-04-15 Price Changed $194,900 MAAR
• 2026-03-12 Price Changed $199,900 MAAR
• 2026-02-20 Price Changed $204,900 MAAR
• 2026-02-06 Price Changed $210,000 MAAR
• 2025-11-15 Listed $215,000 MAAR
• 2006-05-19 Sold (Public Records) $113,500 Public Records
• 2006-05-05 Sold (MLS) $113,500 MAAR
• 2005-11-17 Listed $124,900 MAAR
• 2004-12-08 Sold (MLS) $119,500 MAAR
• 2004-05-17 Listed $114,500 MAAR

Property tax history

+6.8%/yr

Latest (2025): $1,800 · +2.0% YoY. Source: county tax records.