4204 Spring Park Ct · Montgomery, AL 36116

$119,000

3 bd · 2.0 ba · 1,027 sqft · SingleFamily public records · 138 Days on market

Built 1987 0.31 ac lot $116/sqft · 21% above area Est $98k · 21% over

---

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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +6.4/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the perfect blend of comfort and convenience in this well-maintained 3-bedroom, 2-bath home, ideally situated on a spacious cul-de-sac lot. Located just a short walk from McKee Middle School, this move-in-ready property offers a great opportunity for homeowners or investors alike. Inside, you’ll find a functional layout with a spacious primary suite featuring a walk-in closet and private bath. The home comes equipped with an electric stove, refrigerator, washer, and dryer—all of which will remain for the new owner—making your move seamless from day one. With its convenient location, generous lot size, and attractive price point, this home is a must-see. Schedule your showing today and explore the potential of 4204 Spring Park Ct!

Key facts

• Cul-de-sac lot
• Walk-in closet
• Private bath

Tags

• CUL-DE-SAC LOT
• WALK-IN CLOSET
• PRIVATE BATH
• ELECTRIC STOVE
• REFRIGERATOR
• WASHER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 fast (+5.7%/yr); 293 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $823 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 $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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 $82k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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: 1.14% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.16%
• DSCR: 1.50
• GRM: 7.3

CMA / ARV

• ARV (median comp): $98,048
• List price: $119,000
• Delta: 21.37%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3946 Matterhorn St	0.59mi	3/2.0	1,096 (+7%)	7mo	$91,500	$83	56
4230 Knollgate Rd	0.31mi	3/2.0	1,170 (+14%)	10mo	$80,000	$68	54
4225 Andova Dr	0.42mi	3/2.0	1,100 (+7%)	24mo	$81,000	$74	49
2629 Shadowood Ct	0.72mi	3/2.0	1,150 (+12%)	6mo	$57,000	$50	41
3849 Chatwood St	0.70mi	3/1.5	1,120 (+9%)	14mo	$49,350	$44	39
3918 Woodley Rd	0.65mi	3/1.5	1,160 (+13%)	20mo	$87,000	$75	29

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $4,140
• Equity at exit: $17,743

10-year hold

• IRR: 15.0%
• Equity multiple: 2.35×
• Total profit: $45,016
• Equity at exit: $10,289

Cash invested: $33,320 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,356 high
• Mortgage (P&I): −$624
• Tax from tax record: −$88 /mo · $1,051/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $310

Break-even live

Break-even rent $964

Max offer price $119,000

Occupancy floor 72%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3855 Woodley Rd Montgomery, AL	4.0	2.0	1450	$1,450	$1.00	44d	1	0.79mi
2699 Whispering Pine Dr Montgomery, AL	4.0	2.0	1500	$1,500	$1.00	13d	1	0.97mi
3212 Herbert Dr Montgomery, AL	3.0	2.0	1180	$1,425	$1.21	21d	1	1.17mi
3240 Virginia Pines Ln Montgomery, AL	3.0	2.0	1215	$900	$0.74	44d	1	1.42mi
3231 Virginia Pines Ln Montgomery, AL	2.0	2.0	1068	$800	$0.75	44d	1	1.42mi
4604 Virginia Loop Rd Montgomery, AL	1.0–2.0	1.0–2.0	810	$895	$1.10	44d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $119,000 Active 138 DOM
2. 2026-06-17
   days on market $119,000 Active 137 DOM
3. 2026-06-16
   days on market $119,000 Active 136 DOM
4. 2026-06-15
   days on market $119,000 Active 135 DOM
5. 2026-06-14
   days on market $119,000 Active 133 DOM
6. 2026-06-13
   days on market $119,000 Active 132 DOM
7. 2026-06-10
   days on market $119,000 Active 130 DOM
8. 2026-06-09
   days on market $119,000 Active 129 DOM
9. 2026-06-08
   days on market $119,000 Active 128 DOM
10. 2026-06-07
    days on market $119,000 Active 127 DOM
11. 2026-06-03
    days on market $119,000 Active 123 DOM
12. 2026-06-02
    days on market $119,000 Active 122 DOM
13. 2026-06-01
    days on market $119,000 Active 121 DOM
14. 2026-05-31
    days on market $119,000 Active 120 DOM
15. 2026-05-30
    days on market $119,000 Active 119 DOM
16. 2026-01-31
    listed $119,000 Active 763-char remark

    Show marketing remark (763 chars)

    Enjoy the perfect blend of comfort and convenience in this well-maintained 3-bedroom, 2-bath home, ideally situated on a spacious cul-de-sac lot. Located just a short walk from McKee Middle School, this move-in-ready property offers a great opportunity for homeowners or investors alike. Inside, you’ll find a functional layout with a spacious primary suite featuring a walk-in closet and private bath. The home comes equipped with an electric stove, refrigerator, washer, and dryer—all of which will remain for the new owner—making your move seamless from day one. With its convenient location, generous lot size, and attractive price point, this home is a must-see. Schedule your showing today and explore the potential of 4204 Spring Park Ct!

17. 2024-05-15
    listed $139,900 Active
18. 2022-09-30
    soldstatus $82,000
19. 2022-09-22
    soldstatus $82,000
20. 2022-08-26
    listed $79,500
21. 2005-07-19
    soldstatus $74,000
22. 2005-05-06
    listed $73,000
23. 2002-03-05
    soldstatus $65,000
24. 2001-11-22
    listed $64,900

ⓘ 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: $1,051 · $88/mo
• Projected year-2 tax: $1,051 · $88/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 ≥108°F today · 20 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,268
• − Mortgage interest: −$6,666
• − Property taxes: −$1,051
• − Insurance: −$595
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$3,462
• Taxable income: $1,892
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $3,263/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

+83.4% since first listed

9 events — show timeline

• 2026-01-31 Listed $119,000 MAAR
• 2024-05-15 Listed $139,900 MAAR
• 2022-09-30 Sold (Public Records) $82,000 Public Records
• 2022-09-22 Sold (MLS) $82,000 MAAR
• 2022-08-26 Listed $79,500 MAAR
• 2005-07-19 Sold (MLS) $74,000 MAAR
• 2005-05-06 Listed $73,000 MAAR
• 2002-03-05 Sold (MLS) $65,000 MAAR
• 2001-11-22 Listed $64,900 MAAR

Property tax history

+16.2%/yr

Latest (2025): $1,051 · -2.2% YoY. Source: county tax records.