53 Tecumseh Dr · Montgomery, AL 36117

$199,900

3 bd · 2.0 ba · 1,567 sqft · Townhouse public records · 45 Days on market

Built 1995 $128/sqft · 16% below area Est $238k · 16% under $8/mo HOA

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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 +21.0/30.0
• ARV discount +14.7/15.0
• DSCR +6.7/10.0
• 1% rule +4.4/10.0
• 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

ARROWHEAD 3 bedroom, 2 bath home with view of golf course and located in a quiet cul-de-sac. Large family room with fireplace with gas logs. Large dining area. Laundry room with storage. Large primary bedroom en suite with large walk-in closet and bath. You will love the garden tub, separate shower and double sinks. Split floorplan with 2 bedrooms and bath in the front and primary in the back. Relax on the covered back patio and shady yard. You can walk to Arrowhead Country Club and are only minutes to The Shoppes of Eastchase, Interstate I-85 N, restaurants, schools and just minutes to Maxwell and Gunter Air Force Bases.

Key facts

• Quiet cul-de-sac
• Dining area
• View of golf course

Tags

• VIEW OF GOLF COURSE
• QUIET CUL-DE-SAC
• FAMILY ROOM WITH FIREPLACE
• DINING AREA
• LAUNDRY ROOM WITH STORAGE
• PRIMARY BEDROOM EN SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $281 ($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 $188k (5.9% below list).
• Recommended offer: $188k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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 (+3.0%/yr); 407 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 30% of the median local income ($75k/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 45 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y 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 $120k; list at $200k implies a 67% 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 $188,065 (5.9% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.94% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (median comp): $238,168
• List price: $199,900
• Delta: -16.07%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.99% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-14,569
• Equity at exit: $29,806

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $9,987
• Equity at exit: $17,284

Cash invested: $55,972 (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 36117

• Home prices YoY: -20.0%
• Rents YoY: 3.0%
• Active inventory: 407
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,881 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$83
• HOA: −$8
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $281

Break-even live

Break-even rent $1,524

Max offer price $199,900

Occupancy floor 80%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Hillabee Ct Montgomery, AL	3.0	2.0	1881	$1,900	$1.01	43d	1	0.19mi
111 Arrowhead Dr Montgomery, AL	3.0	2.0	2234	$2,150	$0.96	21d	1	0.50mi
8850 Crosswind Cir Montgomery, AL	1.0–3.0	1.0–2.0	1047	$1,688	$1.61	13d	11	0.80mi
280 New Haven Blvd Montgomery, AL	1.0–3.0	1.0–2.0	1175	$1,714	$1.46	13d	18	0.85mi
7117 Stamford Ct Montgomery, AL	3.0	2.0	1527	$1,700	$1.11	13d	1	1.13mi
7136 Breckenridge Dr Montgomery, AL	4.0	2.0	1544	$1,970	$1.28	43d	1	1.22mi
8462 Eastchase Pkwy Montgomery, AL	1.0–3.0	1.0–2.0	1015	$1,796	$1.77	13d	17	1.28mi
7528 Pinnacle Ct Montgomery, AL	3.0	2.0	1607	$1,850	$1.15	43d	1	1.34mi
7448 Pinnacle Pt Montgomery, AL	3.0	2.0	1581	$2,000	$1.27	43d	1	1.44mi
655 Whistlewood Rd Montgomery, AL	3.0	2.0	2057	$2,200	$1.07	21d	1	1.46mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: gas

Listing history 3 events

1. 2026-04-07
   listed $199,900 Active 629-char remark

   Show marketing remark (629 chars)

   ARROWHEAD 3 bedroom, 2 bath home with view of golf course and located in a quiet cul-de-sac. Large family room with fireplace with gas logs. Large dining area. Laundry room with storage. Large primary bedroom en suite with large walk-in closet and bath. You will love the garden tub, separate shower and double sinks. Split floorplan with 2 bedrooms and bath in the front and primary in the back. Relax on the covered back patio and shady yard. You can walk to Arrowhead Country Club and are only minutes to The Shoppes of Eastchase, Interstate I-85 N, restaurants, schools and just minutes to Maxwell and Gunter Air Force Bases.

2. 1998-10-26
   soldstatus $119,900 348-char remark

   Show marketing remark (348 chars)

   ONLY 3.5 YR OLD GARDEN HOME W/ VIEW OF GOLF COURSE-LOCATED IN CUL-DE-SAC- CUSTOM BUILT, NEUTRAL COLORS-TASTEFUL WALLPAPER & BORDERS-COVERED PATIO- CARPORT-A++ CONDITION-SHOWS LIKE A MODEL HOME-VACANT FANTASTIC PRICE! MOTHER-IN-LAW PLAN W/ LG MASTER, GARDEN TUB, DOUBLE SINK-SEP SHOWER- WALK-IN CLOSET-PERFECT HOUSE W/ A WONDERFUL LOCATION!!!

3. 1998-09-21
   listed $119,900 348-char remark

   Show marketing remark (348 chars)

   ONLY 3.5 YR OLD GARDEN HOME W/ VIEW OF GOLF COURSE-LOCATED IN CUL-DE-SAC- CUSTOM BUILT, NEUTRAL COLORS-TASTEFUL WALLPAPER & BORDERS-COVERED PATIO- CARPORT-A++ CONDITION-SHOWS LIKE A MODEL HOME-VACANT FANTASTIC PRICE! MOTHER-IN-LAW PLAN W/ LG MASTER, GARDEN TUB, DOUBLE SINK-SEP SHOWER- WALK-IN CLOSET-PERFECT HOUSE W/ A WONDERFUL LOCATION!!!

ⓘ 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: $777 · $65/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$43/yr (+$4/mo · 5.5%)

ⓘ 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 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,568
• − Mortgage interest: −$11,198
• − Property taxes: −$777
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − HOA: −$96
• − Depreciation: −$5,815
• Taxable income: $72
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $3,360/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

+66.7% since first listed

3 events — show timeline

• 2026-04-07 Listed $199,900 MAAR
• 1998-10-26 Sold (MLS) $119,900 MAAR
• 1998-09-21 Listed $119,900 MAAR

Property tax history

+5.0%/yr

Latest (2025): $777 · +4.3% YoY. Source: county tax records.