407 E Rutgers Loop · Montgomery, AL 36109

$179,000

3 bd · 2.0 ba · 1,934 sqft · SingleFamily public records · 128 Days on market

Built 1972 10,454 sqft lot $93/sqft · at area comps Est $171k · at est.

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Why this score? — see what drove the D 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 +17.6/30.0
• DSCR +5.5/10.0
• ARV discount +5.3/15.0
• 1% rule +3.6/10.0
• 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

THE BEST VALUE IN COLLEGE GROVE! This classic brick home offers the space and flexibility today’s buyers are looking for. Affordably priced and move-in ready, your monthly payment could be comparable to rent! Ideal for comfortable living and entertaining, the floorplan offers a formal living room that could be used as an office or mahjong room, a dining room, AND a large den or family rec room with lots of natural light and access to the shady fenced backyard. The kitchen’s LG smooth surface range was added in 2024, and the washer, dryer, and refrigerator remain. The owner's bedroom has a walk-in closet with built-ins and an updated bathroom. There is no carpet in this comfortable home, providing durability, easy maintenance, and a clean, cohesive look that is great for allergy sufferers. The roof was replaced in 2025. There is ample storage with an attached storage room and a detached storage building. Call to schedule an appointment to see this home today!

Key facts

• Large den
• Walk-in closet
• Brick home

Tags

• BRICK HOME
• FORMAL LIVING ROOM
• LARGE DEN
• SHADY FENCED BACKYARD
• LG SMOOTH SURFACE RANGE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/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 $154k (13.9% below list).
• Recommended offer: $154k (13.9% below list) — sets the bar for 1% rule.

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: Dalraida Elementary School (math 5% / reading 34%, grade F, #467 of 627 statewide, top 76%, 627 students, 63% FRL); Goodwyn Middle School (math 0% / reading 16%, grade F, #239 of 257 statewide, top 93%, 808 students, 84% FRL); Lee High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 1,374 students, 86% FRL).
• Market conditions: Rents rising (+2.6%/yr); 209 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 31% of the median local income ($59k/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 $5k 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 128 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $21k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; list at $179k implies a 90% 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 $154,133 (13.9% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (median comp): $170,803
• List price: $179,000
• Delta: 4.80%
• 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
232 Colgate Dr	0.24mi	3/2.0	2,020 (+4%)	3mo	$210,000	$104	78
233 Vanderbilt Loop W	0.24mi	3/2.0	1,775 (-8%)	0mo	$190,000	$107	75
4515 Ray Dr	0.19mi	3/2.0	1,676 (-13%)	3mo	$201,000	$120	67
4041 Meredith Dr	0.66mi	3/2.0	1,969 (+2%)	1mo	$237,000	$120	66
132 Lookout Ridge Rd	0.64mi	4/2.0 (+1)	1,936 (+0%)	3mo	$239,000	$123	62
556 Shady Grove Dr	0.65mi	4/2.0 (+1)	1,978 (+2%)	1mo	$128,000	$65	60
4329 Florence St	0.39mi	3/2.0	1,684 (-13%)	3mo	$160,000	$95	58
737 Ledyard Pl	0.53mi	3/2.0	1,752 (-9%)	2mo	$217,000	$124	58
701 Ledyard Pl	0.48mi	4/2.0 (+1)	1,782 (-8%)	3mo	$239,000	$134	57
4121 Johnstown Dr	0.61mi	4/2.0 (+1)	1,835 (-5%)	2mo	$260,000	$142	57
670 Thousand Oaks Dr	0.61mi	3/2.0	2,151 (+11%)	1mo	$269,999	$126	52
4277 Wares Ferry Rd	0.60mi	4/2.0 (+1)	2,157 (+12%)	2mo	$165,000	$76	46

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-20,584
• Equity at exit: $26,689

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-8,798
• Equity at exit: $15,477

Cash invested: $50,120 (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: 209
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,541 high
• Mortgage (P&I): −$939
• Tax from tax record: −$62 /mo · $750/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $142

Break-even live

Break-even rent $1,362

Max offer price $179,000

Occupancy floor 86%

Sensitivity live

Price	-10% $243	-5% $193	+0% $142	+5% $91	+10% $41
Rent	-10% $20	-5% $81	+0% $142	+5% $203	+10% $264
Rate	-1.0pp $232	-0.5pp $187	base $142	+0.5pp $96	+1.0pp $48

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4536 Wake Forest Dr Montgomery, AL	3.0	2.0	1244	$1,250	$1.00	45d	1	0.17mi
564 Glade Park Loop Unit 1043856P Montgomery, AL	4.0	2.0	1496	$2,736	$1.83	15d	1	0.65mi
633 Groveland Dr Montgomery, AL	3.0	2.0	1424	$1,200	$0.84	45d	1	0.79mi
605 Plantation Way Montgomery, AL	4.0	2.0	1519	$1,200	$0.79	23d	1	0.80mi
535 Lawndale Ln Montgomery, AL	4.0	1.5	1260	$1,100	$0.87	15d	1	0.90mi
3944 Johnstown Dr Montgomery, AL	3.0	2.0	1912	$1,275	$0.67	45d	1	0.94mi
4056 Wares Ferry Rd Montgomery, AL	3.0	2.0	1800	$1,500	$0.83	15d	1	1.02mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	45d	1	1.06mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	15d	1	1.17mi
336 Davors Dr Montgomery, AL	3.0	2.0	1569	$2,200	$1.40	45d	1	1.17mi
5712 Roxboro Dr Montgomery, AL	4.0	2.0	1544	$1,450	$0.94	23d	1	1.19mi
713 Amity Ln Montgomery, AL	4.0	2.0	1696	$1,900	$1.12	45d	1	1.30mi
3806 Marie Cook Dr Montgomery, AL	3.0	2.0	1791	$1,675	$0.94	15d	1	1.31mi
3760 Dalraida Pkwy Montgomery, AL	4.0	2.5	1900	$1,850	$0.97	45d	1	1.33mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	45d	1	1.35mi
3801 Cedar Ave Montgomery, AL	3.0	2.0	1818	$1,681	$0.92	23d	1	1.38mi
3737 Dalraida Pkwy Montgomery, AL	3.0	1.0	1618	$1,150	$0.71	45d	1	1.41mi
560 Farmington Rd Montgomery, AL	4.0	2.0	2161	$1,695	$0.78	15d	1	1.46mi
323 N Burbank Dr Montgomery, AL	4.0	2.0	1584	$1,381	$0.87	15d	1	1.48mi
572 Farmington Rd Montgomery, AL	3.0	2.0	2106	$1,495	$0.71	45d	1	1.48mi
1201 Dalraida Rd Montgomery, AL	3.0	2.0	1673	$1,625	$0.97	45d	1	1.50mi

Listing history 22 events

1. 2026-06-21
   days on market $179,000 Active 128 DOM
2. 2026-06-18
   days on market $179,000 Active 125 DOM
3. 2026-06-17
   days on market $179,000 Active 124 DOM
4. 2026-06-16
   days on market $179,000 Active 123 DOM
5. 2026-06-15
   days on market $179,000 Active 122 DOM
6. 2026-06-14
   days on market $179,000 Active 120 DOM
7. 2026-06-13
   days on market $179,000 Active 119 DOM
8. 2026-06-10
   days on market $179,000 Active 117 DOM
9. 2026-06-09
   days on market $179,000 Active 116 DOM
10. 2026-06-08
    days on market $179,000 Active 115 DOM
11. 2026-06-07
    days on market $179,000 Active 114 DOM
12. 2026-06-03
    days on market $179,000 Active 110 DOM
13. 2026-06-02
    days on market $179,000 Active 109 DOM
14. 2026-06-01
    days on market $179,000 Active 108 DOM
15. 2026-05-31
    days on market $179,000 Active 107 DOM
16. 2026-05-30
    days on market $179,000 Active 106 DOM
17. 2026-05-07
    status Active 984-char remark

    Show marketing remark (984 chars)

    THE BEST VALUE IN COLLEGE GROVE! This classic brick home offers the space and flexibility today’s buyers are looking for. Affordably priced and move-in ready, your monthly payment could be comparable to rent! Ideal for comfortable living and entertaining, the floorplan offers a formal living room that could be used as an office or mahjong room, a dining room, AND a large den or family rec room with lots of natural light and access to the shady fenced backyard. The kitchen’s LG smooth surface range was added in 2024, and the washer, dryer, and refrigerator remain. The owner's bedroom has a walk-in closet with built-ins and an updated bathroom. There is no carpet in this comfortable home, providing durability, easy maintenance, and a clean, cohesive look that is great for allergy sufferers. The roof was replaced in 2025. There is ample storage with an attached storage room and a detached storage building. Call to schedule an appointment to see this home today!

18. 2026-04-16
    historical Contingent 984-char remark

    Show marketing remark (984 chars)

    THE BEST VALUE IN COLLEGE GROVE! This classic brick home offers the space and flexibility today’s buyers are looking for. Affordably priced and move-in ready, your monthly payment could be comparable to rent! Ideal for comfortable living and entertaining, the floorplan offers a formal living room that could be used as an office or mahjong room, a dining room, AND a large den or family rec room with lots of natural light and access to the shady fenced backyard. The kitchen’s LG smooth surface range was added in 2024, and the washer, dryer, and refrigerator remain. The owner's bedroom has a walk-in closet with built-ins and an updated bathroom. There is no carpet in this comfortable home, providing durability, easy maintenance, and a clean, cohesive look that is great for allergy sufferers. The roof was replaced in 2025. There is ample storage with an attached storage room and a detached storage building. Call to schedule an appointment to see this home today!

19. 2026-03-31
    price $189,000 984-char remark

    Show marketing remark (984 chars)

    THE BEST VALUE IN COLLEGE GROVE! This classic brick home offers the space and flexibility today’s buyers are looking for. Affordably priced and move-in ready, your monthly payment could be comparable to rent! Ideal for comfortable living and entertaining, the floorplan offers a formal living room that could be used as an office or mahjong room, a dining room, AND a large den or family rec room with lots of natural light and access to the shady fenced backyard. The kitchen’s LG smooth surface range was added in 2024, and the washer, dryer, and refrigerator remain. The owner's bedroom has a walk-in closet with built-ins and an updated bathroom. There is no carpet in this comfortable home, providing durability, easy maintenance, and a clean, cohesive look that is great for allergy sufferers. The roof was replaced in 2025. There is ample storage with an attached storage room and a detached storage building. Call to schedule an appointment to see this home today!

20. 2026-02-13
    listed $199,900 Active 984-char remark

    Show marketing remark (984 chars)

    THE BEST VALUE IN COLLEGE GROVE! This classic brick home offers the space and flexibility today’s buyers are looking for. Affordably priced and move-in ready, your monthly payment could be comparable to rent! Ideal for comfortable living and entertaining, the floorplan offers a formal living room that could be used as an office or mahjong room, a dining room, AND a large den or family rec room with lots of natural light and access to the shady fenced backyard. The kitchen’s LG smooth surface range was added in 2024, and the washer, dryer, and refrigerator remain. The owner's bedroom has a walk-in closet with built-ins and an updated bathroom. There is no carpet in this comfortable home, providing durability, easy maintenance, and a clean, cohesive look that is great for allergy sufferers. The roof was replaced in 2025. There is ample storage with an attached storage room and a detached storage building. Call to schedule an appointment to see this home today!

21. 2001-06-27
    soldstatus $94,000 359-char remark

    Show marketing remark (359 chars)

    BIG AND BEAUTIFUL. A HOME WITH LOTS OF SPACE FOR LIVING AND RELAXING. A 14' X 30' FAMILY ROOM OPENS TO COVERED PATIO AND PRIVATE BACK YARD. GOR- GEOUS INTERIORS. PREFERRED SCHOOLS. CONVENIENT TO GUNTER AND DOWNTOWN. HOUSE IS IN EXCELLENT CONDITION. READY FOR A QUICK CLOSE. GREAT LOCATION CALL 277-7548 THEN SHOW. HOUSE WILL BE READY TO SHOW ON SHORT NOTICE.

22. 2001-06-01
    listed $94,900 359-char remark

    Show marketing remark (359 chars)

    BIG AND BEAUTIFUL. A HOME WITH LOTS OF SPACE FOR LIVING AND RELAXING. A 14' X 30' FAMILY ROOM OPENS TO COVERED PATIO AND PRIVATE BACK YARD. GOR- GEOUS INTERIORS. PREFERRED SCHOOLS. CONVENIENT TO GUNTER AND DOWNTOWN. HOUSE IS IN EXCELLENT CONDITION. READY FOR A QUICK CLOSE. GREAT LOCATION CALL 277-7548 THEN SHOW. HOUSE WILL BE READY TO SHOW ON SHORT NOTICE.

ⓘ 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: $750 · $62/mo
• Projected year-2 tax: $750 · $62/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 2/10 Low
• 🌡 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,496
• − Mortgage interest: −$10,027
• − Property taxes: −$750
• − Insurance: −$895
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$5,207
• Taxable loss: −$1,342
• Est. tax savings @ 24.0%: +$322
• After-tax cash flow: $2,025/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

+99.2% since first listed

6 events — show timeline

• 2026-05-07 Relisted — MAAR
• 2026-04-16 Contingent — MAAR
• 2026-03-31 Price Changed $189,000 MAAR
• 2026-02-13 Listed $199,900 MAAR
• 2001-06-27 Sold (MLS) $94,000 MAAR
• 2001-06-01 Listed $94,900 MAAR

Property tax history

+5.9%/yr

Latest (2025): $750 · +3.1% YoY. Source: county tax records.