3406 Le Bron Rd · Montgomery, AL 36111

$94,900

3 bd · 2.0 ba · 1,820 sqft · SingleFamily public records · 13 Days on market

Built 1960 0.46 ac lot Est $146k · 35% 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This LeBron address home of 1,820 sqft will not be a disappointment! The roof is less than 2 months old; the HVAC is less than 5, and the windows are new! Has washer & dryer and other stainless steel appliances. The kitchen and bathroom are renovated and 2nd bathroom is invigorating! A wall of built-ins surrounds the den fireplace that gives a caliber of entertainment! Ready for tenants today. Sold AS-IS. Call for an appointment!

Key facts

• Brand new roof
• Renovated ranch
• Updated hvac

Tags

• RENOVATED RANCH
• HUGE LOT
• BRAND NEW ROOF
• NEW WINDOWS
• UPDATED HVAC
• ORIGINAL HARDWOOD FLOORS

Property features AI

Finance

• Other: Lot size about 0.46 acres; Property located in the Cloverdale minor subdivision
• HOA & community: No association fee

Exterior

• Parking: Driveway parking; 2 carport spaces
• Utilities: Public water; Gas water heater; Internet service available
• Home design: 3-side brick construction; Existing structure; Slab foundation
• Construction: 3-side brick exterior; Slab foundation
• Exterior features: Fenced yard; Garden/patio area; No pool, no waterfront, no patio or decks

Interior

• Kitchen: Laminate countertops; Refrigerator included
• Bedrooms: Three bedrooms on the main level (approx. 14x13, 12x11, 11x11)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Two full bathrooms with tub/shower combos (bath sizes approx. 5x8 and 5x9)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Hardwood and tile floors; Fireplace (woodburning insert) in the family room; Attic with pull-down access; Ceilings: other (see remarks)
• Laundry & utility: Main-level laundry with washer hookup and electric dryer hookup; Washer hookup provided; dryer hookup is electric

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 11.8% 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: 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: Davis Elementary School (math 2% / reading 12%, grade F, #601 of 627 statewide, top 98%, 509 students, 97% FRL, charter); Carver Senior High School (math 2% / reading 12%, grade F, #265 of 305 statewide, top 89%, 902 students, 89% FRL) — zoned schools average 93% FRL vs 70% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 7% at this address vs 20% district-wide (-13 pts) — the specific schools serving this property underperform the Montgomery County average; the district grade overstates school quality for this exact location.
• Market conditions: 110 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $656 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 29y 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.

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 $94,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.41% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.53%
• DSCR: 1.87
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $145,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3469 Wellington Rd	0.14mi	3/2.0	1,782 (-2%)	3mo	$49,900	$28	88
3417 Wellington Rd	0.21mi	3/2.0	1,722 (-5%)	1mo	$100,000	$58	80
3237 Cloverdale Rd	0.24mi	3/2.0	1,954 (+7%)	2mo	$240,000	$123	75
3356 Cloverdale Rd	0.14mi	2/2.0 (-1)	1,966 (+8%)	1mo	$229,000	$116	74
3134 S Hull St	0.63mi	3/2.0	1,830 (+0%)	2mo	$115,000	$63	68
3460 Cloverdale Rd	0.12mi	4/2.0 (+1)	1,562 (-14%)	3mo	$166,900	$107	63
3357 Wilmington Rd	0.39mi	3/2.0	2,064 (+13%)	2mo	$165,000	$80	58
3622 Audubon Rd	0.61mi	3/2.0	1,659 (-9%)	1mo	$86,000	$52	56
3637 Cloverdale Rd	0.59mi	3/2.0	1,655 (-9%)	3mo	$90,000	$54	55
615 Hubbard St	0.44mi	3/1.0	1,586 (-13%)	0mo	$112,000	$71	54
1028 Magnolia Curv	0.72mi	3/1.5	1,661 (-9%)	1mo	$250,000	$151	49
1410 Glen Grattan Dr	0.73mi	3/3.0	2,092 (+15%)	1mo	$227,775	$109	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.46×
• Total profit: $12,173
• Equity at exit: $14,150

10-year hold

• IRR: 20.5%
• Equity multiple: 2.73×
• Total profit: $46,080
• Equity at exit: $8,205

Cash invested: $26,572 (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 36111

• Home prices YoY: -6.9%
• Active inventory: 110
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$498
• Tax from tax record: −$88 /mo · $1,051/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $433

Break-even live

Break-even rent $791

Max offer price $94,900

Occupancy floor 63%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	43d	1	0.10mi
3485 Wellington Rd Montgomery, AL	3.0	2.0	2437	$1,395	$0.57	20d	1	0.14mi
3356 Audubon Rd Montgomery, AL	2.0	1.5	1340	$950	$0.71	43d	1	0.18mi
3256 Montezuma Rd Montgomery, AL	3.0	2.0	1515	$1,450	$0.96	43d	1	0.28mi
3386 Lexington Rd Unit B Montgomery, AL	2.0	1.0	1950	$900	$0.46	20d	1	0.28mi
3510 Bankhead Ave Montgomery, AL	3.0	3.0	2210	$2,250	$1.02	43d	1	0.34mi
3235 Norman Bridge Rd Montgomery, AL	3.0	1.0	1873	$900	$0.48	43d	1	0.41mi
3543 Berkley Dr Montgomery, AL	4.0	2.0	2067	$1,575	$0.76	13d	1	0.42mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	20d	1	0.53mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	43d	1	0.62mi
3304 Gilmer Ave Montgomery, AL	4.0	2.0	2009	$1,400	$0.70	20d	1	0.62mi
2727 Boultier St Montgomery, AL	1.0–3.0	1.0–2.0	1070	$1,582	$1.48	13d	3	0.68mi
3649 Princeton Rd Montgomery, AL	3.0	1.0	1266	$1,200	$0.95	20d	1	0.68mi
428 Thorn Pl Montgomery, AL	2.0	1.0	1549	$1,450	$0.94	43d	1	0.71mi
519 Thorn Pl Montgomery, AL	2.0	1.0	1632	$650	$0.40	20d	1	0.73mi
3544 Southmont Dr Montgomery, AL	4.0	1.5	1774	$1,300	$0.73	20d	1	0.74mi
1919 Norman Bridge Ct Unit 1043838P Montgomery, AL	4.0	3.0	1539	$4,108	$2.67	43d	1	0.74mi
3708 Princeton Rd Montgomery, AL	2.0	2.0	1749	$900	$0.51	20d	1	0.75mi
139 Mount Vernon Dr Unit A Montgomery, AL	4.0	2.5	1700	$1,000	$0.59	43d	1	0.77mi
3720 Stanley Dr Montgomery, AL	4.0	2.0	1719	$1,650	$0.96	20d	1	0.79mi
1437 Beaumont Dr Montgomery, AL	4.0	2.0	2029	$1,500	$0.74	43d	1	0.80mi
1450 Crenshaw Pl S Montgomery, AL	3.0	2.0	1641	$1,775	$1.08	43d	1	0.90mi
1067 Roslyn Dr Montgomery, AL	4.0	2.0	1760	$1,125	$0.64	20d	1	0.92mi
1355 Magnolia Curv Montgomery, AL	3.0	3.0	2260	$1,800	$0.80	13d	1	0.93mi
1425 Blairwood Montgomery, AL	3.0	2.0	1700	$1,850	$1.09	13d	1	0.95mi
334 Felder Ave Montgomery, AL	3.0	2.0	2223	$2,395	$1.08	43d	1	0.99mi
548 Winston Dr Montgomery, AL	2.0	2.5	1396	$1,000	$0.72	43d	1	1.05mi
2043 Hazel Hedge Ln Montgomery, AL	4.0	3.0	2001	$1,650	$0.82	13d	1	1.21mi
2226 Carter Hill Rd Montgomery, AL	2.0	1.0	1506	$905	$0.60	43d	1	1.22mi
1434 E Audubon Rd Montgomery, AL	4.0	2.0	2237	$1,475	$0.66	43d	1	1.25mi
1259 S Lawrence St Montgomery, AL	3.0	1.0	1728	$1,300	$0.75	43d	1	1.28mi
2045 Bullard St Unit 1043526P Montgomery, AL	3.0	2.0	1797	$2,198	$1.22	43d	1	1.33mi
2053 Gorgas St Montgomery, AL	3.0	1.0	1955	$1,200	$0.61	20d	1	1.37mi
1314 S Court St Montgomery, AL	2.0	2.0	1650	$1,495	$0.91	13d	1	1.43mi
2014 Commodore St Montgomery, AL	3.0	2.0	1613	$1,450	$0.90	13d	1	1.45mi
3616 Gaston Ave Montgomery, AL	4.0	2.0	1629	$1,300	$0.80	43d	1	1.46mi
1020 S Lawrence St Montgomery, AL	2.0	1.0	1711	$2,000	$1.17	13d	1	1.47mi
1842 Gillespie Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	43d	1	1.49mi

Listing history 11 events

1. 2026-06-18
   days on market $94,900 Active 13 DOM
2. 2026-06-17
   days on market $94,900 Active 12 DOM
3. 2026-06-16
   days on market $94,900 Active 11 DOM
4. 2026-06-15
   days on market $94,900 Active 10 DOM
5. 2026-06-14
   days on market $94,900 Active 8 DOM
6. 2026-06-13
   days on market $94,900 Active 7 DOM
7. 2026-06-10
   days on market $94,900 Active 5 DOM
8. 2026-06-09
   days on market $94,900 Active 4 DOM
9. 2026-06-08
   days on market $94,900 Active 3 DOM
10. 2026-06-07
    remarks 562-char remark
11. 2026-06-07
    listed $94,900 Active 2 DOM

ⓘ 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 1/10 Low
• 🌡 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: $16,060
• − Mortgage interest: −$5,316
• − Property taxes: −$1,051
• − Insurance: −$474
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$2,761
• Taxable income: $3,889
• Est. tax owed @ 24.0%: −$933
• After-tax cash flow: $4,257/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
• City population: 175,913
• Population (ZIP): 12,196

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 34% Asian 3% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Chinese 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: ▼ -11.63%
• Current HPI: 156.4412
• Rent YoY: —
• Metro: —
• 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

+14.5% since first listed

15 events — show timeline

• 2026-06-05 Listed $94,900 Greater Alabama MLS
• 2026-03-21 Price Changed $74,900 MAAR
• 2026-01-23 Price Changed $84,900 MAAR
• 2025-11-18 Price Changed $94,900 MAAR
• 2025-10-21 Listed $99,900 MAAR
• 2021-05-25 Sold (Public Records) $103,000 Public Records
• 2021-05-20 Sold (MLS) $111,000 MAAR
• 2021-04-14 Listed $119,000 MAAR
• 2008-06-06 Sold (Public Records) $124,100 Public Records
• 2008-05-29 Sold (MLS) $124,000 MAAR
• 2008-03-26 Listed $128,500 MAAR
• 2007-05-25 Sold (MLS) $72,000 MAAR
• 2006-12-01 Listed $76,000 MAAR
• 2004-09-03 Listed $93,000 MAAR
• 1997-01-13 Listed $82,900 MAAR

Property tax history

+11.7%/yr

Latest (2025): $1,051 · -0.5% YoY. Source: county tax records.