4068 Bonfield Dr · Montgomery, AL 36116

$114,900

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 14 Days on market

Built 1990 0.26 ac lot Est $90k · 28% over

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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 +25.5/30.0
• DSCR +8.5/10.0
• 1% rule +6.2/10.0
• 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

Great property for an investor OR first time home buyer. This property is located in a serene and quiet neighborhood! Each bedroom has plenty of space and the master bedroom has it's own private bathroom! The kitchen has it's own eat-in space and the back patio is located right off the kitchen! The backyard has tons of space and beautiful mature trees that offer tons of shade! There is also a detached storage shed in the backyard that can easily be used as a workshop! Do not miss your opportunity, this one won't last long!

Key facts

• Local schools
• Shopping
• Outdoor space

Tags

• QUIET RESIDENTIAL AREA
• SPACIOUS LIVING AREAS
• OUTDOOR SPACE
• LOCAL SCHOOLS
• SHOPPING
• DINING

Property features AI

Finance

• Other: Lot size about 0.26 acres; Located in Hunters Point subdivision
• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Security: No security features listed
• Utilities: Public water; Connected sewer; Electric water heater; Internet service available
• Home design: Existing (previously constructed) single-family home; Slab foundation
• Construction: Concrete/block construction
• Exterior features: Front porch; Open patio; Garden/patio area; Covered deck

Interior

• Kitchen: Laminate countertops; Dishwasher (built-in); Refrigerator
• Bedrooms: Three bedrooms on level 1 (approx. sizes: 14.7 x 10.5; 10.7 x 11.1; 9.10 x 11.1)
• Flooring: Carpet; Hardwood-look laminate; Tile flooring
• Bathrooms: Two full bathrooms with tub/shower combo
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceilings: Other (see remarks); No special interior features listed
• Laundry & utility: Main-level laundry room (approx. size 5.11 x 10.5)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.1% 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: Fitzpatrick Elementary School (math 2% / reading 22%, grade F, #536 of 627 statewide, top 88%, 363 students, 95% FRL); Jefferson Davis High School (math 3% / reading 16%, grade F, #258 of 305 statewide, top 85%, 1,522 students, 83% FRL) — zoned schools average 89% FRL vs 70% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.7%/yr); 293 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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 $794 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 + 5.7% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $114,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $89,856
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4012 Amberly Rd	0.22mi	3/2.0	1,454 (+4%)	5mo	$86,000	$59	80
3746 Mosswood Dr	0.21mi	3/2.0	1,463 (+4%)	14mo	$165,000	$113	72
4133 Fitzpatrick Blvd	0.21mi	3/2.0	1,344 (-4%)	15mo	$120,000	$89	70
4012 Monterey Ct	0.35mi	3/1.5	1,288 (-8%)	1mo	$107,000	$83	67
6148 Sherburn Rd	0.39mi	3/2.0	1,209 (-14%)	0mo	$77,000	$64	58
6273 Briarwood Ln	0.30mi	4/2.0 (+1)	1,275 (-9%)	14mo	$75,000	$59	54
4137 Fitzpatrick Blvd	0.21mi	4/2.0 (+1)	1,230 (-12%)	19mo	$135,000	$110	49
6017 Oakleigh Rd	0.72mi	3/2.0	1,227 (-13%)	11mo	$68,000	$55	36
6140 Cherry Hill Rd	0.72mi	4/2.0 (+1)	1,227 (-13%)	13mo	$75,000	$61	30

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,026
• Equity at exit: $17,132

10-year hold

• IRR: 13.6%
• Equity multiple: 2.21×
• Total profit: $39,049
• Equity at exit: $9,934

Cash invested: $32,172 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,287 high
• Mortgage (P&I): −$603
• Tax from tax record: −$97 /mo · $1,170/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $269

Break-even live

Break-even rent $947

Max offer price $114,900

Occupancy floor 74%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3824 Glenfern Ct Montgomery, AL	3.0	2.0	1600	$1,450	$0.91	43d	1	0.32mi
6061 Briarhurst Dr Montgomery, AL	3.0	2.0	1124	$1,075	$0.96	43d	1	0.57mi
6105 Jennifer Ln Montgomery, AL	3.0	2.0	1553	$1,250	$0.80	13d	1	0.61mi
6028 Oakleigh Rd Montgomery, AL	3.0	2.0	1105	$850	$0.77	43d	1	0.66mi
5917 Cherry Hill Rd Montgomery, AL	4.0	2.0	1161	$1,450	$1.25	13d	1	0.85mi
5931 Singleton St Montgomery, AL	3.0	2.5	1302	$695	$0.53	43d	1	0.90mi
3240 Virginia Pines Ln Montgomery, AL	3.0	2.0	1215	$900	$0.74	43d	1	0.94mi
4611 Virginia Loop Rd Montgomery, AL	3.0	1.0	1029	$1,195	$1.16	21d	1	0.96mi
3231 Virginia Pines Ln Montgomery, AL	2.0	2.0	1068	$800	$0.75	43d	1	0.96mi
4590 Troy Hwy Montgomery, AL	2.0–3.0	2.0	1330	$1,299	$0.98	13d	1	0.98mi
4025 Edge Hill Ln Montgomery, AL	3.0	2.0	1154	$1,350	$1.17	13d	1	1.01mi
4604 Virginia Loop Rd Montgomery, AL	1.0–2.0	1.0–2.0	810	$895	$1.10	43d	1	1.03mi
2699 Whispering Pine Dr Montgomery, AL	4.0	2.0	1500	$1,500	$1.00	13d	1	1.10mi
3855 Woodley Rd Montgomery, AL	4.0	2.0	1450	$1,450	$1.00	43d	1	1.16mi
3220 Virginia Downs Montgomery, AL	3.0	2.0	1215	$900	$0.74	43d	1	1.31mi
3248 Meadow Walk Ln Montgomery, AL	3.0	2.0	1114	$1,200	$1.08	43d	1	1.36mi
3110 Virginia Downs Montgomery, AL	2.0	2.0	1068	$800	$0.75	43d	1	1.36mi
5819 Brewbaker Blvd Unit 5819 Montgomery, AL	2.0	2.0	1200	$1,200	$1.00	43d	1	1.47mi
3633 Woodley Rd Montgomery, AL	4.0	2.0	1734	$1,600	$0.92	21d	1	1.48mi

Listing history 11 events

1. 2026-06-18
   days on market $114,900 Active 14 DOM
2. 2026-06-17
   days on market $114,900 Active 13 DOM
3. 2026-06-16
   days on market $114,900 Active 12 DOM
4. 2026-06-15
   days on market $114,900 Active 11 DOM
5. 2026-06-14
   days on market $114,900 Active 9 DOM
6. 2026-06-13
   days on market $114,900 Active 8 DOM
7. 2026-06-10
   days on market $114,900 Active 6 DOM
8. 2026-06-09
   days on market $114,900 Active 5 DOM
9. 2026-06-08
   days on market $114,900 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $114,900 Active 3 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: $1,170 · $97/mo
• Projected year-2 tax: $1,170 · $97/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,446
• − Mortgage interest: −$6,436
• − Property taxes: −$1,170
• − Insurance: −$574
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$3,343
• Taxable income: $1,452
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $2,879/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

+101.6% since first listed

10 events — show timeline

• 2026-06-04 Listed $114,900 Greater Alabama MLS
• 2022-09-29 Sold (Public Records) $104,000 Public Records
• 2022-09-26 Sold (MLS) $104,000 MAAR
• 2022-08-03 Listed $110,000 MAAR
• 2020-12-09 Sold (Public Records) $90,000 Public Records
• 2017-01-06 Sold (MLS) $76,500 MAAR
• 2017-01-05 Listed $76,500 MAAR
• 2016-06-07 Sold (Public Records) $470,000 Public Records
• 2015-12-30 Sold (Public Records) $38,000 Public Records
• 2015-01-27 Listed $57,000 MAAR

Property tax history

+8.7%/yr

Latest (2025): $1,170 · +17.2% YoY. Source: county tax records.