421 Nottingham Rd · Montgomery, AL 36109

$114,000

3 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 292 Days on market

Built 1959 $101/sqft · at area comps Est $118k · at est.

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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 +27.0/30.0
• DSCR +9.4/10.0
• ARV discount +8.9/15.0
• 1% rule +6.7/10.0
• 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

Investor Special! This spacious 3 bedroom, 1 bath home is the perfect opportunity to add to your investment portfolio. Sitting on a large lot, this property offers plenty of potential both inside and out. The floor plan features a generous living room that flows seamlessly into the open kitchen, providing great space for future updates and tenant appeal. With the right vision and improvements, this home could be transformed into a strong income-producing property or a profitable flip. Don’t miss this chance to secure your next investment!

Key facts

• Parking
• Built 1959
• Listed 292 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $100k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 (+2.6%/yr); 207 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $788 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 + 2.6% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $16k; list at $114k implies a 591% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.03%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (median comp): $117,689
• List price: $114,000
• Delta: -3.13%
• 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
3618 Nottingham Rd	0.19mi	3/1.0	1,035 (-8%)	6mo	$97,000	$94	72
3831 Avondale Ct	0.40mi	3/2.0	1,144 (+2%)	4mo	$151,000	$132	71
3700 Ramos Ct	0.14mi	3/2.0	1,232 (+10%)	3mo	$134,400	$109	71
3927 Bienville Rd	0.67mi	3/1.0	1,105 (-2%)	0mo	$115,000	$104	66
3602 Little John Dr	0.16mi	3/1.0	1,286 (+14%)	4mo	$65,000	$51	66
3346 Bedford Ln	0.74mi	3/1.0	1,134 (+1%)	6mo	$86,500	$76	59
735 Duval Dr	0.62mi	3/2.0	1,174 (+4%)	2mo	$147,000	$125	58
3405 Vermont Dr	0.54mi	3/1.5	1,061 (-6%)	6mo	$88,000	$83	58
963 Green Ridge Rd	0.54mi	3/1.0	1,032 (-8%)	5mo	$104,000	$101	57
238 Easthaven Rd	0.59mi	3/2.0	1,188 (+6%)	5mo	$77,900	$66	55
968 Karen Rd	0.55mi	3/2.0	1,221 (+8%)	4mo	$92,000	$75	53
508 Forest Hills Dr	0.70mi	3/2.0	1,267 (+13%)	1mo	$55,500	$44	41

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: 1.2%
• Equity multiple: 1.04×
• Total profit: $1,427
• Equity at exit: $16,998

10-year hold

• IRR: 10.4%
• Equity multiple: 1.80×
• Total profit: $25,524
• Equity at exit: $9,857

Cash invested: $31,920 (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: 207
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,330 high
• Mortgage (P&I): −$598
• Tax from tax record: −$86 /mo · $1,027/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $320

Break-even live

Break-even rent $925

Max offer price $114,000

Occupancy floor 71%

Sensitivity live

Price	-10% $385	-5% $352	+0% $320	+5% $288	+10% $255
Rent	-10% $215	-5% $267	+0% $320	+5% $373	+10% $425
Rate	-1.0pp $377	-0.5pp $349	base $320	+0.5pp $290	+1.0pp $260

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	44d	1	0.13mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	21d	1	0.13mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	14d	1	0.30mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	44d	1	0.36mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	14d	1	0.42mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	44d	1	0.50mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	21d	1	0.52mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	21d	1	0.57mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	44d	1	0.59mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	14d	1	0.59mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	14d	1	0.61mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	44d	1	0.69mi
103 Dalraida Rd Unit D Montgomery, AL	2.0	2.0	838	$875	$1.04	44d	1	0.70mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	44d	1	0.71mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	44d	1	0.73mi
3346 Bedford Ln Montgomery, AL	3.0	1.0	1134	$1,295	$1.14	14d	1	0.75mi
3323 Bedford Ln Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	21d	1	0.76mi
750 S Marquette Dr Montgomery, AL	3.0	1.0	1325	$1,195	$0.90	44d	1	0.77mi
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	44d	1	0.78mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	44d	1	0.84mi
4041A Beth Manor Dr Montgomery, AL	1.0–3.0	1.0–2.0	925	$1,000	$1.08	21d	20	0.89mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	44d	1	0.92mi
3318 Habersham Rd Montgomery, AL	3.0	2.0	1134	$1,250	$1.10	14d	1	0.95mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	44d	1	0.95mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	14d	1	0.95mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	21d	1	0.95mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	44d	1	0.97mi
1229 Karen Rd Montgomery, AL	4.0	2.0	1344	$1,590	$1.18	44d	1	0.97mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	44d	1	1.00mi
319 Olivia Ct Montgomery, AL	2.0	1.0	850	$700	$0.82	21d	1	1.03mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	14d	1	1.04mi
186 E Salem Dr Montgomery, AL	3.0	1.0	1040	$1,195	$1.15	21d	1	1.08mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	21d	1	1.09mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	14d	1	1.10mi
7 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	961	$850	$0.88	44d	1	1.12mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	14d	1	1.19mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	44d	1	1.22mi
2845 Zelda Rd Montgomery, AL	2.0	2.0	1013	$1,042	$1.03	14d	3	1.25mi
4365 Hillside Oaks Montgomery, AL	2.0	2.0	1204	$1,500	$1.25	44d	1	1.27mi
804 Hillman St Montgomery, AL	3.0	2.0	1370	$1,295	$0.95	14d	1	1.44mi

Listing history 23 events

1. 2026-06-18
   days on market $114,000 Active 292 DOM
2. 2026-06-17
   days on market $114,000 Active 291 DOM
3. 2026-06-16
   days on market $114,000 Active 290 DOM
4. 2026-06-15
   days on market $114,000 Active 289 DOM
5. 2026-06-14
   days on market $114,000 Active 287 DOM
6. 2026-06-13
   days on market $114,000 Active 286 DOM
7. 2026-06-10
   days on market $114,000 Active 284 DOM
8. 2026-06-09
   days on market $114,000 Active 283 DOM
9. 2026-06-08
   days on market $114,000 Active 282 DOM
10. 2026-06-07
    days on market $114,000 Active 281 DOM
11. 2026-06-03
    days on market $114,000 Active 277 DOM
12. 2026-06-02
    days on market $114,000 Active 276 DOM
13. 2026-06-01
    days on market $114,000 Active 275 DOM
14. 2026-05-31
    days on market $114,000 Active 274 DOM
15. 2026-05-30
    days on market $114,000 Active 273 DOM
16. 2025-10-10
    price $114,000 550-char remark

    Show marketing remark (550 chars)

    Investor Special! This spacious 3 bedroom, 1 bath home is the perfect opportunity to add to your investment portfolio. Sitting on a large lot, this property offers plenty of potential both inside and out. The floor plan features a generous living room that flows seamlessly into the open kitchen, providing great space for future updates and tenant appeal. With the right vision and improvements, this home could be transformed into a strong income-producing property or a profitable flip. Don’t miss this chance to secure your next investment!

17. 2025-08-30
    listed $115,000 Active 550-char remark

    Show marketing remark (550 chars)

    Investor Special! This spacious 3 bedroom, 1 bath home is the perfect opportunity to add to your investment portfolio. Sitting on a large lot, this property offers plenty of potential both inside and out. The floor plan features a generous living room that flows seamlessly into the open kitchen, providing great space for future updates and tenant appeal. With the right vision and improvements, this home could be transformed into a strong income-producing property or a profitable flip. Don’t miss this chance to secure your next investment!

18. 2021-03-08
    soldstatus $16,500
19. 2019-11-18
    soldstatus $58,500 39-char remark

    Show marketing remark (39 chars)

    3 bedroom, 1 bath home in Forest Hills.

20. 2019-10-10
    listed $58,500 39-char remark

    Show marketing remark (39 chars)

    3 bedroom, 1 bath home in Forest Hills.

21. 2006-12-04
    soldstatus $85,000
22. 2006-11-22
    soldstatus $85,000
23. 2006-10-12
    listed $89,900

ⓘ 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: $1,027 · $86/mo
• Projected year-2 tax: $1,027 · $86/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 ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,964
• − Mortgage interest: −$6,386
• − Property taxes: −$1,027
• − Insurance: −$570
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$3,316
• Taxable income: $2,110
• Est. tax owed @ 24.0%: −$506
• After-tax cash flow: $3,334/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

+26.8% since first listed

8 events — show timeline

• 2025-10-10 Price Changed $114,000 MAAR
• 2025-08-30 Listed $115,000 MAAR
• 2021-03-08 Sold (Public Records) $16,500 Public Records
• 2019-11-18 Sold (MLS) $58,500 MAAR
• 2019-10-10 Listed $58,500 MAAR
• 2006-12-04 Sold (Public Records) $85,000 Public Records
• 2006-11-22 Sold (MLS) $85,000 MAAR
• 2006-10-12 Listed $89,900 MAAR

Property tax history

+13.5%/yr

Latest (2025): $1,027 · +2.4% YoY. Source: county tax records.