7407 Moonlight Dr · Montgomery, AL 36117

$290,000

4 bd · 2.0 ba · 2,135 sqft · SingleFamily public records · 56 Days on market

Built 2007 0.28 ac lot $136/sqft · 6% below area Est $318k · 9% under $3/mo HOA

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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 +11.9/30.0
• ARV discount +11.4/15.0
• DSCR +3.5/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside a home designed with both comfort and functionality in mind. With a layout that flows effortlessly, you’ll have the space to spread out while still feeling right at home. The fourth bedroom offers great flexibility—perfect for a home office, media room, or an additional living space to fit your needs. The split floor plan features a spacious great room with a fireplace, ideal for gathering and everyday living. The spacious primary suite offers plenty of room for a full bedroom setup, along with a large walk-in closet and a private bathroom featuring a soaking tub and separate shower. The kitchen is equipped with a tile backsplash, pantry, and work island, making it both stylish and practical. The laundry room includes a sink and built-in cabinets for added convenience and storage. Situated in a great location with easy access to nearby amenities, this home truly offers the best of both comfort and convenience.

Key facts

• Walk-in closet
• Split floor plan
• Primary suite

Tags

• FOURTH BEDROOM
• SPLIT FLOOR PLAN
• GREAT ROOM
• FIREPLACE
• PRIMARY SUITE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-74 ($-885/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (26.2% below list).
• Recommended offer: $214k (26.2% 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: Garrett Elementary School (math 2% / reading 27%, grade F, #508 of 627 statewide, top 84%, 564 students, 68% FRL); Park Crossing High School (math 12% / reading 27%, grade F, #169 of 305 statewide, top 59%, 906 students, 53% FRL).
• Market conditions: Rents rising (+3.0%/yr); 409 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 34% 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 $2k of loan paydown is wiped out by about $9k 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 56 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,087 (26.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.74% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 11.3

CMA / ARV

• ARV (median comp): $317,596
• List price: $290,000
• Delta: -8.69%
• 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
530 Fieldview Ct	0.21mi	4/2.0	2,202 (+3%)	11mo	$315,000	$143	75
7546 Deer Ridge Rd	0.27mi	4/3.0	2,182 (+2%)	6mo	$339,900	$156	75
408 Red Oak Ct	0.53mi	4/2.0	2,146 (+0%)	3mo	$242,000	$113	72
649 Whistlewood Rd	0.07mi	3/2.0 (-1)	2,000 (-6%)	15mo	$296,500	$148	68
513 Fieldview Ct	0.27mi	4/2.0	2,372 (+11%)	2mo	$299,900	$126	67
506 Sandy Creek Trl	0.37mi	3/2.0 (-1)	2,148 (+1%)	12mo	$250,000	$116	67
7519 Forest Edge Ln	0.28mi	4/2.5	2,197 (+3%)	21mo	$275,000	$125	63
7908 Arrowhead Forest Ct	0.50mi	3/2.0 (-1)	2,150 (+1%)	10mo	$291,900	$136	62
7300 Greenfield Rd	0.49mi	4/2.5	2,041 (-4%)	8mo	$278,000	$136	61
7323 Old Barn Rd	0.48mi	4/2.0	1,932 (-10%)	2mo	$265,000	$137	60
7606 Deer Ridge Ct	0.39mi	4/3.0	2,390 (+12%)	8mo	$319,000	$133	52
591 Forest Trl	0.41mi	4/2.5	2,383 (+12%)	21mo	$305,000	$128	42

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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-51,826
• Equity at exit: $43,240

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-51,732
• Equity at exit: $25,074

Cash invested: $81,200 (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: 409
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,141 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$120 /mo · $1,445/yr
• Insurance: −$121
• HOA: −$3
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-74

Break-even live

Break-even rent $2,234

Max offer price $276,970

Occupancy floor 98%

Sensitivity live

Price	-10% $90	-5% $8	+0% $-74	+5% $-156	+10% $-238
Rent	-10% $-243	-5% $-158	+0% $-74	+5% $11	+10% $95
Rate	-1.0pp $72	-0.5pp $0	base $-74	+0.5pp $-149	+1.0pp $-225

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
655 Whistlewood Rd Montgomery, AL	3.0	2.0	2057	$2,200	$1.07	22d	1	0.02mi
14 Creek Dr Montgomery, AL	4.0	2.5	2523	$2,100	$0.83	22d	1	1.22mi
529 Mitylene Dr Montgomery, AL	3.0	2.0	1463	$1,550	$1.06	22d	1	1.24mi
137 Hillabee Ct Montgomery, AL	3.0	2.0	1881	$1,900	$1.01	45d	1	1.27mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 14 events

1. 2026-06-07
   statusdays on market $290,000 Pending 56 DOM
2. 2026-06-03
   days on market $290,000 Contingent 54 DOM
3. 2026-06-03
   status $290,000 Contingent 53 DOM
4. 2026-06-02
   days on market $290,000 Active 53 DOM
5. 2026-06-01
   days on market $290,000 Active 52 DOM
6. 2026-05-31
   days on market $290,000 Active 51 DOM
7. 2026-05-30
   days on market $290,000 Active 50 DOM
8. 2026-05-18
   price $290,000 947-char remark

   Show marketing remark (947 chars)

   Step inside a home designed with both comfort and functionality in mind. With a layout that flows effortlessly, you’ll have the space to spread out while still feeling right at home. The fourth bedroom offers great flexibility—perfect for a home office, media room, or an additional living space to fit your needs. The split floor plan features a spacious great room with a fireplace, ideal for gathering and everyday living. The spacious primary suite offers plenty of room for a full bedroom setup, along with a large walk-in closet and a private bathroom featuring a soaking tub and separate shower. The kitchen is equipped with a tile backsplash, pantry, and work island, making it both stylish and practical. The laundry room includes a sink and built-in cabinets for added convenience and storage. Situated in a great location with easy access to nearby amenities, this home truly offers the best of both comfort and convenience.

9. 2026-04-30
   price $305,000 947-char remark

   Show marketing remark (947 chars)

   Step inside a home designed with both comfort and functionality in mind. With a layout that flows effortlessly, you’ll have the space to spread out while still feeling right at home. The fourth bedroom offers great flexibility—perfect for a home office, media room, or an additional living space to fit your needs. The split floor plan features a spacious great room with a fireplace, ideal for gathering and everyday living. The spacious primary suite offers plenty of room for a full bedroom setup, along with a large walk-in closet and a private bathroom featuring a soaking tub and separate shower. The kitchen is equipped with a tile backsplash, pantry, and work island, making it both stylish and practical. The laundry room includes a sink and built-in cabinets for added convenience and storage. Situated in a great location with easy access to nearby amenities, this home truly offers the best of both comfort and convenience.

10. 2026-04-10
    listed $315,000 Active 947-char remark

    Show marketing remark (947 chars)

    Step inside a home designed with both comfort and functionality in mind. With a layout that flows effortlessly, you’ll have the space to spread out while still feeling right at home. The fourth bedroom offers great flexibility—perfect for a home office, media room, or an additional living space to fit your needs. The split floor plan features a spacious great room with a fireplace, ideal for gathering and everyday living. The spacious primary suite offers plenty of room for a full bedroom setup, along with a large walk-in closet and a private bathroom featuring a soaking tub and separate shower. The kitchen is equipped with a tile backsplash, pantry, and work island, making it both stylish and practical. The laundry room includes a sink and built-in cabinets for added convenience and storage. Situated in a great location with easy access to nearby amenities, this home truly offers the best of both comfort and convenience.

11. 2011-10-27
    listed $243,000
12. 2010-05-25
    listed $259,000
13. 2007-10-04
    listed $269,900
14. 2006-10-19
    listed $274,700

ⓘ 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: $1,445 · $120/mo
• Projected year-2 tax: $1,445 · $120/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $25,690
• − Mortgage interest: −$16,245
• − Property taxes: −$1,445
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − HOA: −$36
• − Depreciation: −$8,436
• Taxable loss: −$6,032
• Est. tax savings @ 24.0%: +$1,448
• After-tax cash flow: $563/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

+5.6% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $290,000 MAAR
• 2026-04-30 Price Changed $305,000 MAAR
• 2026-04-10 Listed $315,000 MAAR
• 2011-10-27 Listed $243,000 MAAR
• 2010-05-25 Listed $259,000 MAAR
• 2007-10-04 Listed $269,900 MAAR
• 2006-10-19 Listed $274,700 MAAR

Property tax history

+5.2%/yr

Latest (2025): $1,445 · +4.3% YoY. Source: county tax records.