1613 Cobblestone Ct · Montgomery, AL 36117

$118,400

3 bd · 2.0 ba · 1,596 sqft · Townhouse public records · 127 Days on market

Built 1979 2,613 sqft lot $74/sqft · 10% below area Est $131k · 10% 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 +29.6/30.0
• ARV discount +11.8/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Current tenant on section 8 at $1,184 until 10/30/26. Ask about interest rate buy down too! You're going to love the location of this house. Located seconds from Woodmere Park and the Shakespeare Festival makes it super easy to get to all restaurants and interstate. Recently painted & new LVP flooring has been installed upstairs (summer of 2025). Dishwasher, refrigerator and electric range remain. Located next door to the Alabama Shakespeare Festival, Montgomery Museum of Fine Arts, & the Blount Cultural Park, you'll have culture and nature at your doorstep. Plus, you're just minutes away from shopping and the Maxwell and Gunter Air Force Bases.

Key facts

• Blount cultural park
• Woodmere park
• New lvp flooring

Tags

• WOODMERE PARK
• NEW LVP FLOORING
• MONTGOMERY MUSEUM OF FINE ARTS
• BLOUNT CULTURAL PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $118k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $104k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: Dozier Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 394 students, 84% FRL); Carr Middle School (math 6% / reading 37%, grade F, #185 of 257 statewide, top 73%, 761 students, 58% FRL); Jefferson Davis High School (math 3% / reading 16%, grade F, #258 of 305 statewide, top 85%, 1,522 students, 83% FRL) — zoned schools at 75% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 409 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $819 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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: major wind risk, 77% 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 $104,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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 1979 — 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: 1.29% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.49%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

• ARV (median comp): $130,858
• List price: $118,400
• Delta: -9.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1614 Sandstone Ct	0.10mi	3/2.0	1,608 (+1%)	3mo	$135,000	$84	91
1600 Cobblestone Ct	0.04mi	3/2.5	1,638 (+3%)	1mo	$85,000	$52	91
1619 Cobblestone Ct	0.01mi	3/2.0	1,596 (0%)	18mo	$133,000	$83	84
1629 Cobblestone Ct	0.05mi	3/2.5	1,680 (+5%)	4mo	$130,000	$77	84
1635 Cobblestone Ct	0.05mi	3/2.5	1,560 (-2%)	19mo	$120,000	$77	76
1624 Sandstone Ct	0.10mi	3/2.5	1,409 (-12%)	12mo	$132,900	$94	63
1604 Cobblestone Ct	0.04mi	2/2.5 (-1)	1,380 (-14%)	10mo	$120,000	$87	60
1596 Cobblestone Ct	0.05mi	2/2.5 (-1)	1,364 (-14%)	17mo	$70,000	$51	52

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $8,055
• Equity at exit: $17,654

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $42,046
• Equity at exit: $10,237

Cash invested: $33,152 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,528 high
• Mortgage (P&I): −$621
• Tax from tax record: −$109 /mo · $1,310/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $428

Break-even live

Break-even rent $987

Max offer price $118,400

Occupancy floor 67%

Sensitivity live

Price	-10% $495	-5% $461	+0% $428	+5% $394	+10% $361
Rent	-10% $307	-5% $368	+0% $428	+5% $488	+10% $549
Rate	-1.0pp $488	-0.5pp $458	base $428	+0.5pp $397	+1.0pp $366

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: $29,600
• Closing costs: $3,552
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1610 Limestone Ct Montgomery, AL	3.0	2.5	1218	$1,300	$1.07	22d	1	0.06mi
1612 Woodmere Loop Montgomery, AL	3.0	1.5	1425	$1,775	$1.25	45d	1	0.13mi
2000 London Town Ln Montgomery, AL	1.0–3.0	1.0–2.0	950	$1,159	$1.22	15d	11	0.14mi
1615 Woodmere Loop Montgomery, AL	3.0	2.0	1212	$1,250	$1.03	45d	1	0.17mi
6025 Oldcastle Pl Montgomery, AL	3.0	2.0	1350	$1,775	$1.31	45d	1	0.22mi
1421 Stonehenge Rd Montgomery, AL	1.0–3.0	1.0–1.5	895	$1,199	$1.34	45d	1	0.25mi
5600 Carmichael Rd Montgomery, AL	2.0	1.0–2.0	722	$1,153	$1.60	45d	1	0.41mi
1944 Woodrun Dr Montgomery, AL	3.0	2.0	1689	$1,595	$0.94	15d	1	0.44mi
6225 Whitewater Ct Montgomery, AL	3.0	2.0	1581	$1,600	$1.01	22d	1	0.51mi
1857 Still Oaks Dr Montgomery, AL	4.0	2.0	1791	$1,850	$1.03	22d	1	0.52mi
2495 Meadow Ridge Ln Montgomery, AL	1.0–3.0	1.0–2.0	1205	$1,199	$1.00	15d	14	0.56mi
6037 Monticello Dr Montgomery, AL	1.0–2.0	1.0–2.0	974	$1,025	$1.05	15d	3	0.91mi
2000 Central Pkwy Montgomery, AL	1.0–3.0	1.0–2.0	1133	$2,135	$1.88	15d	14	1.04mi
2014 Rexford Rd Montgomery, AL	3.0	2.0	1596	$1,150	$0.72	45d	1	1.05mi
2060 Rexford Rd Montgomery, AL	3.0	2.5	1566	$925	$0.59	22d	1	1.14mi
5701 E Shirley Ln Montgomery, AL	1.0–2.0	1.0	975	$850	$0.87	15d	7	1.15mi
2066 Rexford Rd Montgomery, AL	3.0	2.5	1632	$1,250	$0.77	22d	1	1.16mi
5720 Worchester Dr Montgomery, AL	2.0	2.0	1060	$895	$0.84	22d	1	1.19mi
4707 Mitford Cir Montgomery, AL	3.0	2.0	1943	$1,800	$0.93	45d	1	1.28mi
5635 Red Barn Rd Unit 1043848P Montgomery, AL	3.0	2.0	1496	$3,390	$2.27	15d	1	1.29mi
2140 Rexford Rd Montgomery, AL	2.0	2.5	1428	$1,275	$0.89	45d	1	1.30mi
7104 Fair Oaks Ct Montgomery, AL	3.0	2.0	1656	$1,881	$1.14	45d	1	1.34mi
500 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.5	1042	$900	$0.86	22d	20	1.34mi
455 Eastdale Rd S Montgomery, AL	1.0–2.0	1.0	950	$850	$0.89	15d	6	1.35mi
3201 Watchman Dr Montgomery, AL	1.0–3.0	1.0–2.0	1054	$1,644	$1.56	15d	10	1.37mi
336 Davors Dr Montgomery, AL	3.0	2.0	1569	$2,200	$1.40	45d	1	1.41mi
7406 Mill Ridge Ct Montgomery, AL	3.0	2.0	1785	$2,250	$1.26	46d	1	1.42mi
1845 Young Farm Rd Montgomery, AL	3.0	2.0	1444	$1,750	$1.21	45d	1	1.44mi
5540 Ash Grove Cir Montgomery, AL	4.0	2.0	1904	$2,200	$1.16	22d	1	1.48mi

Listing history 25 events

1. 2026-06-03
   status $118,400 Pending 127 DOM
2. 2026-06-02
   days on market $118,400 Contingent 127 DOM
3. 2026-06-01
   days on market $118,400 Contingent 126 DOM
4. 2026-05-31
   days on market $118,400 Contingent 125 DOM
5. 2026-05-30
   days on market $118,400 Contingent 124 DOM
6. 2026-04-07
   status Active 664-char remark

   Show marketing remark (664 chars)

   Current tenant on section 8 at $1,184 until 10/30/26. Ask about interest rate buy down too! You're going to love the location of this house. Located seconds from Woodmere Park and the Shakespeare Festival makes it super easy to get to all restaurants and interstate. Recently painted & new LVP flooring has been installed upstairs (summer of 2025). Dishwasher, refrigerator and electric range remain. Located next door to the Alabama Shakespeare Festival, Montgomery Museum of Fine Arts, & the Blount Cultural Park, you'll have culture and nature at your doorstep. Plus, you're just minutes away from shopping and the Maxwell and Gunter Air Force Bases.

7. 2026-03-28
   historical Contingent 664-char remark

   Show marketing remark (664 chars)

   Current tenant on section 8 at $1,184 until 10/30/26. Ask about interest rate buy down too! You're going to love the location of this house. Located seconds from Woodmere Park and the Shakespeare Festival makes it super easy to get to all restaurants and interstate. Recently painted & new LVP flooring has been installed upstairs (summer of 2025). Dishwasher, refrigerator and electric range remain. Located next door to the Alabama Shakespeare Festival, Montgomery Museum of Fine Arts, & the Blount Cultural Park, you'll have culture and nature at your doorstep. Plus, you're just minutes away from shopping and the Maxwell and Gunter Air Force Bases.

8. 2026-01-26
   listed $118,400 Active 664-char remark

   Show marketing remark (664 chars)

   Current tenant on section 8 at $1,184 until 10/30/26. Ask about interest rate buy down too! You're going to love the location of this house. Located seconds from Woodmere Park and the Shakespeare Festival makes it super easy to get to all restaurants and interstate. Recently painted & new LVP flooring has been installed upstairs (summer of 2025). Dishwasher, refrigerator and electric range remain. Located next door to the Alabama Shakespeare Festival, Montgomery Museum of Fine Arts, & the Blount Cultural Park, you'll have culture and nature at your doorstep. Plus, you're just minutes away from shopping and the Maxwell and Gunter Air Force Bases.

9. 2025-10-15
   historical $1,200
10. 2025-10-14
    listed $1,200
11. 2025-07-30
    listed $124,900 Active
12. 2025-04-29
    historical Contingent
13. 2025-02-12
    status Active
14. 2025-01-29
    status Pending
15. 2025-01-21
    historical Contingent
16. 2025-01-06
    price $129,900
17. 2024-08-19
    listed $145,000 Active
18. 2024-04-19
    listed $150,000 Active
19. 2023-09-13
    soldstatus $129,900
20. 2023-09-09
    status Pending
21. 2023-09-07
    soldstatus $129,900 Closed
22. 2023-08-16
    historical Contingent
23. 2023-08-14
    listed $129,900 Active
24. 2023-06-20
    soldstatus $64,500
25. 2011-05-19
    soldstatus $80,000

ⓘ 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: $1,310 · $109/mo
• Projected year-2 tax: $1,310 · $109/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 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $18,340
• − Mortgage interest: −$6,632
• − Property taxes: −$1,310
• − Insurance: −$592
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$3,444
• Taxable income: $3,427
• Est. tax owed @ 24.0%: −$822
• After-tax cash flow: $4,313/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

+48.0% since first listed

20 events — show timeline

• 2026-04-07 Relisted — MAAR
• 2026-03-28 Contingent — MAAR
• 2026-01-26 Listed $118,400 MAAR
• 2025-10-15 Rental Removed $1,200 MAAR
• 2025-10-14 Listed for Rent $1,200 MAAR
• 2025-07-30 Listed $124,900 MAAR
• 2025-04-29 Contingent — MAAR
• 2025-02-12 Relisted — MAAR
• 2025-01-29 Pending — MAAR
• 2025-01-21 Contingent — MAAR
• 2025-01-06 Price Changed $129,900 MAAR
• 2024-08-19 Listed $145,000 MAAR
• 2024-04-19 Listed $150,000 MAAR
• 2023-09-13 Sold (Public Records) $129,900 Public Records
• 2023-09-09 Pending — MAAR
• 2023-09-07 Sold (MLS) $129,900 MAAR
• 2023-08-16 Contingent — MAAR
• 2023-08-14 Listed $129,900 MAAR
• 2023-06-20 Sold (Public Records) $64,500 Public Records
• 2011-05-19 Sold (Public Records) $80,000 Public Records

Property tax history

+14.8%/yr

Latest (2025): $1,310 · +4.4% YoY. Source: county tax records.