1221 Dalraida Rd · Montgomery, AL 36109

$199,000

4 bd · 3.0 ba · 2,115 sqft · SingleFamily public records · 122 Days on market

Built 1984 0.35 ac lot $94/sqft · at area comps Est $191k · at est.

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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 +15.4/30.0
• ARV discount +5.7/15.0
• DSCR +4.8/10.0
• 1% rule +3.2/10.0
• 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

Welcome to 1221 Dalraida Rd, a property that exudes charm and sophistication. The living room is graced with a cozy fireplace, perfect for those chilly evenings. The kitchen is a chef's dream, boasting all stainless steel appliances and an accent backsplash that adds a touch of elegance. The primary bathroom is a sanctuary, featuring a Jacuzzi tub for ultimate relaxation. Step outside to a covered patio, ideal for entertaining or simply enjoying a quiet moment. The fenced-in backyard provides a space for outdoor activities. This property is a perfect blend of comfort and style, waiting for you to make it your own.

Key facts

• Covered patio
• Cozy fireplace
• Fenced-in backyard

Tags

• COZY FIREPLACE
• STAINLESS STEEL APPLIANCES
• ACCENT BACKSPLASH
• SEPARATE TUB AND SHOWER
• COVERED PATIO
• FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $78 ($940/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (18.3% below list).
• Recommended offer: $163k (18.3% 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: Dalraida Elementary School (math 5% / reading 34%, grade F, #467 of 627 statewide, top 76%, 627 students, 63% FRL); Goodwyn Middle School (math 0% / reading 16%, grade F, #239 of 257 statewide, top 93%, 808 students, 84% FRL); Lee High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 1,374 students, 86% FRL).
• Market conditions: Rents rising (+2.6%/yr); 209 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 33% of the median local income ($59k/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 $1k of loan paydown is wiped out by about $6k 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 122 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 27y ago; this cycle's ask has dropped $34k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,673 (18.3% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (median comp): $191,225
• List price: $199,000
• Delta: 4.07%
• 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
3890 Beardsley Dr	0.05mi	4/2.0	1,992 (-6%)	3mo	$225,000	$113	81
1218 Hillman St	0.31mi	4/2.0	1,954 (-8%)	2mo	$240,000	$123	68
3716 Dalraida Ter	0.32mi	5/3.0 (+1)	1,954 (-8%)	2mo	$249,000	$127	66
1013 Highpoint Rd	0.60mi	3/3.0 (-1)	2,129 (+1%)	1mo	$212,000	$100	65
569 Chatsworth Dr	0.56mi	4/2.0	2,076 (-2%)	3mo	$200,000	$96	64
3858 Faunsdale Dr	0.57mi	4/2.0	2,020 (-4%)	1mo	$218,000	$108	61
3913 Elm Ave	0.33mi	3/2.0 (-1)	1,906 (-10%)	2mo	$199,900	$105	58
932 Green Forest Dr	0.29mi	5/3.0 (+1)	2,402 (+14%)	3mo	$179,900	$75	57
3706 Princess Ann St	0.36mi	3/2.0 (-1)	1,858 (-12%)	1mo	$185,000	$100	53
3764 Marie Cook Dr	0.38mi	3/2.5 (-1)	2,401 (+14%)	1mo	$219,000	$91	52
718 Mary Ann Dr	0.65mi	3/2.0 (-1)	1,890 (-11%)	2mo	$240,000	$127	42
706 Mary Ann Dr	0.68mi	3/2.0 (-1)	1,877 (-11%)	0mo	$242,000	$129	40

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-27,910
• Equity at exit: $29,672

10-year hold

• IRR: -5.8%
• Equity multiple: 0.63×
• Total profit: $-20,529
• Equity at exit: $17,206

Cash invested: $55,720 (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: 209
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,627 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $78

Break-even live

Break-even rent $1,528

Max offer price $199,000

Occupancy floor 90%

Sensitivity live

Price	-10% $191	-5% $135	+0% $78	+5% $22	+10% $-34
Rent	-10% $-50	-5% $14	+0% $78	+5% $143	+10% $207
Rate	-1.0pp $179	-0.5pp $129	base $78	+0.5pp $27	+1.0pp $-26

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 Dalraida Rd Montgomery, AL	3.0	2.0	1673	$1,625	$0.97	45d	1	0.05mi
3801 Cedar Ave Montgomery, AL	3.0	2.0	1818	$1,681	$0.92	22d	1	0.22mi
3806 Marie Cook Dr Montgomery, AL	3.0	2.0	1791	$1,675	$0.94	15d	1	0.39mi
3614 Princess Ann St Montgomery, AL	4.0	2.0	1928	$1,581	$0.82	15d	1	0.44mi
3737 Dalraida Pkwy Montgomery, AL	3.0	1.0	1618	$1,150	$0.71	45d	1	0.54mi
3760 Dalraida Pkwy Montgomery, AL	4.0	2.5	1900	$1,850	$0.97	45d	1	0.57mi
570 Chatsworth Dr Montgomery, AL	4.0	2.0	2845	$1,700	$0.60	15d	1	0.59mi
1007 Highpoint Rd Montgomery, AL	4.0	2.0	2089	$1,581	$0.76	15d	1	0.62mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	15d	1	0.65mi
3462 Biltmore Ave Montgomery, AL	3.0	2.0	1685	$1,225	$0.73	22d	1	0.75mi
3944 Johnstown Dr Montgomery, AL	3.0	2.0	1912	$1,275	$0.67	45d	1	0.77mi
931 Whitehall Pkwy Montgomery, AL	4.0	3.0	2403	$1,800	$0.75	46d	1	0.77mi
4056 Wares Ferry Rd Montgomery, AL	3.0	2.0	1800	$1,500	$0.83	15d	1	1.00mi
942 Parkwood Ct Montgomery, AL	4.0	2.0	1752	$1,299	$0.74	15d	1	1.12mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	45d	1	1.17mi
3105 Pelzer Ave Montgomery, AL	4.0	2.0	1605	$1,425	$0.89	45d	1	1.18mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	15d	1	1.27mi
167 E Salem Dr Montgomery, AL	3.0	2.0	1700	$1,050	$0.62	45d	1	1.28mi
2941 Ashley Ave Unit 6616 Montgomery, AL	3.0	2.0	2340	$1,250	$0.53	45d	1	1.28mi
2822 Sumter Ave Montgomery, AL	3.0	2.5	1617	$1,300	$0.80	22d	1	1.45mi
564 Glade Park Loop Unit 1043856P Montgomery, AL	4.0	2.0	1496	$2,736	$1.83	15d	1	1.45mi

Listing history 45 events

1. 2026-06-21
   days on market $199,000 Active 122 DOM
2. 2026-06-18
   days on market $199,000 Active 119 DOM
3. 2026-06-17
   days on market $199,000 Active 118 DOM
4. 2026-06-16
   days on market $199,000 Active 117 DOM
5. 2026-06-15
   days on market $199,000 Active 116 DOM
6. 2026-06-14
   days on market $199,000 Active 114 DOM
7. 2026-06-13
   days on market $199,000 Active 113 DOM
8. 2026-06-10
   days on market $199,000 Active 111 DOM
9. 2026-06-09
   days on market $199,000 Active 110 DOM
10. 2026-06-08
    days on market $199,000 Active 109 DOM
11. 2026-06-07
    pricedays on market $199,000 Active 108 DOM
12. 2026-06-03
    days on market $204,000 Active 104 DOM
13. 2026-06-02
    days on market $204,000 Active 103 DOM
14. 2026-06-01
    days on market $204,000 Active 102 DOM
15. 2026-05-31
    days on market $204,000 Active 101 DOM
16. 2026-05-30
    days on market $204,000 Active 100 DOM
17. 2026-05-17
    price $204,000 621-char remark

    Show marketing remark (621 chars)

    Welcome to 1221 Dalraida Rd, a property that exudes charm and sophistication. The living room is graced with a cozy fireplace, perfect for those chilly evenings. The kitchen is a chef's dream, boasting all stainless steel appliances and an accent backsplash that adds a touch of elegance. The primary bathroom is a sanctuary, featuring a Jacuzzi tub for ultimate relaxation. Step outside to a covered patio, ideal for entertaining or simply enjoying a quiet moment. The fenced-in backyard provides a space for outdoor activities. This property is a perfect blend of comfort and style, waiting for you to make it your own.

18. 2026-04-06
    price $220,000 621-char remark

    Show marketing remark (621 chars)

    Welcome to 1221 Dalraida Rd, a property that exudes charm and sophistication. The living room is graced with a cozy fireplace, perfect for those chilly evenings. The kitchen is a chef's dream, boasting all stainless steel appliances and an accent backsplash that adds a touch of elegance. The primary bathroom is a sanctuary, featuring a Jacuzzi tub for ultimate relaxation. Step outside to a covered patio, ideal for entertaining or simply enjoying a quiet moment. The fenced-in backyard provides a space for outdoor activities. This property is a perfect blend of comfort and style, waiting for you to make it your own.

19. 2026-02-19
    listed $233,000 Active 621-char remark

    Show marketing remark (621 chars)

    Welcome to 1221 Dalraida Rd, a property that exudes charm and sophistication. The living room is graced with a cozy fireplace, perfect for those chilly evenings. The kitchen is a chef's dream, boasting all stainless steel appliances and an accent backsplash that adds a touch of elegance. The primary bathroom is a sanctuary, featuring a Jacuzzi tub for ultimate relaxation. Step outside to a covered patio, ideal for entertaining or simply enjoying a quiet moment. The fenced-in backyard provides a space for outdoor activities. This property is a perfect blend of comfort and style, waiting for you to make it your own.

20. 2026-02-05
    soldstatus $225,951
21. 2025-11-18
    price $234,900
22. 2025-10-06
    price $239,900
23. 2023-05-31
    price $165,000
24. 2023-05-29
    price $172,000
25. 2023-05-23
    price $174,000
26. 2023-05-22
    price $179,000
27. 2023-05-22
    price $182,000
28. 2023-05-12
    price $189,000
29. 2023-05-05
    price $197,000
30. 2023-04-20
    listed $200,000 Active
31. 2019-08-26
    soldstatus $150,000
32. 2019-08-15
    soldstatus $150,000
33. 2018-08-08
    listed $159,900
34. 2012-08-01
    listed $169,900
35. 2012-07-02
    listed $179,500
36. 2006-03-31
    soldstatus $287,000
37. 2006-03-24
    soldstatus $143,500
38. 2006-02-17
    listed $145,000
39. 2005-05-09
    soldstatus $131,085
40. 2005-01-18
    listed $136,900
41. 2005-01-07
    soldstatus $137,000
42. 2004-11-22
    listed $139,900
43. 2001-08-11
    listed $131,900
44. 1999-09-02
    soldstatus $120,000
45. 1999-05-10
    listed $120,000

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $964 · $80/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 · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $19,521
• − Mortgage interest: −$11,147
• − Property taxes: −$964
• − Insurance: −$995
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$5,789
• Taxable loss: −$2,498
• Est. tax savings @ 24.0%: +$599
• After-tax cash flow: $1,539/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

+70.0% since first listed

29 events — show timeline

• 2026-05-17 Price Changed $204,000 MAAR
• 2026-04-06 Price Changed $220,000 MAAR
• 2026-02-19 Listed $233,000 MAAR
• 2026-02-05 Sold (Public Records) $225,951 Public Records
• 2025-11-18 Price Changed $234,900 Greater Alabama MLS
• 2025-10-06 Price Changed $239,900 Greater Alabama MLS
• 2023-05-31 Price Changed $165,000 MAAR
• 2023-05-29 Price Changed $172,000 MAAR
• 2023-05-23 Price Changed $174,000 MAAR
• 2023-05-22 Price Changed $179,000 MAAR
• 2023-05-22 Price Changed $182,000 MAAR
• 2023-05-12 Price Changed $189,000 MAAR
• 2023-05-05 Price Changed $197,000 MAAR
• 2023-04-20 Listed $200,000 MAAR
• 2019-08-26 Sold (Public Records) $150,000 Public Records
• 2019-08-15 Sold (MLS) $150,000 MAAR
• 2018-08-08 Listed $159,900 MAAR
• 2012-08-01 Listed $169,900 MAAR
• 2012-07-02 Listed $179,500 MAAR
• 2006-03-31 Sold (Public Records) $287,000 Public Records
• 2006-03-24 Sold (MLS) $143,500 MAAR
• 2006-02-17 Listed $145,000 MAAR
• 2005-05-09 Sold (MLS) $131,085 MAAR
• 2005-01-18 Listed $136,900 MAAR
• 2005-01-07 Sold (MLS) $137,000 MAAR
• 2004-11-22 Listed $139,900 MAAR
• 2001-08-11 Listed $131,900 MAAR
• 1999-09-02 Sold (MLS) $120,000 MAAR
• 1999-05-10 Listed $120,000 MAAR

Property tax history

-0.2%/yr

Latest (2025): $964 · -6.8% YoY. Source: county tax records.