3822 Marquette Dr · Montgomery, AL 36109

$129,000

3 bd · 2.0 ba · 1,166 sqft · SingleFamily public records · 19 Days on market

Built 1960 0.29 ac lot $111/sqft · 6% below area Est $137k · 6% under

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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 +24.5/30.0
• ARV discount +10.1/15.0
• DSCR +7.9/10.0
• 1% rule +5.5/10.0
• 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

THIS IS A GREAT OPPORTUNITY TO OWN YOUR OWN 3 BEDROOM HOME IN A QUIET, ESTABLISHED NEIGHBORHOOD, AND ALL THIS IN A CONVENIENT LOCATION TO I-85 AS WELL AS ATLANTA HIGHWAY. THIS BRICK HOME HAS BEEN FAMILY OWNED FOR MANY YEARS. PROPERTY TO BE "SOLD AS IS" WITH ALL APPLIANCES TO REMAIN INCLUDING ALMOST NEW WASHER AND DRYER. WHILE VACANT MOST FURNITURE AND MANY PERSONAL ITEMS WILL REMAIN. CERTAIN PERSONAL ITEMS WILL BE REMOVED IN DUE TIME. ALL FURNITURE IS NEGOTIABLE AND/OR SUBJECT FOR SALE. THERE IS A GREAT POTENTIAL FOR THE RIGHT PERSON NEEDING A GOOD DEAL.

Key facts

• New roof
• 0.29 acre lot
• Parking

Tags

• QUIET ESTABLISHED NEIGHBORHOOD
• CONVENIENT LOCATION TO I-85
• NEW FLOORING INSTALLED
• NEW ROOF
• ALL APPLIANCES TO REMAIN

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story (1 story)
• Construction: Brick construction; Slab foundation; Year built per public records
• Exterior features: Partial fence; Storage; Mature trees; Paved road access; City lot

Interior

• Kitchen: Kitchen and family room combo; Dishwasher; Electric range; Refrigerator; Gas water heater
• Bedrooms: Two bedrooms on the first floor
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Blinds and window treatments; Storm door(s)
• Laundry & utility: First-floor laundry; Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% 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 $892 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 $41k; list at $129k implies a 215% gain — meaningful room to come down on a strong offer.

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 $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 7.9

CMA / ARV

• ARV (median comp): $137,067
• List price: $129,000
• Delta: -5.89%
• 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
3831 Avondale Ct	0.09mi	3/2.0	1,144 (-2%)	4mo	$151,000	$132	89
735 Duval Dr	0.21mi	3/2.0	1,174 (+1%)	2mo	$147,000	$125	87
3816 Marquette Dr	0.01mi	3/1.0	1,135 (-3%)	7mo	$121,000	$107	85
3927 Bienville Rd	0.25mi	3/1.0	1,105 (-5%)	0mo	$115,000	$104	75
3700 Ramos Ct	0.30mi	3/2.0	1,232 (+6%)	3mo	$134,400	$109	74
815 Perry Hill Rd	0.16mi	3/1.0	1,303 (+12%)	0mo	$100,000	$77	68
1200 Beth Manor Dr	0.53mi	3/1.0	1,160 (-0%)	5mo	$70,500	$61	66
968 Karen Rd	0.54mi	3/2.0	1,221 (+5%)	4mo	$92,000	$75	64
3618 Nottingham Rd	0.46mi	3/1.0	1,035 (-11%)	6mo	$97,000	$94	50
1100 Lombard Dr	0.66mi	3/1.0	1,100 (-6%)	7mo	$100,000	$91	50
3602 Little John Dr	0.58mi	3/1.0	1,286 (+10%)	4mo	$65,000	$51	48
963 Green Ridge Rd	0.55mi	3/1.0	1,032 (-12%)	5mo	$104,000	$101	47

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-4,630
• Equity at exit: $19,234

10-year hold

• IRR: 5.9%
• Equity multiple: 1.43×
• Total profit: $15,511
• Equity at exit: $11,154

Cash invested: $36,120 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$676
• Tax from tax record: −$79 /mo · $952/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $263

Break-even live

Break-even rent $1,025

Max offer price $129,000

Occupancy floor 76%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	13d	1	0.14mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	13d	1	0.19mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	0.33mi
750 S Marquette Dr Montgomery, AL	3.0	1.0	1325	$1,195	$0.90	43d	1	0.33mi
4041A Beth Manor Dr Montgomery, AL	1.0–3.0	1.0–2.0	925	$1,000	$1.08	21d	20	0.44mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	43d	1	0.51mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	43d	1	0.58mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	21d	1	0.58mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	43d	1	0.59mi
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	43d	1	0.61mi
3346 Bedford Ln Montgomery, AL	3.0	1.0	1134	$1,295	$1.14	13d	1	0.77mi
1229 Karen Rd Montgomery, AL	4.0	2.0	1344	$1,590	$1.18	43d	1	0.78mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	43d	1	0.79mi
3323 Bedford Ln Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	21d	1	0.81mi
3318 Habersham Rd Montgomery, AL	3.0	2.0	1134	$1,250	$1.10	13d	1	0.93mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	21d	1	0.93mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	43d	1	0.95mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	1.01mi
103 Dalraida Rd Unit D Montgomery, AL	2.0	2.0	838	$875	$1.04	43d	1	1.02mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	21d	1	1.03mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	43d	1	1.03mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	13d	1	1.04mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	13d	1	1.05mi
4132 Carmichael Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,156	$1.28	13d	10	1.07mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	43d	1	1.13mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	43d	1	1.14mi
2845 Zelda Rd Montgomery, AL	2.0	2.0	1013	$1,042	$1.03	13d	3	1.22mi
4365 Hillside Oaks Montgomery, AL	2.0	2.0	1204	$1,500	$1.25	43d	1	1.25mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	43d	1	1.29mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	13d	1	1.30mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	13d	1	1.31mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	21d	1	1.35mi
319 Olivia Ct Montgomery, AL	2.0	1.0	850	$700	$0.82	21d	1	1.40mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	43d	1	1.41mi
2736 Chevy Chase Dr Montgomery, AL	3.0	1.0	1100	$1,300	$1.18	43d	1	1.47mi

Listing history 8 events

1. 2026-06-03
   days on market $129,000 Active 19 DOM
2. 2026-06-02
   days on market $129,000 Active 18 DOM
3. 2026-06-01
   days on market $129,000 Active 17 DOM
4. 2026-05-31
   days on market $129,000 Active 16 DOM
5. 2026-05-30
   days on market $129,000 Active 15 DOM
6. 2026-05-15
   listed $129,000 Active 575-char remark
7. 2011-05-12
   soldstatus $41,000 570-char remark

   Show marketing remark (570 chars)

   THIS IS A GREAT OPPORTUNITY TO OWN YOUR OWN 3 BEDROOM HOME IN A QUIET, ESTABLISHED NEIGHBORHOOD, AND ALL THIS IN A CONVENIENT LOCATION TO I-85 AS WELL AS ATLANTA HIGHWAY. THIS BRICK HOME HAS BEEN FAMILY OWNED FOR MANY YEARS. PROPERTY TO BE "SOLD AS IS" WITH ALL APPLIANCES TO REMAIN INCLUDING ALMOST NEW WASHER AND DRYER. WHILE VACANT MOST FURNITURE AND MANY PERSONAL ITEMS WILL REMAIN. CERTAIN PERSONAL ITEMS WILL BE REMOVED IN DUE TIME. ALL FURNITURE IS NEGOTIABLE AND/OR SUBJECT FOR SALE. THERE IS A GREAT POTENTIAL FOR THE RIGHT PERSON NEEDING A GOOD DEAL.

8. 2011-04-14
   listed $55,900 570-char remark

   Show marketing remark (570 chars)

   THIS IS A GREAT OPPORTUNITY TO OWN YOUR OWN 3 BEDROOM HOME IN A QUIET, ESTABLISHED NEIGHBORHOOD, AND ALL THIS IN A CONVENIENT LOCATION TO I-85 AS WELL AS ATLANTA HIGHWAY. THIS BRICK HOME HAS BEEN FAMILY OWNED FOR MANY YEARS. PROPERTY TO BE "SOLD AS IS" WITH ALL APPLIANCES TO REMAIN INCLUDING ALMOST NEW WASHER AND DRYER. WHILE VACANT MOST FURNITURE AND MANY PERSONAL ITEMS WILL REMAIN. CERTAIN PERSONAL ITEMS WILL BE REMOVED IN DUE TIME. ALL FURNITURE IS NEGOTIABLE AND/OR SUBJECT FOR SALE. THERE IS A GREAT POTENTIAL FOR THE RIGHT PERSON NEEDING A GOOD DEAL.

ⓘ 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: $952 · $79/mo
• Projected year-2 tax: $952 · $79/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 · 20 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: $16,299
• − Mortgage interest: −$7,226
• − Property taxes: −$952
• − Insurance: −$645
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$3,753
• Taxable income: $1,116
• Est. tax owed @ 24.0%: −$268
• After-tax cash flow: $2,894/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

+130.8% since first listed

3 events — show timeline

• 2026-05-15 Listed $129,000 MAAR
• 2011-05-12 Sold (MLS) $41,000 MAAR
• 2011-04-14 Listed $55,900 MAAR

Property tax history

+6.1%/yr

Latest (2025): $952 · +2.4% YoY. Source: county tax records.