3813 Marie Cook Dr · Montgomery, AL 36109

$163,000

4 bd · 3.0 ba · 2,130 sqft · SingleFamily public records · 77 Days on market

Built 1968 0.40 ac lot $77/sqft · 17% below area Est $196k · 17% under ↓ 4% since listing

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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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.0/10.0
• 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 opportunity in the established Dalraida neighborhood of Montgomery. This brick ranch offers 4 bedrooms and 2.5 bathrooms across approximately 2,100 square feet, providing a solid foundation for your next project. The home features original hardwood flooring in the bedrooms, a spacious eat-in kitchen, and a formal dining room. A convenient half-bath adds additional functionality—an uncommon feature for homes in this area. Situated on a generous 0.4-acre level lot, the property includes a backyard with a deck, offering strong potential for outdoor improvements and added value. Located just minutes from the Atlanta Highway corridor and Gunter Annex, with close proximity to Dalraida Elementary, parks, dining, and shopping at Eastdale Mall, this property is well-positioned for resale or rental. Property is being sold as-is and will require updates—priced accordingly for investors or buyers looking to renovate and add value. ARV $230k-240K. Cash or Conven Financing.

Key facts

• Formal dining room
• Half-bath
• Backyard with a deck

Tags

• ORIGINAL HARDWOOD FLOORING
• SPACIOUS EAT-IN KITCHEN
• FORMAL DINING ROOM
• HALF-BATH
• 0.4-ACRE LEVEL LOT
• BACKYARD WITH A DECK

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $153k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 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 $5k 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 77 days — a 6% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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: 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 $153,220 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 1.00% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.57%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

• ARV (median comp): $196,414
• List price: $163,000
• Delta: -17.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3858 Faunsdale Dr	0.26mi	4/2.0	2,020 (-5%)	1mo	$218,000	$108	75
3764 Marie Cook Dr	0.12mi	3/2.5 (-1)	2,401 (+13%)	1mo	$219,000	$91	66
3913 Elm Ave	0.16mi	3/2.0 (-1)	1,906 (-10%)	2mo	$199,900	$105	64
1013 Highpoint Rd	0.67mi	3/3.0 (-1)	2,129 (-0%)	1mo	$212,000	$100	63
309 Ware Hill Dr	0.64mi	5/2.5 (+1)	2,065 (-3%)	0mo	$189,000	$92	58
1218 Hillman St	0.51mi	4/2.0	1,954 (-8%)	2mo	$240,000	$123	57
3706 Princess Ann St	0.26mi	3/2.0 (-1)	1,858 (-13%)	1mo	$185,000	$100	57
670 Thousand Oaks Dr	0.74mi	3/2.0 (-1)	2,151 (+1%)	0mo	$269,999	$126	54
718 Mary Ann Dr	0.49mi	3/2.0 (-1)	1,890 (-11%)	2mo	$240,000	$127	48
706 Mary Ann Dr	0.51mi	3/2.0 (-1)	1,877 (-12%)	0mo	$242,000	$129	47
4041 Meredith Dr	0.67mi	3/2.0 (-1)	1,969 (-8%)	1mo	$237,000	$120	46
4017 Ware Hill Dr	0.49mi	3/2.0 (-1)	1,824 (-14%)	1mo	$225,000	$123	43

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-8,704
• Equity at exit: $24,304

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $13,484
• Equity at exit: $14,093

Cash invested: $45,640 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$855
• Tax from tax record: −$80 /mo · $963/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $288

Break-even live

Break-even rent $1,270

Max offer price $163,000

Occupancy floor 77%

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3806 Marie Cook Dr Montgomery, AL	3.0	2.0	1791	$1,675	$0.94	13d	1	0.06mi
3801 Cedar Ave Montgomery, AL	3.0	2.0	1818	$1,681	$0.92	21d	1	0.13mi
3760 Dalraida Pkwy Montgomery, AL	4.0	2.5	1900	$1,850	$0.97	43d	1	0.25mi
3737 Dalraida Pkwy Montgomery, AL	3.0	1.0	1618	$1,150	$0.71	43d	1	0.26mi
1201 Dalraida Rd Montgomery, AL	3.0	2.0	1673	$1,625	$0.97	43d	1	0.30mi
570 Chatsworth Dr Montgomery, AL	4.0	2.0	2845	$1,700	$0.60	13d	1	0.31mi
3614 Princess Ann St Montgomery, AL	4.0	2.0	1928	$1,581	$0.82	13d	1	0.36mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	13d	1	0.40mi
3944 Johnstown Dr Montgomery, AL	3.0	2.0	1912	$1,275	$0.67	43d	1	0.43mi
3462 Biltmore Ave Montgomery, AL	3.0	2.0	1685	$1,225	$0.73	21d	1	0.59mi
4056 Wares Ferry Rd Montgomery, AL	3.0	2.0	1800	$1,500	$0.83	13d	1	0.65mi
1007 Highpoint Rd Montgomery, AL	4.0	2.0	2089	$1,581	$0.76	13d	1	0.68mi
931 Whitehall Pkwy Montgomery, AL	4.0	3.0	2403	$1,800	$0.75	44d	1	0.82mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	0.82mi
3105 Pelzer Ave Montgomery, AL	4.0	2.0	1605	$1,425	$0.89	43d	1	1.02mi
167 E Salem Dr Montgomery, AL	3.0	2.0	1700	$1,050	$0.62	43d	1	1.11mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	13d	1	1.12mi
2941 Ashley Ave Unit 6616 Montgomery, AL	3.0	2.0	2340	$1,250	$0.53	43d	1	1.20mi
942 Parkwood Ct Montgomery, AL	4.0	2.0	1752	$1,299	$0.74	13d	1	1.22mi
3667 Willow Lane Dr Montgomery, AL	5.0	3.0	2565	$1,850	$0.72	43d	1	1.24mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	21d	1	1.29mi
3692 Fairfield Dr Montgomery, AL	3.0	2.0	1524	$1,400	$0.92	21d	1	1.35mi
564 Glade Park Loop Unit 1043856P Montgomery, AL	4.0	2.0	1496	$2,736	$1.83	13d	1	1.37mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	13d	1	1.40mi
2822 Sumter Ave Montgomery, AL	3.0	2.5	1617	$1,300	$0.80	21d	1	1.41mi
2814 Ashley Ave Montgomery, AL	3.0	2.0	1683	$1,350	$0.80	13d	1	1.45mi

Listing history 10 events

1. 2026-06-03
   days on market $163,000 Active 77 DOM
2. 2026-06-02
   days on market $163,000 Active 76 DOM
3. 2026-06-01
   days on market $163,000 Active 75 DOM
4. 2026-05-31
   days on market $163,000 Active 74 DOM
5. 2026-05-30
   days on market $163,000 Active 73 DOM
6. 2026-03-24
   price $163,000 995-char remark

   Show marketing remark (995 chars)

   Investor opportunity in the established Dalraida neighborhood of Montgomery. This brick ranch offers 4 bedrooms and 2.5 bathrooms across approximately 2,100 square feet, providing a solid foundation for your next project. The home features original hardwood flooring in the bedrooms, a spacious eat-in kitchen, and a formal dining room. A convenient half-bath adds additional functionality—an uncommon feature for homes in this area. Situated on a generous 0.4-acre level lot, the property includes a backyard with a deck, offering strong potential for outdoor improvements and added value. Located just minutes from the Atlanta Highway corridor and Gunter Annex, with close proximity to Dalraida Elementary, parks, dining, and shopping at Eastdale Mall, this property is well-positioned for resale or rental. Property is being sold as-is and will require updates—priced accordingly for investors or buyers looking to renovate and add value. ARV $230k-240K. Cash or Conven Financing.

7. 2026-03-18
   listed $170,000 Active 995-char remark

   Show marketing remark (995 chars)

   Investor opportunity in the established Dalraida neighborhood of Montgomery. This brick ranch offers 4 bedrooms and 2.5 bathrooms across approximately 2,100 square feet, providing a solid foundation for your next project. The home features original hardwood flooring in the bedrooms, a spacious eat-in kitchen, and a formal dining room. A convenient half-bath adds additional functionality—an uncommon feature for homes in this area. Situated on a generous 0.4-acre level lot, the property includes a backyard with a deck, offering strong potential for outdoor improvements and added value. Located just minutes from the Atlanta Highway corridor and Gunter Annex, with close proximity to Dalraida Elementary, parks, dining, and shopping at Eastdale Mall, this property is well-positioned for resale or rental. Property is being sold as-is and will require updates—priced accordingly for investors or buyers looking to renovate and add value. ARV $230k-240K. Cash or Conven Financing.

8. 2019-05-09
   soldstatus $159,855
9. 2019-04-30
   soldstatus $159,750 1069-char remark

   Show marketing remark (1069 chars)

   TASTEFULLY UPDATED FOUR BEDROOM, TWO AND A HALF BATH HOME IN MATURE WOODED SETTING. LARGE ENTRY FOYER WELCOMES YOU INTO A DREAM KITCHEN FEATURING GRANITE COUNTERTOPS, TILE BACKSPLASH, ALL NEW STAINLESS STEEL APPLIANCES INCLUDING FARMHOUSE STYLE SINK, GAS COOKTOP, DISHWASHER AND MICROWAVE OVEN. LARGE CENTER ISLAND FEATURES LOTS OF SEATING AREA, NEW LIGHTING AND MORE! WALK IN PANTRY LEADS TO LARGE LAUNDRY ROOM. NEW HALF BATH OFF OF FAMILY ROOM. FAMILY ROOM HAS FIREPLACE, A NICE SIZE WALK-IN CLOSET AND OPENS OUT TO A NEW WOOD DECK IN THE SHADY BACKYARD. LARGER BASEBOARD AND WIDE WOOD TRIM ACCENT MANY DOORS AND WINDOWS, CROWN MOLDING, SIX PANEL DOORS, MAIN BEDROOM HAS DOUBLE CLOSETS. NICELY UPDATED BATHS HAVE NEW PLUMBING FIXTURES, GRANITE COUNTERTOPS AND NEW LIGHTING, ORIGINAL OAK WOOD FLOORS THROUGHOUT THE HOUSE, NEW WOOD LAMINATE FLOORING IN KITCHEN AND DEN, NO CARPET, SEPARATE DINING OFF OF KITCHEN COULD BECOME OFFICE OR EVEN 5TH BEDROOM IF NEEDED. FRESHLY PAINTED, MOVE-IN READY IN DALRAIDA KNOWN FOR RICH SOIL, BEAUTIFUL FLOWERS AND WONDERFUL NEIGHBORS.

10. 2019-03-20
    listed $169,500 1069-char remark

    Show marketing remark (1069 chars)

    TASTEFULLY UPDATED FOUR BEDROOM, TWO AND A HALF BATH HOME IN MATURE WOODED SETTING. LARGE ENTRY FOYER WELCOMES YOU INTO A DREAM KITCHEN FEATURING GRANITE COUNTERTOPS, TILE BACKSPLASH, ALL NEW STAINLESS STEEL APPLIANCES INCLUDING FARMHOUSE STYLE SINK, GAS COOKTOP, DISHWASHER AND MICROWAVE OVEN. LARGE CENTER ISLAND FEATURES LOTS OF SEATING AREA, NEW LIGHTING AND MORE! WALK IN PANTRY LEADS TO LARGE LAUNDRY ROOM. NEW HALF BATH OFF OF FAMILY ROOM. FAMILY ROOM HAS FIREPLACE, A NICE SIZE WALK-IN CLOSET AND OPENS OUT TO A NEW WOOD DECK IN THE SHADY BACKYARD. LARGER BASEBOARD AND WIDE WOOD TRIM ACCENT MANY DOORS AND WINDOWS, CROWN MOLDING, SIX PANEL DOORS, MAIN BEDROOM HAS DOUBLE CLOSETS. NICELY UPDATED BATHS HAVE NEW PLUMBING FIXTURES, GRANITE COUNTERTOPS AND NEW LIGHTING, ORIGINAL OAK WOOD FLOORS THROUGHOUT THE HOUSE, NEW WOOD LAMINATE FLOORING IN KITCHEN AND DEN, NO CARPET, SEPARATE DINING OFF OF KITCHEN COULD BECOME OFFICE OR EVEN 5TH BEDROOM IF NEEDED. FRESHLY PAINTED, MOVE-IN READY IN DALRAIDA KNOWN FOR RICH SOIL, BEAUTIFUL FLOWERS AND WONDERFUL NEIGHBORS.

ⓘ 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: $963 · $80/mo
• Projected year-2 tax: $963 · $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 2/10 Low
• 🌡 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: $19,607
• − Mortgage interest: −$9,131
• − Property taxes: −$963
• − Insurance: −$815
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$4,742
• Taxable income: $820
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $3,258/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

-3.8% since first listed

5 events — show timeline

• 2026-03-24 Price Changed $163,000 LCMLS
• 2026-03-18 Listed $170,000 LCMLS
• 2019-05-09 Sold (Public Records) $159,855 Public Records
• 2019-04-30 Sold (MLS) $159,750 MAAR
• 2019-03-20 Listed $169,500 MAAR

Property tax history

+7.1%/yr

Latest (2025): $963 · +0.0% YoY. Source: county tax records.