4805 Monarch Pass · Montgomery, AL 36116

$332,900

4 bd · 2.0 ba · 1,835 sqft · SingleFamily · 45 Days on market

Built 2026 Good condition 0.25 ac lot 2-car garage $181/sqft · at area comps Est $340k · at est. $72/mo HOA · 4% of rent

---

Why this score? — see what drove the F 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).

• ARV discount +8.4/15.0
• Cash flow +4.6/30.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Schools +2.4/10.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 4805 Monarch Pass, our beautiful one-story Rhett featured in the stunning Taylor Lakes community in Montgomery, Alabama. This single-level home offers a practical design with 4-bedrooms and 2-bathrooms with over 1,800 square feet. As you enter the home you are greeted by the foyer with two bedrooms and a connecting bathroom. Moving further on the opposite side of the home, you are provided with convenient access to the laundry and an additional bedroom. Beyond the foyer is our open-concept kitchen, dining, and living space, ideal for hosting guests.

Key facts

• 0.25 acre lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $333k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-841 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (36.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (41.7% below list).
• Recommended offer: $194k (41.7% below list) — sets the bar for 1% rule.
• Cap rate 3.3% vs local median 6.2% in Montgomery — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Wilson Elementary School (math 17% / reading 42%, grade F, #367 of 627 statewide, top 60%, 388 students, 42% FRL); Carr Middle School (math 6% / reading 37%, grade F, #185 of 257 statewide, top 73%, 761 students, 58% FRL); Park Crossing High School (math 12% / reading 27%, grade F, #169 of 305 statewide, top 59%, 906 students, 53% FRL) — zoned schools average 51% FRL vs 70% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 499 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 29d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 42% of the median local income ($55k/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 $10k 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 45 days — a 3% lower offer ($323k) is reasonable based on typical stale-listing flexibility.

Recommended offer $193,932 (41.7% 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 45 days. Have you received any prior offers? Is the seller open to a 42% 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: 0.58% ✗
• Cap rate: 3.26%
• Cash-on-cash: -10.82%
• DSCR: 0.52
• GRM: 14.3

CMA / ARV

• ARV (median comp): $339,574
• List price: $332,900
• Delta: -1.97%
• 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
6416 Firefly Ln	0.05mi	4/2.0	1,835 (0%)	4mo	$330,000	$180	94
6506 Firefly Ln	0.06mi	4/2.0	1,835 (0%)	8mo	$333,900	$182	91
4804 Monarch Pass	0.02mi	4/2.0	1,835 (0%)	11mo	$332,900	$181	90
6507 Firefly Ln	0.04mi	4/2.0	1,835 (0%)	12mo	$329,600	$180	88
6510 Firefly Ln	0.07mi	3/2.0 (-1)	1,618 (-12%)	10mo	$319,900	$198	64
5106 Mercer St	0.39mi	3/2.0 (-1)	1,694 (-8%)	4mo	$409,000	$241	60
8322 Conduit St	0.53mi	3/2.0 (-1)	1,796 (-2%)	11mo	$458,900	$256	58
4613 Swift St	0.71mi	3/2.0 (-1)	1,875 (+2%)	3mo	$491,892	$262	56
4541 Broadwick St	0.56mi	3/2.5 (-1)	1,930 (+5%)	9mo	$456,000	$236	51
4808 Clerkenwell St	0.50mi	3/2.5 (-1)	1,966 (+7%)	15mo	$470,000	$239	46
4513 Broadwick St	0.56mi	3/2.5 (-1)	2,028 (+10%)	8mo	$490,000	$242	42
8306 Conduit St	0.51mi	3/2.0 (-1)	1,617 (-12%)	13mo	$438,572	$271	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 · 5.65% rent growth · sell at horizon

5-year hold

• IRR: -33.0%
• Equity multiple: -0.10×
• Total profit: $-102,097
• Equity at exit: $49,636

10-year hold

• IRR: -27.5%
• Equity multiple: -0.44×
• Total profit: $-134,542
• Equity at exit: $28,783

Cash invested: $93,212 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 38 active · 23 under contract
• Months of supply: 14.2 mo (7%/mo absorbed)
• Median asking: $378,150 ($197/sqft)
• Median days on market: 124 d
• This list price: 42% of active listings are priced below it
• ARV vs active asking: -5.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 36116

• Home prices YoY: -9.7%
• Rents YoY: 5.7%
• Active inventory: 499
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $1,939 high
• Mortgage (P&I): −$1,746
• Tax est. 1.5%: −$416 /mo · $4,994/yr
• Insurance: −$139
• HOA: −$72
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-841

Break-even live

Break-even rent $3,003

Max offer price $211,273

Occupancy floor —

Sensitivity live

Price	-10% $-610	-5% $-726	+0% $-841	+5% $-956	+10% $-1,071
Rent	-10% $-994	-5% $-917	+0% $-841	+5% $-764	+10% $-687
Rate	-1.0pp $-673	-0.5pp $-756	base $-841	+0.5pp $-927	+1.0pp $-1,015

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: $83,225
• Closing costs: $9,987
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7701 Taylor Oaks Cir Montgomery, AL	1.0–3.0	1.0–2.0	1084	$1,639	$1.51	6d	21	0.79mi
7708 Shaddix St Montgomery, AL	4.0	2.0	1497	$1,900	$1.27	0d	1	0.90mi
7726 Shaddix St Montgomery, AL	5.0	3.0	2599	$2,350	$0.90	162d	1	0.90mi
5812 Blevins Cir Montgomery, AL	4.0	3.0	2354	$2,550	$1.08	184d	1	0.96mi
3606 Farmfield Ln Montgomery, AL	4.0	2.0	1936	$1,895	$0.98	26d	1	0.96mi
3606 Farmfield Ln Montgomery, AL	4.0	2.0	1936	$1,895	$0.98	41d	1	0.96mi
3712 Claiborne Cir Montgomery, AL	3.0	2.0	1924	$2,100	$1.09	184d	1	0.97mi
2420 Haddington Rd Unit 1519890P Montgomery, AL	4.0	1.0	1679	$4,483	$2.67	154d	1	0.99mi
6605 Denham Ct Montgomery, AL	3.0	2.0	1531	$1,650	$1.08	44d	1	1.04mi
6605 Denham Ct Montgomery, AL	3.0	2.0	1531	$1,650	$1.08	51d	1	1.04mi
100 Legends Dr Montgomery, AL	1.0–3.0	1.0–2.0	1249	$1,680	$1.35	2d	2	1.08mi
3912 Claiborne Cir Montgomery, AL	3.0	2.0	2068	$1,900	$0.92	26d	1	1.14mi
2400 W Aberdeen Dr Montgomery, AL	4.0	2.0	2232	$1,831	$0.82	28d	1	1.16mi
3500 Claiborne Cir Montgomery, AL	4.0	2.0	2140	$2,200	$1.03	16d	1	1.18mi
3500 Claiborne Cir Montgomery, AL	4.0	2.0	2140	$2,200	$1.03	10d	1	1.18mi
2224 Edinburgh Dr Montgomery, AL	4.0	2.0	1737	$1,695	$0.98	7d	1	1.29mi
2224 W Aberdeen Dr Montgomery, AL	4.0	2.0	1994	$1,600	$0.80	162d	1	1.36mi
3201 Watchman Dr Montgomery, AL	1.0–3.0	1.0–2.0	1050	$1,375	$1.31	0d	13	1.45mi

Property features AI

Finance

• HOA & community: Homeowners association with annual feeAnnual association fee covers association management and recreation facilities (see agent for details)Community features include a pool

Exterior

• Parking: Attached 2-car garageDrivewayGarage with garage door opener
• Security: Fire alarm
• Utilities: Electricity availableHigh-speed internet availablePublic waterPublic sewer
• Home design: Single-story new construction (to be built) by D R Horton Homes — Rhett E4 modelBrick and HardiPlank-type exteriorSlab foundation
• Construction: New constructionHas home warranty
• Exterior features: Covered patioPorchCommunity poolCity lot in a subdivisionPaved road

Interior

• Kitchen: Quartz countertopsKitchen islandKitchen/dining comboDishwasherElectric cooktopElectric ovenElectric rangeSmooth cooktopMicrowaveMicrowave with hood fanPlumbed for ice maker
• Bedrooms: Bedrooms with wall-to-wall carpetBedrooms with luxury vinyl plank flooring
• Flooring: Luxury vinyl plankVinylPlankCarpet
• Bathrooms: Full bathrooms with separate shower and soaking tubDouble vanity in primary bath
• Heating & cooling: Central heat (electric heat pump)Central air (electric heat pump)Ceiling fan(s)
• Interior features: Tray ceilingsCarbon monoxide detectorDouble vanityGarden/soaking tubHigh ceilingsSeparate showerWalk-in closet(s)Breakfast barKitchen islandProgrammable thermostatDouble pane windows
• Laundry & utility: Washer hookupDryer hookupElectric water heater

Listing history 47 events

1. 2026-11-08
   days on market $332,900 Active 45 DOM
2. 2026-11-07
   days on market $332,900 Active 44 DOM
3. 2026-11-06
   days on market $332,900 Active 43 DOM
4. 2026-11-05
   days on market $332,900 Active 42 DOM
5. 2026-11-04
   days on market $332,900 Active 41 DOM
6. 2026-11-02
   days on market $332,900 Active 39 DOM
7. 2026-11-01
   days on market $332,900 Active 38 DOM
8. 2026-10-31
   days on market $332,900 Active 37 DOM
9. 2026-10-30
   days on market $332,900 Active 36 DOM
10. 2026-10-29
    days on market $332,900 Active 35 DOM
11. 2026-10-28
    days on market $332,900 Active 34 DOM
12. 2026-10-27
    days on market $332,900 Active 33 DOM
13. 2026-10-26
    days on market $332,900 Active 32 DOM
14. 2026-10-25
    days on market $332,900 Active 31 DOM
15. 2026-10-24
    days on market $332,900 Active 30 DOM
16. 2026-10-23
    days on market $332,900 Active 29 DOM
17. 2026-10-22
    days on market $332,900 Active 28 DOM
18. 2026-10-21
    days on market $332,900 Active 27 DOM
19. 2026-10-20
    days on market $332,900 Active 26 DOM
20. 2026-10-19
    days on market $332,900 Active 25 DOM
21. 2026-10-18
    days on market $332,900 Active 24 DOM
22. 2026-10-17
    days on market $332,900 Active 23 DOM
23. 2026-10-16
    days on market $332,900 Active 22 DOM
24. 2026-10-15
    days on market $332,900 Active 21 DOM
25. 2026-10-14
    days on market $332,900 Active 20 DOM
26. 2026-10-13
    days on market $332,900 Active 19 DOM
27. 2026-10-12
    days on market $332,900 Active 18 DOM
28. 2026-10-11
    days on market $332,900 Active 17 DOM
29. 2026-10-10
    days on market $332,900 Active 16 DOM
30. 2026-10-09
    days on market $332,900 Active 15 DOM
31. 2026-10-08
    days on market $332,900 Active 14 DOM
32. 2026-10-07
    days on market $332,900 Active 13 DOM
33. 2026-10-06
    days on market $332,900 Active 12 DOM
34. 2026-10-05
    days on market $332,900 Active 11 DOM
35. 2026-10-04
    days on market $332,900 Active 10 DOM
36. 2026-10-03
    days on market $332,900 Active 9 DOM
37. 2026-10-02
    days on market $332,900 Active 8 DOM
38. 2026-10-01
    days on market $332,900 Active 7 DOM
39. 2026-09-30
    days on market $332,900 Active 6 DOM
40. 2026-09-29
    days on market $332,900 Active 5 DOM
41. 2026-09-28
    days on market $332,900 Active 4 DOM
42. 2026-09-27
    days on market $332,900 Active 3 DOM
43. 2026-09-26
    days on market $332,900 Active 2 DOM
44. 2026-09-26
    price $332,900 Active 1 DOM
45. 2026-09-24
    status $330,400 Active 1 DOM
46. 2026-05-30
    remarks 699-char remark
47. 2026-05-30
    listed $330,400 Pending 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,272
• − Mortgage interest: −$18,648
• − Property taxes: −$4,994
• − Insurance: −$1,664
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − HOA: −$864
• − Depreciation: −$9,684
• Taxable loss: −$16,306
• Est. tax savings @ 24.0%: +$3,913
• After-tax cash flow: $-6,173/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This single-story home in Taylor Lakes, Montgomery, AL, is in excellent condition with a good condition score of 80. It features a well-maintained exterior, modern kitchen and bathrooms, and hardwood floors. The property is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
• Both Add a smart home system — Modern technology can increase property value and attract tech-savvy buyers ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Wilson Elementary School F AL #367/627 Nat'l #26,716/41,679 Middle Carr Middle School F AL #185/257 Nat'l #11,382/14,009 High Park Crossing High School F AL #169/305 Nat'l #14,491/17,239

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

C Composite livability gradescore 65/100

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 · 224,008 people
• City population: 175,913
• Metro: Montgomery, AL
• Population (ZIP): 45,250
• Household income: $55,160
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 10% of renters

---

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: Predominantly Black (80%)
• Race & ethnicity: Black 80% White 12% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Korean 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: ▼ -16.31%
• Current HPI: 151.8598
• Rent YoY: ▲ 5.65%
• 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

Property features AI

Finance

• HOA & community: Homeowners association with annual feeAnnual association fee covers association management and recreation facilities (see agent for details)Community features include a pool

Exterior

• Parking: Attached 2-car garageDrivewayGarage with garage door opener
• Security: Fire alarm
• Utilities: Electricity availableHigh-speed internet availablePublic waterPublic sewer
• Home design: Single-story new construction (to be built) by D R Horton Homes — Rhett E4 modelBrick and HardiPlank-type exteriorSlab foundation
• Construction: New constructionHas home warranty
• Exterior features: Covered patioPorchCommunity poolCity lot in a subdivisionPaved road

Interior

• Kitchen: Quartz countertopsKitchen islandKitchen/dining comboDishwasherElectric cooktopElectric ovenElectric rangeSmooth cooktopMicrowaveMicrowave with hood fanPlumbed for ice maker
• Bedrooms: Bedrooms with wall-to-wall carpetBedrooms with luxury vinyl plank flooring
• Flooring: Luxury vinyl plankVinylPlankCarpet
• Bathrooms: Full bathrooms with separate shower and soaking tubDouble vanity in primary bath
• Heating & cooling: Central heat (electric heat pump)Central air (electric heat pump)Ceiling fan(s)
• Interior features: Tray ceilingsCarbon monoxide detectorDouble vanityGarden/soaking tubHigh ceilingsSeparate showerWalk-in closet(s)Breakfast barKitchen islandProgrammable thermostatDouble pane windows
• Laundry & utility: Washer hookupDryer hookupElectric water heater

Price history

2 events — show timeline

• 2026-05-29 Pending — MAAR
• 2026-05-29 Listed $330,400 MAAR