6133 Jennifer Ln · Montgomery, AL 36116

$80,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 17 Days on market

Built 1981 8,276 sqft lot $67/sqft · 10% above area Est $73k · 10% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• ARV discount +3.0/15.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS!! 3BR/2BA with fireplace in great room, kitchen and laundry room. Beautiful front yard with mature trees. Back yard with patio and separate storage building.

Key facts

• Laundry room
• Brick home
• Fenced backyard

Tags

• BRICK HOME
• FUNCTIONAL FLOOR PLAN
• FIREPLACE
• LAUNDRY ROOM
• MATURE TREES
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% 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 fast (+5.7%/yr); 293 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 $553 of loan paydown is wiped out by about $2k 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 + 5.7% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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 $47k; list at $80k implies a 70% 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 $78,800 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.48% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.39%
• DSCR: 2.04
• GRM: 5.6

CMA / ARV

• ARV (median comp): $72,711
• List price: $80,000
• Delta: 10.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6148 Sherburn Rd	0.35mi	3/2.0	1,209 (+1%)	0mo	$77,000	$64	82
6153 Cherry Hill Rd	0.05mi	3/2.0	1,075 (-10%)	0mo	$20,000	$19	80
6140 Cherry Hill Rd	0.06mi	4/2.0 (+1)	1,227 (+2%)	13mo	$75,000	$61	78
6012 Oakleigh Rd	0.26mi	3/2.0	1,161 (-3%)	6mo	$55,000	$47	77
6017 Oakleigh Rd	0.24mi	3/2.0	1,227 (+2%)	11mo	$68,000	$55	76
6061 Briarhurst Dr	0.17mi	3/2.0	1,124 (-6%)	8mo	$80,500	$72	75
6000 Oakleigh Rd	0.29mi	3/1.0	1,080 (-10%)	0mo	$21,000	$19	65
4521 Lilly Ln	0.37mi	3/2.0	1,092 (-9%)	8mo	$60,500	$55	61
4535 Wimbledon Rd	0.36mi	3/2.0	1,092 (-9%)	11mo	$22,000	$20	59
6232 S Hampton Dr	0.42mi	3/2.0	1,068 (-11%)	8mo	$75,000	$70	55
6273 Briarwood Ln	0.39mi	4/2.0 (+1)	1,275 (+6%)	14mo	$75,000	$59	54
6253 S Hampton Dr	0.47mi	3/2.0	1,080 (-10%)	12mo	$75,000	$69	51

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: 19.2%
• Equity multiple: 1.81×
• Total profit: $18,057
• Equity at exit: $11,928

10-year hold

• IRR: 29.2%
• Equity multiple: 3.92×
• Total profit: $65,468
• Equity at exit: $6,917

Cash invested: $22,400 (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 36116

• Home prices YoY: -9.7%
• Rents YoY: 5.7%
• Active inventory: 293
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,181 high
• Mortgage (P&I): −$420
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $437

Break-even live

Break-even rent $629

Max offer price $80,000

Occupancy floor 58%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6061 Briarhurst Dr Montgomery, AL	3.0	2.0	1124	$1,075	$0.96	43d	1	0.17mi
6028 Oakleigh Rd Montgomery, AL	3.0	2.0	1105	$850	$0.77	43d	1	0.22mi
5931 Singleton St Montgomery, AL	3.0	2.5	1302	$695	$0.53	43d	1	0.39mi
4590 Troy Hwy Montgomery, AL	2.0–3.0	2.0	1330	$1,299	$0.98	13d	1	0.42mi
5917 Cherry Hill Rd Montgomery, AL	4.0	2.0	1161	$1,450	$1.25	13d	1	0.50mi
5819 Brewbaker Blvd Unit 5819 Montgomery, AL	2.0	2.0	1200	$1,200	$1.00	43d	1	0.90mi
4025 Edge Hill Ln Montgomery, AL	3.0	2.0	1154	$1,350	$1.17	13d	1	1.15mi
4611 Virginia Loop Rd Montgomery, AL	3.0	1.0	1029	$1,195	$1.16	21d	1	1.17mi
3240 Virginia Pines Ln Montgomery, AL	3.0	2.0	1215	$900	$0.74	43d	1	1.21mi
3231 Virginia Pines Ln Montgomery, AL	2.0	2.0	1068	$800	$0.75	43d	1	1.24mi
4604 Virginia Loop Rd Montgomery, AL	1.0–2.0	1.0–2.0	810	$895	$1.10	43d	1	1.27mi
3220 Virginia Downs Montgomery, AL	3.0	2.0	1215	$900	$0.74	43d	1	1.46mi
3248 Meadow Walk Ln Montgomery, AL	3.0	2.0	1114	$1,200	$1.08	43d	1	1.48mi

Listing history 31 events

1. 2026-06-18
   days on market $80,000 Active 17 DOM
2. 2026-06-17
   days on market $80,000 Active 16 DOM
3. 2026-06-16
   days on market $80,000 Active 15 DOM
4. 2026-06-15
   days on market $80,000 Active 14 DOM
5. 2026-06-14
   days on market $80,000 Active 12 DOM
6. 2026-06-13
   days on market $80,000 Active 11 DOM
7. 2026-06-10
   days on market $80,000 Active 9 DOM
8. 2026-06-09
   days on market $80,000 Active 8 DOM
9. 2026-06-08
   days on market $80,000 Active 7 DOM
10. 2026-06-07
    days on market $80,000 Active 6 DOM
11. 2026-06-03
    days on market $80,000 Active 2 DOM
12. 2026-06-02
    remarks 406-char remark
13. 2026-06-02
    days on marketlisting id $80,000 Active 1 DOM
14. 2026-03-13
    status Active 168-char remark

    Show marketing remark (168 chars)

    INVESTORS!! 3BR/2BA with fireplace in great room, kitchen and laundry room. Beautiful front yard with mature trees. Back yard with patio and separate storage building.

15. 2026-03-01
    historical Contingent 168-char remark

    Show marketing remark (168 chars)

    INVESTORS!! 3BR/2BA with fireplace in great room, kitchen and laundry room. Beautiful front yard with mature trees. Back yard with patio and separate storage building.

16. 2026-02-10
    listed $80,000 Active 168-char remark

    Show marketing remark (168 chars)

    INVESTORS!! 3BR/2BA with fireplace in great room, kitchen and laundry room. Beautiful front yard with mature trees. Back yard with patio and separate storage building.

17. 2025-09-16
    status Active
18. 2025-04-29
    historical Contingent
19. 2025-01-09
    status Active
20. 2024-11-29
    historical Contingent
21. 2024-10-29
    status Active
22. 2024-10-29
    historical Contingent
23. 2024-10-28
    status Active
24. 2024-10-23
    historical Contingent
25. 2024-08-11
    listed $90,000 Active
26. 2022-04-08
    soldstatus $47,000
27. 2022-02-08
    soldstatus $47,000
28. 2022-02-03
    soldstatus $47,000
29. 2021-08-14
    listed $59,500
30. 2005-04-19
    soldstatus $59,000
31. 2005-01-29
    listed $55,000

ⓘ 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: $528 · $44/mo
• Projected year-2 tax: $528 · $44/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,178
• − Mortgage interest: −$4,481
• − Property taxes: −$528
• − Insurance: −$400
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$2,327
• Taxable income: $4,173
• Est. tax owed @ 24.0%: −$1,002
• After-tax cash flow: $4,237/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): 45,250
• Household income: $55,160
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2786.0

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: Predominantly Black (80%)
• Race & ethnicity: Black 80% White 12% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada, South Korea
• 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

Price history

+45.5% since first listed

18 events — show timeline

• 2026-03-13 Relisted — MAAR
• 2026-03-01 Contingent — MAAR
• 2026-02-10 Listed $80,000 MAAR
• 2025-09-16 Relisted — MAAR
• 2025-04-29 Contingent — MAAR
• 2025-01-09 Relisted — MAAR
• 2024-11-29 Contingent — MAAR
• 2024-10-29 Relisted — MAAR
• 2024-10-29 Contingent — MAAR
• 2024-10-28 Relisted — MAAR
• 2024-10-23 Contingent — MAAR
• 2024-08-11 Listed $90,000 MAAR
• 2022-04-08 Sold (Public Records) $47,000 Public Records
• 2022-02-08 Sold (Public Records) $47,000 Public Records
• 2022-02-03 Sold (MLS) $47,000 MAAR
• 2021-08-14 Listed $59,500 MAAR
• 2005-04-19 Sold (MLS) $59,000 MAAR
• 2005-01-29 Listed $55,000 MAAR

Property tax history

+10.3%/yr

Latest (2025): $528 · +51.9% YoY. Source: county tax records.