3411 Royal Carriage Dr · Montgomery, AL 36116

$206,000

5 bd · 2.0 ba · 2,376 sqft · SingleFamily public records · 52 Days on market

Built 1973 0.42 ac lot $87/sqft · at area comps Est $197k · at est.

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.5/15.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW appliances, new paint, new light fixtures (updated to LED), new blinds, new carpet, and new hardware in a classic home! Located in the Carriage Hills neighborhood of Montgomery, this home boasts an expansive Great Room with a brick fireplace and built in shelving. In addition, there's a formal Living Room and a Formal Dining Room as well as a Breakfast Room. In the kitchen, the NEW granite counter tops steal the show but the brand new stainless steel appliances are runner up with the new back-splash following close behind. The Main Suite is quite spacious and offers two closets, double split vanities in the bathroom along with a separate shower. Between two of the remaining four guest rooms is a Jack and Jill bathroom. Out back you will find a large flat lawn, an attached workshop as well as a detached storage building. When it comes to finding a home with old-world style accompanied by modern era perks, this home fits the bill. Schedule a showing today!

Key facts

• 0.42 acre lot
• Parking
• Built 1973

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet available; Public water; Public sewer
• Home design: Single-story home; Irregular lot shape; Level lot; City lot
• Construction: Brick and wood siding construction; Slab foundation; Built according to public records
• Exterior features: Partial fencing; Covered porch; Patio

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Self-cleaning oven; Disposal; Electric water heater; Breakfast nook
• Bedrooms: All bedrooms located on the first floor
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Blinds; Storm door(s); Linen closet; Pull-down attic stairs; Separate shower; Workshop; Window treatments; Breakfast bar; One fireplace
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $206k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $206k).
• Recommended offer: $200k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: 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: Brewbaker Primary School (799 students, 78% FRL); Brewbaker Middle School (math 0% / reading 19%, grade F, #227 of 257 statewide, top 90%, 838 students, 91% FRL); Jefferson Davis High School (math 3% / reading 16%, grade F, #258 of 305 statewide, top 85%, 1,522 students, 83% FRL).
• Market conditions: Rents rising fast (+5.7%/yr); 294 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• At $3,399/mo this rent would consume 74% of the median local household income ($55k/yr) (locally 2786% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $58k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $130k; list at $206k implies a 58% 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 $199,820 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.65% ✓
• Cap rate: 14.26%
• Cash-on-cash: 28.47%
• DSCR: 2.27
• GRM: 5.1

CMA / ARV

• ARV (median comp): $197,327
• List price: $206,000
• Delta: 4.40%
• 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
5743 Carriage Barn Ln	0.33mi	4/2.0 (-1)	2,248 (-5%)	7mo	$195,000	$87	65
3243 Covered Bridge Dr	0.26mi	4/2.0 (-1)	2,126 (-10%)	3mo	$187,000	$88	63
5724 Carriage Brook Rd	0.52mi	5/3.0	2,200 (-7%)	3mo	$260,000	$118	57
5883 Bridle Path Ln	0.34mi	4/2.5 (-1)	2,641 (+11%)	4mo	$198,500	$75	55
4513 Lisa Ct	0.70mi	5/3.0	2,493 (+5%)	3mo	$285,000	$114	52
5777 Carriage Barn Ln	0.28mi	4/3.0 (-1)	2,631 (+11%)	10mo	$237,000	$90	52
3524 Coachman Rd	0.38mi	4/2.0 (-1)	2,074 (-13%)	12mo	$181,900	$88	46
3616 Oak Shadow Ln	0.41mi	4/2.0 (-1)	2,019 (-15%)	6mo	$171,000	$85	46
6401 Guiness Dr	0.73mi	4/3.0 (-1)	2,207 (-7%)	8mo	$231,000	$105	38
4518 Fairlane Ct	0.71mi	4/3.0 (-1)	2,603 (+10%)	7mo	$275,000	$106	36
4525 Lisa Ct	0.66mi	4/2.0 (-1)	2,022 (-15%)	10mo	$215,000	$106	31
6412 Ridgeside Blvd	0.71mi	4/2.5 (-1)	2,719 (+14%)	7mo	$362,000	$133	30

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: 25.6%
• Equity multiple: 2.09×
• Total profit: $63,064
• Equity at exit: $30,715

10-year hold

• IRR: 34.8%
• Equity multiple: 4.60×
• Total profit: $207,388
• Equity at exit: $17,811

Cash invested: $57,680 (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: 294
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,399 medium
• Mortgage (P&I): −$1,080
• Tax from tax record: −$150 /mo · $1,805/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $1,368

Break-even live

Break-even rent $1,667

Max offer price $206,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,485	-5% $1,427	+0% $1,368	+5% $1,310	+10% $1,252
Rent	-10% $1,100	-5% $1,234	+0% $1,368	+5% $1,503	+10% $1,637
Rate	-1.0pp $1,472	-0.5pp $1,421	base $1,368	+0.5pp $1,315	+1.0pp $1,261

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: $51,500
• Closing costs: $6,180
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5540 Ash Grove Cir Montgomery, AL	4.0	2.0	1904	$2,200	$1.16	22d	1	0.77mi
4409 McCampbell Dr Montgomery, AL	4.0	2.0	1786	$1,600	$0.90	15d	1	1.00mi
2224 W Aberdeen Dr Montgomery, AL	4.0	2.0	1994	$1,600	$0.80	22d	1	1.14mi
4285 Shamrock Ln Unit 1043850P Montgomery, AL	5.0	2.0	1991	$3,909	$1.96	22d	1	1.15mi
2420 Haddington Rd Unit 1519890P Montgomery, AL	4.0	1.0	1679	$4,483	$2.67	15d	1	1.34mi
4318 White Acres Rd Unit 1043851P Montgomery, AL	5.0	3.0	2292	$5,876	$2.56	15d	1	1.37mi

Listing history 22 events

1. 2026-06-21
   days on market $206,000 Active 52 DOM
2. 2026-06-18
   days on market $206,000 Active 49 DOM
3. 2026-06-17
   days on market $206,000 Active 48 DOM
4. 2026-06-16
   days on market $206,000 Active 47 DOM
5. 2026-06-15
   days on market $206,000 Active 46 DOM
6. 2026-06-14
   days on market $206,000 Active 44 DOM
7. 2026-06-13
   days on market $206,000 Active 43 DOM
8. 2026-06-10
   days on market $206,000 Active 41 DOM
9. 2026-06-09
   days on market $206,000 Active 40 DOM
10. 2026-06-08
    days on market $206,000 Active 39 DOM
11. 2026-06-07
    days on market $206,000 Active 38 DOM
12. 2026-06-03
    days on market $206,000 Active 34 DOM
13. 2026-06-02
    days on market $206,000 Active 33 DOM
14. 2026-06-01
    days on market $206,000 Active 32 DOM
15. 2026-05-31
    days on market $206,000 Active 31 DOM
16. 2026-05-30
    days on market $206,000 Active 30 DOM
17. 2026-04-29
    listed $206,000 Active 811-char remark
18. 2024-01-18
    historical $1,645
19. 2023-12-22
    listed $1,645
20. 2020-05-22
    soldstatus $130,000 972-char remark

    Show marketing remark (972 chars)

    NEW appliances, new paint, new light fixtures (updated to LED), new blinds, new carpet, and new hardware in a classic home! Located in the Carriage Hills neighborhood of Montgomery, this home boasts an expansive Great Room with a brick fireplace and built in shelving. In addition, there's a formal Living Room and a Formal Dining Room as well as a Breakfast Room. In the kitchen, the NEW granite counter tops steal the show but the brand new stainless steel appliances are runner up with the new back-splash following close behind. The Main Suite is quite spacious and offers two closets, double split vanities in the bathroom along with a separate shower. Between two of the remaining four guest rooms is a Jack and Jill bathroom. Out back you will find a large flat lawn, an attached workshop as well as a detached storage building. When it comes to finding a home with old-world style accompanied by modern era perks, this home fits the bill. Schedule a showing today!

21. 2020-05-22
    soldstatus $130,000

    Show marketing remark (972 chars)

    NEW appliances, new paint, new light fixtures (updated to LED), new blinds, new carpet, and new hardware in a classic home! Located in the Carriage Hills neighborhood of Montgomery, this home boasts an expansive Great Room with a brick fireplace and built in shelving. In addition, there's a formal Living Room and a Formal Dining Room as well as a Breakfast Room. In the kitchen, the NEW granite counter tops steal the show but the brand new stainless steel appliances are runner up with the new back-splash following close behind. The Main Suite is quite spacious and offers two closets, double split vanities in the bathroom along with a separate shower. Between two of the remaining four guest rooms is a Jack and Jill bathroom. Out back you will find a large flat lawn, an attached workshop as well as a detached storage building. When it comes to finding a home with old-world style accompanied by modern era perks, this home fits the bill. Schedule a showing today!

22. 2020-01-24
    listed $139,900 972-char remark

    Show marketing remark (972 chars)

    NEW appliances, new paint, new light fixtures (updated to LED), new blinds, new carpet, and new hardware in a classic home! Located in the Carriage Hills neighborhood of Montgomery, this home boasts an expansive Great Room with a brick fireplace and built in shelving. In addition, there's a formal Living Room and a Formal Dining Room as well as a Breakfast Room. In the kitchen, the NEW granite counter tops steal the show but the brand new stainless steel appliances are runner up with the new back-splash following close behind. The Main Suite is quite spacious and offers two closets, double split vanities in the bathroom along with a separate shower. Between two of the remaining four guest rooms is a Jack and Jill bathroom. Out back you will find a large flat lawn, an attached workshop as well as a detached storage building. When it comes to finding a home with old-world style accompanied by modern era perks, this home fits the bill. Schedule a showing today!

ⓘ 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: $1,805 · $150/mo
• Projected year-2 tax: $1,805 · $150/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 8/10 Severe 7 d/yr ≥108°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: $40,785
• − Mortgage interest: −$11,539
• − Property taxes: −$1,805
• − Insurance: −$1,030
• − Repairs & maintenance: −$3,263
• − Management: −$3,263
• − Depreciation: −$5,993
• Taxable income: $13,892
• Est. tax owed @ 24.0%: −$3,334
• After-tax cash flow: $13,087/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

+47.2% since first listed

6 events — show timeline

• 2026-04-29 Listed $206,000 MAAR
• 2024-01-18 Rental Removed $1,645 RENTLY
• 2023-12-22 Listed for Rent $1,645 RENTLY
• 2020-05-22 Sold (Public Records) $130,000 Public Records
• 2020-05-22 Sold (MLS) $130,000 MAAR
• 2020-01-24 Listed $139,900 MAAR

Property tax history

+14.5%/yr

Latest (2025): $1,805 · +6.3% YoY. Source: county tax records.