2429 E 4th St · Montgomery, AL 36106

$70,000

3 bd · 1.0 ba · 988 sqft · SingleFamily · 1 Days on market

Built 1960 10,018 sqft lot Est $63k · 11% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

House is vacant Please Call before attempting to view. Beautiful 3 bedroom 1 Bath house with open kitchen and living room makes for plenty of space for a family of 3. Nice size front and back yard.

Key facts

• Back yard
• Living room
• Front yard

Tags

• OPEN KITCHEN
• LIVING ROOM
• FRONT YARD
• BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 13.9% 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 (+6.3%/yr); 137 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $484 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 + 6.3% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $70,000

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: 1.68% ✓
• Cap rate: 13.88%
• Cash-on-cash: 27.11%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $63,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1525 Bryan St	0.20mi	3/1.0	1,052 (+6%)	13mo	$37,500	$36	69
1808 Pinecrest Dr	0.49mi	3/1.0	1,026 (+4%)	14mo	$66,000	$64	59
2339 Sixth St E	0.15mi	3/1.0	858 (-13%)	22mo	$60,000	$70	52
2441 Woodlawn St	0.18mi	3/2.0	1,093 (+11%)	22mo	$60,000	$55	51
2518 Poplar St	0.39mi	3/1.0	1,064 (+8%)	23mo	$27,000	$25	50
1224 Ryan St	0.29mi	2/1.0 (-1)	841 (-15%)	12mo	$40,000	$48	46
1943 Bullard St	0.27mi	2/1.0 (-1)	1,125 (+14%)	16mo	$90,000	$80	46
3205 Asbury Ln	0.72mi	3/1.5	1,092 (+10%)	6mo	$63,500	$58	42
2829 Highland Ave	0.75mi	2/1.0 (-1)	910 (-8%)	8mo	$51,500	$57	40
3201 Asbury Ln	0.71mi	4/2.0 (+1)	1,092 (+10%)	9mo	$116,000	$106	33
3222 Asbury Ln	0.75mi	3/1.5	1,092 (+10%)	21mo	$111,700	$102	28
3216 Fairfax Rd	0.69mi	3/2.0	1,134 (+15%)	14mo	$145,000	$128	28

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 · 6.29% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.07×
• Total profit: $20,888
• Equity at exit: $10,437

10-year hold

• IRR: 34.5%
• Equity multiple: 4.68×
• Total profit: $72,185
• Equity at exit: $6,052

Cash invested: $19,600 (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 36106

• Home prices YoY: -13.1%
• Rents YoY: 6.3%
• Active inventory: 137
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $443

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 57%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2454 Spruce Curv Montgomery, AL	3.0	1.0	988	$1,100	$1.11	43d	1	0.08mi
2205 E 5th St Montgomery, AL	3.0	1.0	1020	$800	$0.78	43d	1	0.26mi
1814 Pinecrest Dr Montgomery, AL	3.0	1.0	1053	$990	$0.94	43d	1	0.48mi
2736 Chevy Chase Dr Montgomery, AL	3.0	1.0	1100	$1,300	$1.18	43d	1	0.54mi
2000 Cherry St Montgomery, AL	2.0	1.0	1106	$950	$0.86	43d	1	0.66mi
2845 Zelda Rd Montgomery, AL	2.0	2.0	1013	$1,042	$1.03	13d	3	0.69mi
1347 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	13d	1	0.72mi
1343 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	13d	1	0.73mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	43d	1	1.03mi
2727 Boultier St Montgomery, AL	1.0–3.0	1.0–2.0	1070	$1,582	$1.48	13d	3	1.07mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	13d	1	1.07mi
319 Olivia Ct Montgomery, AL	2.0	1.0	850	$700	$0.82	20d	1	1.12mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	20d	1	1.21mi
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	43d	1	1.26mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	13d	1	1.27mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	43d	1	1.27mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	43d	1	1.28mi
2229 Madison Ave Montgomery, AL	2.0	1.0	1100	$625	$0.57	43d	1	1.30mi
906 E Fairview Ave Unit 902 Montgomery, AL	2.0	1.0	1100	$995	$0.90	20d	1	1.32mi

Listing history 2 events

1. 2026-06-19
   remarks 197-char remark
2. 2026-06-19
   listed $70,000 Active 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: $14,074
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$2,036
• Taxable income: $4,465
• Est. tax owed @ 24.0%: −$1,072
• After-tax cash flow: $4,242/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): 14,065
• Household income: $69,087
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 876.0

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 0.58)
• Race & ethnicity: White 47% Black 43% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 3%

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: ▼ -22.82%
• Current HPI: 151.1822
• Rent YoY: ▲ 6.29%
• 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