4804 Regal Dr · Montgomery, AL 36116

$71,342

2 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 236 Days on market

Built 1980 2,613 sqft lot $55/sqft · 41% below area Est $121k · 41% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to this competitively priced Townhome. You have to see 4804 Regal Drive – Your Perfect Starter Home or Investment Opportunity! One of the larger Townhomes in this area. Charming 2-bedroom, 2.5-bath Townhome is ideal for first-time home buyers and investors seeking a solid investment in a move-in ready property. Brimming with character and recently updated, this home offers comfort and convenience at an exceptional value. Recent Updates Include: Fresh coat of paint throughout. New stove, refrigerator, and microwave, newer HVAC system and water heater for peace of mind. Spacious bedrooms, each with its own private full bath for maximum privacy and convenience Half bath on the main level for guests. Abundant natural charm and well-maintained living spaces. No HOA fees – enjoy more freedom and lower monthly costs. Turn-key condition and ready for immediate occupancy. Perfect for owner-occupants or rental investment. Don't miss this opportunity to own an updated Townhome. Call ME or your favorite Realtor today to schedule your private showing!

Key facts

• Fresh coat of paint
• New stove
• New water heater

Tags

• FRESH COAT OF PAINT
• NEW STOVE
• NEW REFRIGERATOR
• NEW MICROWAVE
• NEWER HVAC SYSTEM
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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; 11 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $494 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $51k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $62,780 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.54% ✓
• Cap rate: 13.69%
• Cash-on-cash: 26.42%
• DSCR: 2.18
• GRM: 5.4

CMA / ARV

• ARV (median comp): $120,842
• List price: $71,342
• Delta: -40.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1375 Biscayne Dr	0.60mi	3/2.0 (+1)	1,328 (+2%)	1mo	$50,000	$38	63
1441 Flamingo Ln	0.64mi	3/1.5 (+1)	1,283 (-1%)	2mo	$65,000	$51	60
1702 Marlowe Dr	0.57mi	3/2.0 (+1)	1,196 (-8%)	2mo	$25,000	$21	53
4711 Banyan Dr	0.47mi	3/2.0 (+1)	1,274 (-2%)	23mo	$110,000	$86	51
4507 Coventry Rd	0.56mi	3/1.5 (+1)	1,163 (-10%)	1mo	$40,000	$34	49
1330 Buckingham Dr	0.71mi	3/2.0 (+1)	1,361 (+5%)	16mo	$99,000	$73	41
1308 Biscayne Dr	0.52mi	3/2.0 (+1)	1,148 (-12%)	14mo	$120,900	$105	39
1426 Marlowe Dr	0.66mi	3/2.0 (+1)	1,402 (+8%)	16mo	$118,000	$84	38
4608 Rainbow Rd	0.65mi	3/2.0 (+1)	1,368 (+5%)	22mo	$71,500	$52	37
4429 Wright St	0.73mi	3/2.0 (+1)	1,371 (+6%)	23mo	$90,000	$66	33
1518 Flamingo Ln	0.65mi	3/1.0 (+1)	1,131 (-13%)	9mo	$90,000	$80	32

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: 23.0%
• Equity multiple: 1.97×
• Total profit: $19,420
• Equity at exit: $10,637

10-year hold

• IRR: 32.5%
• Equity multiple: 4.30×
• Total profit: $65,864
• Equity at exit: $6,168

Cash invested: $19,976 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,096 high
• Mortgage (P&I): −$374
• Tax from tax record: −$22 /mo · $264/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $440

Break-even live

Break-even rent $539

Max offer price $71,342

Occupancy floor 55%

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: $17,836
• Closing costs: $2,140
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4581 Narrow Lane Rd Montgomery, AL	1.0–2.0	1.0–2.0	866	$800	$0.92	43d	2	0.30mi
4342 Sunshine Dr Montgomery, AL	3.0	2.0	1323	$1,250	$0.94	13d	1	0.78mi
3212 Herbert Dr Montgomery, AL	3.0	2.0	1180	$1,425	$1.21	21d	1	0.93mi
1114 Druid Hills Dr Montgomery, AL	3.0	1.0	1192	$1,250	$1.05	21d	1	1.16mi
3324 Cross Creek Dr Montgomery, AL	3.0	2.0	1791	$1,395	$0.78	21d	1	1.18mi
2230 Woodley Sq W Montgomery, AL	1.0–2.0	1.0–2.0	902	$898	$1.00	13d	11	1.21mi
2401 Overhill Rd Montgomery, AL	3.0	1.0	999	$700	$0.70	21d	1	1.21mi
253 John Morris Ave Montgomery, AL	3.0	1.0	912	$950	$1.04	21d	1	1.31mi
548 Winston Dr Montgomery, AL	2.0	2.5	1396	$1,000	$0.72	43d	1	1.45mi
3252 Cheltenham Dr Montgomery, AL	3.0	2.0	1705	$1,200	$0.70	43d	1	1.49mi
3751 Wesley Dr Apt A Montgomery, AL	2.0	1.0	1034	$550	$0.53	43d	1	1.49mi

Listing history 19 events

1. 2026-04-25
   price $71,342 1077-char remark

   Show marketing remark (1077 chars)

   Welcome to this competitively priced Townhome. You have to see 4804 Regal Drive – Your Perfect Starter Home or Investment Opportunity! One of the larger Townhomes in this area. Charming 2-bedroom, 2.5-bath Townhome is ideal for first-time home buyers and investors seeking a solid investment in a move-in ready property. Brimming with character and recently updated, this home offers comfort and convenience at an exceptional value. Recent Updates Include: Fresh coat of paint throughout. New stove, refrigerator, and microwave, newer HVAC system and water heater for peace of mind. Spacious bedrooms, each with its own private full bath for maximum privacy and convenience Half bath on the main level for guests. Abundant natural charm and well-maintained living spaces. No HOA fees – enjoy more freedom and lower monthly costs. Turn-key condition and ready for immediate occupancy. Perfect for owner-occupants or rental investment. Don't miss this opportunity to own an updated Townhome. Call ME or your favorite Realtor today to schedule your private showing!

2. 2026-03-24
   price $64,000 1077-char remark

   Show marketing remark (1077 chars)

   Welcome to this competitively priced Townhome. You have to see 4804 Regal Drive – Your Perfect Starter Home or Investment Opportunity! One of the larger Townhomes in this area. Charming 2-bedroom, 2.5-bath Townhome is ideal for first-time home buyers and investors seeking a solid investment in a move-in ready property. Brimming with character and recently updated, this home offers comfort and convenience at an exceptional value. Recent Updates Include: Fresh coat of paint throughout. New stove, refrigerator, and microwave, newer HVAC system and water heater for peace of mind. Spacious bedrooms, each with its own private full bath for maximum privacy and convenience Half bath on the main level for guests. Abundant natural charm and well-maintained living spaces. No HOA fees – enjoy more freedom and lower monthly costs. Turn-key condition and ready for immediate occupancy. Perfect for owner-occupants or rental investment. Don't miss this opportunity to own an updated Townhome. Call ME or your favorite Realtor today to schedule your private showing!

3. 2025-11-20
   price $64,500 1077-char remark

   Show marketing remark (1077 chars)

   Welcome to this competitively priced Townhome. You have to see 4804 Regal Drive – Your Perfect Starter Home or Investment Opportunity! One of the larger Townhomes in this area. Charming 2-bedroom, 2.5-bath Townhome is ideal for first-time home buyers and investors seeking a solid investment in a move-in ready property. Brimming with character and recently updated, this home offers comfort and convenience at an exceptional value. Recent Updates Include: Fresh coat of paint throughout. New stove, refrigerator, and microwave, newer HVAC system and water heater for peace of mind. Spacious bedrooms, each with its own private full bath for maximum privacy and convenience Half bath on the main level for guests. Abundant natural charm and well-maintained living spaces. No HOA fees – enjoy more freedom and lower monthly costs. Turn-key condition and ready for immediate occupancy. Perfect for owner-occupants or rental investment. Don't miss this opportunity to own an updated Townhome. Call ME or your favorite Realtor today to schedule your private showing!

4. 2025-10-11
   price $65,310 1077-char remark

   Show marketing remark (1077 chars)

   Welcome to this competitively priced Townhome. You have to see 4804 Regal Drive – Your Perfect Starter Home or Investment Opportunity! One of the larger Townhomes in this area. Charming 2-bedroom, 2.5-bath Townhome is ideal for first-time home buyers and investors seeking a solid investment in a move-in ready property. Brimming with character and recently updated, this home offers comfort and convenience at an exceptional value. Recent Updates Include: Fresh coat of paint throughout. New stove, refrigerator, and microwave, newer HVAC system and water heater for peace of mind. Spacious bedrooms, each with its own private full bath for maximum privacy and convenience Half bath on the main level for guests. Abundant natural charm and well-maintained living spaces. No HOA fees – enjoy more freedom and lower monthly costs. Turn-key condition and ready for immediate occupancy. Perfect for owner-occupants or rental investment. Don't miss this opportunity to own an updated Townhome. Call ME or your favorite Realtor today to schedule your private showing!

5. 2025-10-08
   price $65,410 1077-char remark

   Show marketing remark (1077 chars)

   Welcome to this competitively priced Townhome. You have to see 4804 Regal Drive – Your Perfect Starter Home or Investment Opportunity! One of the larger Townhomes in this area. Charming 2-bedroom, 2.5-bath Townhome is ideal for first-time home buyers and investors seeking a solid investment in a move-in ready property. Brimming with character and recently updated, this home offers comfort and convenience at an exceptional value. Recent Updates Include: Fresh coat of paint throughout. New stove, refrigerator, and microwave, newer HVAC system and water heater for peace of mind. Spacious bedrooms, each with its own private full bath for maximum privacy and convenience Half bath on the main level for guests. Abundant natural charm and well-maintained living spaces. No HOA fees – enjoy more freedom and lower monthly costs. Turn-key condition and ready for immediate occupancy. Perfect for owner-occupants or rental investment. Don't miss this opportunity to own an updated Townhome. Call ME or your favorite Realtor today to schedule your private showing!

6. 2025-09-30
   listed $65,430 Active 1077-char remark

   Show marketing remark (1077 chars)

   Welcome to this competitively priced Townhome. You have to see 4804 Regal Drive – Your Perfect Starter Home or Investment Opportunity! One of the larger Townhomes in this area. Charming 2-bedroom, 2.5-bath Townhome is ideal for first-time home buyers and investors seeking a solid investment in a move-in ready property. Brimming with character and recently updated, this home offers comfort and convenience at an exceptional value. Recent Updates Include: Fresh coat of paint throughout. New stove, refrigerator, and microwave, newer HVAC system and water heater for peace of mind. Spacious bedrooms, each with its own private full bath for maximum privacy and convenience Half bath on the main level for guests. Abundant natural charm and well-maintained living spaces. No HOA fees – enjoy more freedom and lower monthly costs. Turn-key condition and ready for immediate occupancy. Perfect for owner-occupants or rental investment. Don't miss this opportunity to own an updated Townhome. Call ME or your favorite Realtor today to schedule your private showing!

7. 2025-05-19
   listed $65,000 Active
8. 2025-04-02
   price $64,900
9. 2025-03-20
   price $66,900
10. 2025-03-12
    listed $69,900 Active
11. 2023-11-22
    price $83,000
12. 2023-09-21
    price $88,000
13. 2023-06-04
    listed $90,000 Active
14. 2022-08-12
    soldstatus $51,000
15. 2022-08-10
    soldstatus $51,000
16. 2022-06-06
    listed $53,500
17. 2010-02-25
    soldstatus $14,000
18. 2009-12-17
    listed $17,000
19. 2007-08-14
    listed $56,250

ⓘ 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: $264 · $22/mo
• Projected year-2 tax: $293 · $24/mo
• Expected delta: +$29/yr (+$2/mo · 11.0%)

ⓘ 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 ≥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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,147
• − Mortgage interest: −$3,996
• − Property taxes: −$264
• − Insurance: −$357
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$2,075
• Taxable income: $4,352
• Est. tax owed @ 24.0%: −$1,044
• After-tax cash flow: $4,232/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

+26.8% since first listed

19 events — show timeline

• 2026-04-25 Price Changed $71,342 MAAR
• 2026-03-24 Price Changed $64,000 MAAR
• 2025-11-20 Price Changed $64,500 MAAR
• 2025-10-11 Price Changed $65,310 MAAR
• 2025-10-08 Price Changed $65,410 MAAR
• 2025-09-30 Listed $65,430 MAAR
• 2025-05-19 Listed $65,000 MAAR
• 2025-04-02 Price Changed $64,900 MAAR
• 2025-03-20 Price Changed $66,900 MAAR
• 2025-03-12 Listed $69,900 MAAR
• 2023-11-22 Price Changed $83,000 MAAR
• 2023-09-21 Price Changed $88,000 MAAR
• 2023-06-04 Listed $90,000 MAAR
• 2022-08-12 Sold (Public Records) $51,000 Public Records
• 2022-08-10 Sold (MLS) $51,000 MAAR
• 2022-06-06 Listed $53,500 MAAR
• 2010-02-25 Sold (MLS) $14,000 MAAR
• 2009-12-17 Listed $17,000 MAAR
• 2007-08-14 Listed $56,250 MAAR

Property tax history

-1.1%/yr

Latest (2025): $264 · +7.9% YoY. Source: county tax records.