54 Kerry Ln · Montgomery, AL 36108

$149,000

4 bd · 2.0 ba · 1,923 sqft · SingleFamily public records · 10 Days on market

Built 1966 0.69 ac lot $77/sqft · at area comps Est $145k · at est.

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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 +23.9/30.0
• DSCR +7.7/10.0
• Appreciation +6.4/10.0
• ARV discount +6.3/15.0
• 1% rule +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Don’t miss this 4 bedroom, 2 bath home on an oversized 0.69 acre lot in MGM. The interior features crown molding, & a living room with floor to ceiling windows for tons of sunlight! The kitchen has a breakfast bar overlooking the dining area – perfect for entertaining. Cozy up in your living room with fireplace, or relax & enjoy the privacy in your fenced backyard! Tons of potential! Property is owned by the US Dept. of HUD. HUD Case # 011-550026, Subject to Appraisal – This property is Insurable with Repair Escrow (IE). EQUAL HOUSING OPPORTUNITY. Seller makes no representations or warranties as to property condition. HUD Homes are sold “AS IS”. Seller may contribute up to 3% for buyer’s closing costs (upon buyer request). All Pre-1978 Props need to include the Lead Based Paint Notices. All information and property details are deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it.

Key facts

• Generously sized lot
• Upgraded electrical
• Second living area

Tags

• GENEROUSLY SIZED LOT
• SECOND LIVING AREA
• UPGRADED ELECTRICAL
• FLEXIBLE LIVING SPACES
• QUIET SETTING

Property features AI

Exterior

• Parking: Attached carport; 2 carport spaces
• Utilities: Cable available; Electricity available; Public water; Public sewer
• Home design: Single-story; Brick and wood siding exterior; Slab foundation
• Construction: Built (year source: public records)
• Exterior features: Covered patio; Covered porch/patio; Fully fenced yard; Storage structure

Interior

• Flooring: Concrete; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Family room on the first floor; Fireplace (1); Concrete, vinyl, and wood flooring
• Laundry & utility: Water heater included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 8.6% 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: Catoma Elementary School (math 2% / reading 27%, grade F, #508 of 627 statewide, top 84%, 203 students, 88% FRL); Southlawn Middle School (math 0% / reading 15%, grade F, #241 of 257 statewide, top 95%, 544 students, 96% FRL); Carver Senior High School (math 2% / reading 12%, grade F, #265 of 305 statewide, top 89%, 902 students, 89% FRL) — zoned schools average 91% FRL vs 70% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 65 active listings in the ZIP; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.7% local appreciation)).
• Montgomery County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 22y 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 $110k; 35% 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 $149,000

Questions for the listing agent

1. Built in 1966 — 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: 1.03% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.30%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

• ARV (median comp): $144,982
• List price: $149,000
• Delta: 10.29%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Dublin Pl	0.18mi	3/3.0 (-1)	1,864 (-3%)	9mo	$167,500	$90	70
52 Ireland Ave	0.09mi	4/3.0	2,075 (+8%)	17mo	$160,000	$77	65
334 Dee Dr	0.40mi	4/2.0	1,640 (-15%)	5mo	$144,000	$88	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.81×
• Total profit: $33,977
• Equity at exit: $64,550

10-year hold

• IRR: 16.5%
• Equity multiple: 3.35×
• Total profit: $98,072
• Equity at exit: $97,617

Cash invested: $41,720 (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 36108

• Home prices YoY: 2.9%
• Active inventory: 65
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,537 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $288

Break-even live

Break-even rent $1,172

Max offer price $149,000

Occupancy floor 76%

Sensitivity live

Price	-10% $373	-5% $331	+0% $288	+5% $246	+10% $204
Rent	-10% $167	-5% $228	+0% $288	+5% $349	+10% $410
Rate	-1.0pp $363	-0.5pp $326	base $288	+0.5pp $250	+1.0pp $211

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $149,000 Active 10 DOM
2. 2026-06-18
   days on market $149,000 Active 7 DOM
3. 2026-06-17
   days on market $149,000 Active 6 DOM
4. 2026-06-16
   days on market $149,000 Active 5 DOM
5. 2026-06-15
   days on market $149,000 Active 4 DOM
6. 2026-06-14
   days on market $149,000 Active 2 DOM
7. 2026-06-13
   pricedays on marketlisting id $149,000 Active 1 DOM
8. 2026-06-03
   days on market $159,900 Active 108 DOM
9. 2026-06-02
   days on market $159,900 Active 107 DOM
10. 2026-06-01
    days on market $159,900 Active 106 DOM
11. 2026-05-31
    days on market $159,900 Active 105 DOM
12. 2026-05-30
    days on market $159,900 Active 104 DOM
13. 2026-05-19
    status Active 1153-char remark
14. 2026-05-09
    price $159,900 1153-char remark
15. 2026-04-08
    price $165,000 1153-char remark
16. 2026-02-14
    listed $170,000 Active 1153-char remark
17. 2022-10-05
    soldstatus $110,000
18. 2018-06-13
    soldstatus $34,001 1021-char remark

    Show marketing remark (1021 chars)

    Don’t miss this 4 bedroom, 2 bath home on an oversized 0.69 acre lot in MGM. The interior features crown molding, & a living room with floor to ceiling windows for tons of sunlight! The kitchen has a breakfast bar overlooking the dining area – perfect for entertaining. Cozy up in your living room with fireplace, or relax & enjoy the privacy in your fenced backyard! Tons of potential! Property is owned by the US Dept. of HUD. HUD Case # 011-550026, Subject to Appraisal – This property is Insurable with Repair Escrow (IE). EQUAL HOUSING OPPORTUNITY. Seller makes no representations or warranties as to property condition. HUD Homes are sold “AS IS”. Seller may contribute up to 3% for buyer’s closing costs (upon buyer request). All Pre-1978 Props need to include the Lead Based Paint Notices. All information and property details are deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it.

19. 2018-03-30
    listed $33,000 1021-char remark

    Show marketing remark (1021 chars)

    Don’t miss this 4 bedroom, 2 bath home on an oversized 0.69 acre lot in MGM. The interior features crown molding, & a living room with floor to ceiling windows for tons of sunlight! The kitchen has a breakfast bar overlooking the dining area – perfect for entertaining. Cozy up in your living room with fireplace, or relax & enjoy the privacy in your fenced backyard! Tons of potential! Property is owned by the US Dept. of HUD. HUD Case # 011-550026, Subject to Appraisal – This property is Insurable with Repair Escrow (IE). EQUAL HOUSING OPPORTUNITY. Seller makes no representations or warranties as to property condition. HUD Homes are sold “AS IS”. Seller may contribute up to 3% for buyer’s closing costs (upon buyer request). All Pre-1978 Props need to include the Lead Based Paint Notices. All information and property details are deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it.

20. 2017-10-24
    listed $68,900
21. 2006-03-28
    soldstatus $198,454
22. 2006-03-22
    soldstatus $100,000
23. 2006-01-03
    listed $96,500
24. 2004-09-23
    soldstatus $87,700
25. 2004-03-29
    listed $89,900

ⓘ 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: $985 · $82/mo
• Projected year-2 tax: $985 · $82/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 (shaded) · 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,439
• − Mortgage interest: −$8,346
• − Property taxes: −$985
• − Insurance: −$745
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$4,335
• Taxable income: $1,078
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $3,202/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

• City population: 175,913
• Population (ZIP): 15,549

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 (82%)
• Race & ethnicity: Black 82% White 10% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% 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: ▲ 2.71%
• Current HPI: 95.2405
• Rent YoY: —
• Metro: —
• 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

+65.7% since first listed

14 events — show timeline

• 2026-06-11 Listed $149,000 MAAR
• 2026-05-19 Relisted — MAAR
• 2026-05-09 Price Changed $159,900 MAAR
• 2026-04-08 Price Changed $165,000 MAAR
• 2026-02-14 Listed $170,000 MAAR
• 2022-10-05 Sold (Public Records) $110,000 Public Records
• 2018-06-13 Sold (MLS) $34,001 MAAR
• 2018-03-30 Listed $33,000 MAAR
• 2017-10-24 Listed $68,900 MAAR
• 2006-03-28 Sold (Public Records) $198,454 Public Records
• 2006-03-22 Sold (MLS) $100,000 MAAR
• 2006-01-03 Listed $96,500 MAAR
• 2004-09-23 Sold (MLS) $87,700 MAAR
• 2004-03-29 Listed $89,900 MAAR

Property tax history

+12.1%/yr

Latest (2025): $985 · +6.9% YoY. Source: county tax records.