3393 Carter Hill Rd · Montgomery, AL 36111

$149,000

3 bd · 2.0 ba · 1,917 sqft · SingleFamily public records · 3 Days on market

Built 1966 Est $188k · 21% under

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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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! Large outdoor entertaining area, brick fencing, ironwork on the front, grand foyer, central hvac, all brick exterior, garage area, concrete driveway, and so much more. This home needs updating, but is move-in ready!

Key facts

• Brick fireplace
• Separate den
• Brand-new roof

Tags

• BRAND-NEW ROOF
• FORMAL LIVING DINING AREA
• SEPARATE DEN
• BRICK FIREPLACE
• BUILT-IN BOOKSHELVES
• EAT-IN KITCHEN

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway
• Utilities: Electricity available; Public water; Community/Co-op sewer
• Home design: Single-story; Brick construction; Slab foundation; Public road frontage; Paved road access; Level topography; City lot (approx. 170 x 110)
• Construction: Brick exterior; Built (year per public records)
• Exterior features: Covered porch; Patio

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Bedrooms: Bedrooms located on the first floor
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One fireplace; Living/Dining room configuration
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/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 8.0% 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: 110 active listings in the ZIP; 34 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $101k; 47% 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: 1.02% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $187,866
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3138 Fernway Dr	0.21mi	3/2.0	1,914 (-0%)	5mo	$150,000	$78	85
3406 Sommerville Dr	0.21mi	3/2.0	1,728 (-10%)	2mo	$175,000	$101	72
3469 Warrenton Rd	0.52mi	3/2.5	1,957 (+2%)	3mo	$265,000	$135	68
2630 Clement Curv	0.73mi	3/2.0	1,925 (+0%)	4mo	$123,000	$64	62
3126 Fernway Dr	0.22mi	3/2.0	1,638 (-15%)	8mo	$160,221	$98	59
2948 Canterbury Dr	0.43mi	3/2.0	1,702 (-11%)	4mo	$155,000	$91	58
2614 Fisk Rd	0.62mi	3/2.0	1,772 (-8%)	3mo	$139,900	$79	56
3715 Dresden Ct	0.52mi	3/2.5	2,097 (+9%)	4mo	$139,500	$67	55
2958 Old Farm Rd	0.57mi	2/2.0 (-1)	1,712 (-11%)	6mo	$159,000	$93	45
2445 Winchester Rd	0.46mi	4/2.0 (+1)	2,183 (+14%)	7mo	$230,000	$105	45
3347 Dresden Dr	0.51mi	4/2.0 (+1)	2,148 (+12%)	8mo	$245,000	$114	45
1923 Vaughn Ln	0.73mi	3/2.0	2,192 (+14%)	1mo	$256,000	$117	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-10,895
• Equity at exit: $22,216

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $7,569
• Equity at exit: $12,883

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 36111

• Home prices YoY: -6.9%
• Active inventory: 110
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$781
• Tax from tax record: −$147 /mo · $1,762/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $208

Break-even live

Break-even rent $1,253

Max offer price $149,000

Occupancy floor 81%

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: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2430 Price St Montgomery, AL	2.0	1.5	1275	$1,175	$0.92	13d	1	0.35mi
2441 Price St Unit D Montgomery, AL	3.0	2.0	1264	$900	$0.71	20d	1	0.37mi
2440 Price St Unit C Montgomery, AL	3.0	2.0	1800	$1,050	$0.58	43d	1	0.38mi
3543 Carter Hill Rd Montgomery, AL	1.0–3.0	1.0–2.0	1120	$925	$0.83	13d	16	0.42mi
2983 Old Farm Rd Montgomery, AL	3.0	2.0	2000	$1,725	$0.86	20d	1	0.47mi
2929 Canterbury Ct Unit 1043474P Montgomery, AL	4.0	2.5	2464	$2,667	$1.08	20d	1	0.47mi
3352 Ridgefield Dr Montgomery, AL	3.0	2.0	1932	$1,761	$0.91	20d	1	0.48mi
2988 Old Farm Rd Montgomery, AL	3.0	2.5	2314	$1,900	$0.82	43d	1	0.48mi
1814 Sylvan Dr Montgomery, AL	3.0	2.0	1785	$1,400	$0.78	20d	1	0.68mi
2656 Fisk Rd Montgomery, AL	4.0	2.0	1584	$1,400	$0.88	43d	1	0.78mi
2651 Clement Curv Montgomery, AL	3.0	2.0	1402	$1,550	$1.11	20d	1	0.78mi
3050 Bryn Mawr Rd Montgomery, AL	3.0	2.0	2290	$1,500	$0.66	43d	1	0.84mi
1839 Robison Hill Rd Montgomery, AL	4.0	2.0	1370	$1,550	$1.13	20d	1	0.85mi
1842 Gillespie Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	43d	1	0.94mi
1738 Fairforest Dr Montgomery, AL	3.0	2.0	2166	$1,895	$0.87	43d	1	0.94mi
1827 Pinecrest Dr Montgomery, AL	4.0	3.0	1893	$1,550	$0.82	13d	1	0.96mi
3001 Sutton Dr Montgomery, AL	3.0	3.0	2298	$1,750	$0.76	43d	1	1.02mi
3050 Sutton Dr Montgomery, AL	2.0	2.0	1719	$1,450	$0.84	20d	1	1.04mi
1229 Karen Rd Montgomery, AL	4.0	2.0	1344	$1,590	$1.18	43d	1	1.18mi
2053 Gorgas St Montgomery, AL	3.0	1.0	1955	$1,200	$0.61	20d	1	1.18mi
1216 Karen Rd Montgomery, AL	3.0	2.0	1620	$1,350	$0.83	13d	1	1.20mi
2014 Commodore St Montgomery, AL	3.0	2.0	1613	$1,450	$0.90	13d	1	1.21mi
2045 Bullard St Unit 1043526P Montgomery, AL	3.0	2.0	1797	$2,198	$1.22	43d	1	1.26mi
1516 Charleton Dr Montgomery, AL	3.0	2.0	1895	$1,650	$0.87	43d	1	1.26mi
2198 Beverly Dr Montgomery, AL	4.0	2.5	2476	$1,495	$0.60	43d	1	1.33mi
2226 Carter Hill Rd Montgomery, AL	2.0	1.0	1506	$905	$0.60	43d	1	1.35mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	43d	1	1.38mi
1450 Crenshaw Pl S Montgomery, AL	3.0	2.0	1641	$1,775	$1.08	43d	1	1.38mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	43d	1	1.44mi
4243 Vaughn Rd Unit 1043807P Montgomery, AL	4.0	2.0	1496	$3,360	$2.25	43d	1	1.45mi
3359 Bedford Ln Montgomery, AL	4.0	2.0	1786	$1,600	$0.90	13d	1	1.46mi
2619 Brantford Pl Montgomery, AL	3.0	2.0	1323	$1,200	$0.91	43d	1	1.46mi
1425 Blairwood Montgomery, AL	3.0	2.0	1700	$1,850	$1.09	13d	1	1.46mi
1437 Beaumont Dr Montgomery, AL	4.0	2.0	2029	$1,500	$0.74	43d	1	1.46mi

Listing history 4 events

1. 2026-06-18
   days on market $149,000 Active 3 DOM
2. 2026-06-17
   days on market $149,000 Active 2 DOM
3. 2026-06-15
   remarks 629-char remark
4. 2026-06-15
   listed $149,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $1,762 · $147/mo
• Projected year-2 tax: $1,762 · $147/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 1/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,202
• − Mortgage interest: −$8,346
• − Property taxes: −$1,762
• − Insurance: −$745
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$4,335
• Taxable income: $102
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $2,472/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
• City population: 175,913
• Population (ZIP): 12,196

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 34% Asian 3% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Chinese 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: ▼ -11.63%
• Current HPI: 156.4412
• 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

+24.3% since first listed

4 events — show timeline

• 2026-06-15 Listed $149,000 MAAR
• 2021-10-19 Sold (Public Records) $101,400 Public Records
• 2021-10-14 Sold (MLS) $101,400 MAAR
• 2021-08-30 Listed $119,900 MAAR

Property tax history

+14.1%/yr

Latest (2025): $1,762 · +6.9% YoY. Source: county tax records.