1003 Loch Haven Rd · Montgomery, AL 36109

$159,900

4 bd · 2.0 ba · 1,333 sqft · SingleFamily public records · 44 Days on market

Built 1960 0.42 ac lot $120/sqft · 25% above area Est $128k · 25% over

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Why this score? — see what drove the D 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 +21.2/30.0
• DSCR +6.8/10.0
• 1% rule +4.3/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully remodeled 4-bedroom, 2-bath home that is move in ready and waiting for its new owner! Featuring brand-new flooring, fresh paint, updated fixtures, and new blinds throughout, this home offers the perfect blend of modern updates and comfort. Natural lighting fills the spacious floor plan, creating a bright and inviting atmosphere in every room. Step outside to enjoy the large fully fenced backyard, perfect for pets, entertaining, or simply relaxing. With thoughtful upgrades throughout and plenty of space inside and out, this home is truly ready for its next buyer to make it their own!

Key facts

• Natural lighting
• Remodeled
• Fresh paint

Tags

• REMODELED
• NEW FLOORING
• FRESH PAINT
• UPDATED FIXTURES
• NEW BLINDS
• NATURAL LIGHTING

Property features AI

Finance

• Other: City lot with mature trees; Lot dimensions approximately 124 x 146 x 129 x 149 (0.42 acre)

Exterior

• Parking: Attached carport with 2 carport spaces
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available
• Home design: Single-story brick home; Slab foundation
• Construction: Brick construction; Built in public-record year
• Exterior features: Fully fenced yard; Porch; Exterior storage

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms on the first floor
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Living room; Plank and vinyl flooring; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (6.8% below list).
• Recommended offer: $149k (6.8% below list) — sets the bar for 1% rule.
• 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: 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: Flowers Elementary School (math 2% / reading 27%, grade F, #508 of 627 statewide, top 84%, 394 students, 74% FRL); Goodwyn Middle School (math 0% / reading 16%, grade F, #239 of 257 statewide, top 93%, 808 students, 84% FRL); Lee High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 1,374 students, 86% FRL).
• Market conditions: Rents rising (+2.6%/yr); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 30% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• It's been on market 44 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

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 $149,012 (6.8% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (median comp): $127,781
• List price: $159,900
• Delta: 25.14%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1229 Karen Rd	0.40mi	4/2.0	1,344 (+1%)	3mo	$92,000	$68	78
3243 Durham Dr	0.55mi	4/2.0	1,363 (+2%)	1mo	$150,000	$110	70
664 Joryne Dr	0.53mi	3/2.0 (-1)	1,363 (+2%)	1mo	$129,000	$95	65
815 Perry Hill Rd	0.55mi	3/1.0 (-1)	1,303 (-2%)	1mo	$100,000	$77	61
887 Greg Dr	0.33mi	3/2.0 (-1)	1,492 (+12%)	2mo	$150,000	$101	58
3700 Ramos Ct	0.55mi	3/2.0 (-1)	1,232 (-8%)	3mo	$134,400	$109	54
1232 Zephyr Hills Dr	0.55mi	4/2.0	1,497 (+12%)	1mo	$128,675	$86	53
3318 Bedford Ln	0.38mi	3/2.0 (-1)	1,134 (-15%)	2mo	$72,999	$64	51
3602 Little John Dr	0.68mi	3/1.0 (-1)	1,286 (-4%)	4mo	$65,000	$51	50
403 Nottingham Rd	0.61mi	3/1.0 (-1)	1,450 (+9%)	0mo	$39,901	$28	48
735 Duval Dr	0.61mi	3/2.0 (-1)	1,174 (-12%)	2mo	$147,000	$125	45
3221 Gatsby Ln	0.68mi	3/2.0 (-1)	1,491 (+12%)	0mo	$150,000	$101	43

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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-11,771
• Equity at exit: $23,842

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $6,290
• Equity at exit: $13,825

Cash invested: $44,772 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 209
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$839
• Tax from tax record: −$41 /mo · $488/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $231

Break-even live

Break-even rent $1,197

Max offer price $159,900

Occupancy floor 79%

Sensitivity live

Price	-10% $322	-5% $277	+0% $231	+5% $186	+10% $141
Rent	-10% $114	-5% $173	+0% $231	+5% $290	+10% $349
Rate	-1.0pp $312	-0.5pp $272	base $231	+0.5pp $190	+1.0pp $148

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	45d	1	0.05mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	45d	1	0.15mi
844 Sir Michael Dr Montgomery, AL	4.0	2.0	1502	$1,650	$1.10	45d	1	0.19mi
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	45d	1	0.22mi
817 Dumont Dr Montgomery, AL	3.0	2.0	1635	$1,800	$1.10	15d	1	0.23mi
3359 Bedford Ln Montgomery, AL	4.0	2.0	1786	$1,600	$0.90	15d	1	0.28mi
908 Greg Dr Montgomery, AL	3.0	1.0	1520	$1,100	$0.72	23d	1	0.29mi
926 Green Ridge Ct Montgomery, AL	3.0	2.0	1665	$1,381	$0.83	15d	1	0.30mi
3346 Bedford Ln Montgomery, AL	3.0	1.0	1134	$1,295	$1.14	15d	1	0.31mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	15d	1	0.32mi
3323 Bedford Ln Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	23d	1	0.36mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	15d	1	0.37mi
1216 Karen Rd Montgomery, AL	3.0	2.0	1620	$1,350	$0.83	15d	1	0.38mi
1229 Karen Rd Montgomery, AL	4.0	2.0	1344	$1,590	$1.18	45d	1	0.41mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	45d	1	0.45mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	45d	1	0.45mi
3318 Habersham Rd Montgomery, AL	3.0	2.0	1134	$1,250	$1.10	15d	1	0.47mi
3309 Hillcrest Ln Unit 1043908P Montgomery, AL	4.0	2.0	1625	$2,885	$1.78	23d	1	0.64mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	23d	1	0.66mi
4041A Beth Manor Dr Montgomery, AL	1.0–3.0	1.0–2.0	925	$1,000	$1.08	23d	20	0.67mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	45d	1	0.70mi
750 S Marquette Dr Montgomery, AL	3.0	1.0	1325	$1,195	$0.90	45d	1	0.72mi
3692 Fairfield Dr Montgomery, AL	3.0	2.0	1524	$1,400	$0.92	23d	1	0.76mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	23d	1	0.80mi
401 Ridgewood Ln Montgomery, AL	3.0	2.0	1513	$1,195	$0.79	23d	1	0.90mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	45d	1	0.91mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	45d	1	0.98mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	15d	1	0.99mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	15d	1	0.99mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	45d	1	1.01mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	23d	1	1.01mi
2736 Chevy Chase Dr Montgomery, AL	3.0	1.0	1100	$1,300	$1.18	45d	1	1.02mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	45d	1	1.08mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	23d	1	1.12mi
1814 Pinecrest Dr Montgomery, AL	3.0	1.0	1053	$990	$0.94	45d	1	1.12mi
4132 Carmichael Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,156	$1.28	15d	10	1.18mi
1814 Sylvan Dr Montgomery, AL	3.0	2.0	1785	$1,400	$0.78	23d	1	1.19mi
1839 Robison Hill Rd Montgomery, AL	4.0	2.0	1370	$1,550	$1.13	23d	1	1.23mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	45d	1	1.29mi
18 Oak Forest Dr Montgomery, AL	3.0	2.0	1580	$1,050	$0.66	23d	1	1.30mi

Listing history 17 events

1. 2026-06-21
   days on market $159,900 Active 44 DOM
2. 2026-06-18
   days on market $159,900 Active 41 DOM
3. 2026-06-17
   days on market $159,900 Active 40 DOM
4. 2026-06-16
   days on market $159,900 Active 39 DOM
5. 2026-06-15
   days on market $159,900 Active 38 DOM
6. 2026-06-14
   days on market $159,900 Active 36 DOM
7. 2026-06-13
   days on market $159,900 Active 35 DOM
8. 2026-06-10
   days on market $159,900 Active 33 DOM
9. 2026-06-09
   days on market $159,900 Active 32 DOM
10. 2026-06-08
    days on market $159,900 Active 31 DOM
11. 2026-06-07
    days on market $159,900 Active 30 DOM
12. 2026-06-03
    days on market $159,900 Active 26 DOM
13. 2026-06-02
    days on market $159,900 Active 25 DOM
14. 2026-06-01
    days on market $159,900 Active 24 DOM
15. 2026-05-31
    days on market $159,900 Active 23 DOM
16. 2026-05-30
    days on market $159,900 Active 22 DOM
17. 2026-05-08
    listed $159,900 Active 617-char remark

ⓘ 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: $488 · $41/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$168/yr (+$14/mo · 34.4%)

ⓘ 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 ≥107°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: $17,881
• − Mortgage interest: −$8,957
• − Property taxes: −$488
• − Insurance: −$800
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$4,652
• Taxable income: $125
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $2,747/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): 23,581
• Household income: $59,193
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1039.0

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 0.60)
• Race & ethnicity: White 49% Black 39% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -37.64%
• Current HPI: 149.3867
• Rent YoY: ▲ 2.65%
• 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

1 event — show timeline

• 2026-05-08 Listed $159,900 MAAR

Property tax history

+4.6%/yr

Latest (2025): $488 · -4.9% YoY. Source: county tax records.