5608 E Shades Valley Dr · Montgomery, AL 36108

$89,900

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 17 Days on market

Built 1972 8,276 sqft lot Est $101k · 11% 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 +12.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

INVESTOR SPECIAL. .. .SOLD 'AS IS '. .. .. NEW ROOF. .. .NEW WATER HEATER. .. .. NEW INSIDE A/C COILS. .. .NO LOW BALL OFFERS!!!

Key facts

• New water heater
• New roof
• New inside a c coils

Tags

• NEW ROOF
• NEW WATER HEATER
• NEW INSIDE A C COILS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet available; Public water; Public sewer
• Home design: Single-story (1 story); Brick construction; Slab foundation
• Construction: Brick exterior
• Exterior features: Fully fenced yard; Porch; Patio; Mature trees; Level lot; City lot; Public road frontage

Interior

• Kitchen: Eat-in kitchen; Kitchen with range hood
• Bedrooms: Two first-floor bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Blinds and window treatments; Separate shower
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.4% 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: Southlawn Elementary School (math 2% / reading 8%, grade F, #618 of 627 statewide, top 100%, 336 students, 91% 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 92% FRL vs 70% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 7% at this address vs 20% district-wide (-13 pts) — the specific schools serving this property underperform the Montgomery County average; the district grade overstates school quality for this exact location.
• Market conditions: 65 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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

• In year one you build about $3k of equity ($622 loan paydown + $2k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($89k) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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: 1.38% ✓
• Cap rate: 12.38%
• Cash-on-cash: 21.75%
• DSCR: 1.97
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $100,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5302 Connie Cir	0.29mi	3/2.0	1,194 (+0%)	5mo	$85,000	$71	81
5531 E Shades Valley Dr	0.15mi	3/2.0	1,100 (-7%)	10mo	$95,000	$86	72
5404 W Shades Valley Dr	0.34mi	3/2.0	1,122 (-6%)	6mo	$95,000	$85	70
5163 Rush Dr	0.41mi	3/2.0	1,236 (+4%)	7mo	$100,500	$81	68
421 Jeffrey Dr	0.36mi	3/2.0	1,260 (+6%)	6mo	$107,000	$85	68
631 Green Leaf Dr	0.51mi	3/2.0	1,170 (-2%)	9mo	$119,000	$102	66
5433 Rolind Dr	0.35mi	3/2.0	1,268 (+7%)	8mo	$106,000	$84	66
700 Southlawn Dr	0.60mi	3/2.0	1,134 (-4%)	2mo	$109,000	$96	63
5314 Rolind Dr	0.46mi	3/2.0	1,272 (+7%)	12mo	$125,000	$98	57
608 Green Leaf Dr	0.44mi	4/2.0 (+1)	1,365 (+15%)	12mo	$125,000	$92	40
5128 E Linda Cir	0.49mi	3/1.5	1,360 (+14%)	13mo	$115,000	$85	40
5118 Greensboro Dr	0.70mi	3/1.0	1,080 (-9%)	10mo	$80,000	$74	40

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: 27.4%
• Equity multiple: 2.53×
• Total profit: $38,462
• Equity at exit: $38,947

10-year hold

• IRR: 28.2%
• Equity multiple: 4.89×
• Total profit: $97,898
• Equity at exit: $58,898

Cash invested: $25,172 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$471
• Tax from tax record: −$16 /mo · $196/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $456

Break-even live

Break-even rent $665

Max offer price $89,900

Occupancy floor 58%

Sensitivity live

Price	-10% $507	-5% $482	+0% $456	+5% $431	+10% $298
Rent	-10% $358	-5% $407	+0% $456	+5% $505	+10% $554
Rate	-1.0pp $502	-0.5pp $479	base $456	+0.5pp $433	+1.0pp $409

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5125 E Linda Cir Montgomery, AL	4.0	2.0	1497	$1,450	$0.97	45d	1	0.45mi
636 Green Leaf Dr Montgomery, AL	4.0	2.0	1365	$1,350	$0.99	22d	1	0.50mi
350 Southlawn Dr Montgomery, AL	4.0	2.0	1332	$1,400	$1.05	15d	1	0.54mi
350 Southlawn Dr Montgomery, AL	4.0	2.0	1332	$1,400	$1.05	45d	1	0.54mi
5101 Levenson Rd Montgomery, AL	3.0	2.0	1182	$1,000	$0.85	45d	1	0.56mi
5190 Greensboro Dr Montgomery, AL	3.0	1.5	1220	$895	$0.73	22d	1	0.57mi
5154 Greensboro Dr Montgomery, AL	3.0	1.5	1430	$1,250	$0.87	45d	1	0.63mi
5002 Greensboro Ct Montgomery, AL	3.0	1.5	1100	$1,195	$1.09	45d	1	0.79mi

Listing history 12 events

1. 2026-06-21
   days on market $89,900 Active 17 DOM
2. 2026-06-18
   days on market $89,900 Active 14 DOM
3. 2026-06-17
   days on market $89,900 Active 13 DOM
4. 2026-06-16
   days on market $89,900 Active 12 DOM
5. 2026-06-15
   days on market $89,900 Active 11 DOM
6. 2026-06-14
   days on market $89,900 Active 9 DOM
7. 2026-06-13
   days on market $89,900 Active 8 DOM
8. 2026-06-10
   days on market $89,900 Active 6 DOM
9. 2026-06-09
   days on market $89,900 Active 5 DOM
10. 2026-06-08
    days on market $89,900 Active 4 DOM
11. 2026-06-07
    remarks 129-char remark
12. 2026-06-07
    listed $89,900 Active 3 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: $196 · $16/mo
• Projected year-2 tax: $369 · $31/mo
• Expected delta: +$173/yr (+$14/mo · 88.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 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: $14,909
• − Mortgage interest: −$5,036
• − Property taxes: −$196
• − Insurance: −$450
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$2,615
• Taxable income: $4,227
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $4,461/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): 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

1 event — show timeline

• 2026-06-04 Listed $89,900 MAAR