3845 Bienville Rd · Montgomery, AL 36109

$124,000

3 bd · 1.0 ba · 1,076 sqft · SingleFamily public records · 62 Days on market

Built 1960 0.30 ac lot $115/sqft · 12% above area Est $110k · 12% over

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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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +5.8/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come fall in love with this charming home! It sits high on a hill and gives a pleasant view of a church and its surroundings. It has been said that this home sits on “holy ground” since it is flanked by a church from the front and back of the home. Recent updates include exterior and interior painting, new wooden floors, bathroom mirror, bathroom cabinet with sink. The bathroom has a storage closet that extends from floor to ceiling. All three bedrooms have new lighted ceiling fans as well as new mini blinds. Did I mention a new roof, a gas range, and a large storage building. The huge, covered back porch is perfect for pleasant evenings grilling or just relaxing! This cutie is convenient to Perry Hill Shopping center with excellent dining venues as well as being close to I-85! Hurry to see it!

Key facts

• Storage closet
• Lighted ceiling fans
• New mini blinds

Tags

• NEW WOODEN FLOORS
• STORAGE CLOSET
• LIGHTED CEILING FANS
• NEW MINI BLINDS
• NEW ROOF
• GAS RANGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Rents rising (+2.6%/yr); 209 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $857 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

• It's been on market 62 days — a 6% lower offer ($117k) 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 $116,560 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.08% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.61%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (median comp): $110,372
• List price: $124,000
• Delta: 12.35%
• 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
3927 Bienville Rd	0.14mi	3/1.0	1,105 (+3%)	0mo	$115,000	$104	89
735 Duval Dr	0.14mi	3/2.0	1,174 (+9%)	2mo	$147,000	$125	73
3831 Avondale Ct	0.20mi	3/2.0	1,144 (+6%)	4mo	$151,000	$132	72
1200 Beth Manor Dr	0.42mi	3/1.0	1,160 (+8%)	5mo	$70,500	$61	63
3618 Nottingham Rd	0.58mi	3/1.0	1,035 (-4%)	6mo	$97,000	$94	62
963 Green Ridge Rd	0.60mi	3/1.0	1,032 (-4%)	5mo	$104,000	$101	61
3506 Farwood Dr	0.74mi	3/1.0	1,053 (-2%)	3mo	$81,000	$77	60
1100 Lombard Dr	0.67mi	3/1.0	1,100 (+2%)	7mo	$100,000	$91	59
1227 Avondale Rd	0.48mi	3/1.0	944 (-12%)	1mo	$70,000	$74	56
975 Green Ridge Rd	0.59mi	3/1.0	952 (-12%)	2mo	$60,000	$63	51
3700 Ramos Ct	0.44mi	3/2.0	1,232 (+14%)	3mo	$134,400	$109	49
968 Karen Rd	0.57mi	3/2.0	1,221 (+14%)	4mo	$92,000	$75	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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,887
• Equity at exit: $18,489

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $18,258
• Equity at exit: $10,721

Cash invested: $34,720 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 209
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,342 high
• Mortgage (P&I): −$650
• Tax from tax record: −$80 /mo · $963/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $278

Break-even live

Break-even rent $990

Max offer price $124,000

Occupancy floor 74%

Sensitivity live

Price	-10% $348	-5% $313	+0% $278	+5% $243	+10% $208
Rent	-10% $172	-5% $225	+0% $278	+5% $331	+10% $384
Rate	-1.0pp $340	-0.5pp $309	base $278	+0.5pp $246	+1.0pp $213

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	14d	1	0.21mi
750 S Marquette Dr Montgomery, AL	3.0	1.0	1325	$1,195	$0.90	44d	1	0.25mi
4041A Beth Manor Dr Montgomery, AL	1.0–3.0	1.0–2.0	925	$1,000	$1.08	22d	20	0.29mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	14d	1	0.31mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	44d	1	0.47mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	44d	1	0.47mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	44d	1	0.52mi
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	44d	1	0.57mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	44d	1	0.57mi
1229 Karen Rd Montgomery, AL	4.0	2.0	1344	$1,590	$1.18	44d	1	0.72mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	22d	1	0.73mi
3346 Bedford Ln Montgomery, AL	3.0	1.0	1134	$1,295	$1.14	14d	1	0.78mi
3323 Bedford Ln Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	22d	1	0.83mi
4132 Carmichael Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,156	$1.28	14d	10	0.92mi
3318 Habersham Rd Montgomery, AL	3.0	2.0	1134	$1,250	$1.10	14d	1	0.92mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	44d	1	0.94mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	22d	1	1.06mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	44d	1	1.09mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	44d	1	1.14mi
103 Dalraida Rd Unit D Montgomery, AL	2.0	2.0	838	$875	$1.04	44d	1	1.16mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	44d	1	1.17mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	22d	1	1.17mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	44d	1	1.17mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	14d	1	1.18mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	14d	1	1.19mi
2845 Zelda Rd Montgomery, AL	2.0	2.0	1013	$1,042	$1.03	14d	3	1.20mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	44d	1	1.28mi
4365 Hillside Oaks Montgomery, AL	2.0	2.0	1204	$1,500	$1.25	44d	1	1.32mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	44d	1	1.39mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	14d	1	1.41mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	14d	1	1.43mi
2736 Chevy Chase Dr Montgomery, AL	3.0	1.0	1100	$1,300	$1.18	44d	1	1.45mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	22d	1	1.46mi
4243 Vaughn Rd Unit 1043807P Montgomery, AL	4.0	2.0	1496	$3,360	$2.25	44d	1	1.47mi

Listing history 18 events

1. 2026-06-21
   days on market $124,000 Active 62 DOM
2. 2026-06-18
   days on market $124,000 Active 59 DOM
3. 2026-06-18
   price $124,000 Active 58 DOM
4. 2026-06-17
   days on market $132,000 Active 58 DOM
5. 2026-06-16
   days on market $132,000 Active 57 DOM
6. 2026-06-15
   days on market $132,000 Active 56 DOM
7. 2026-06-14
   days on market $132,000 Active 54 DOM
8. 2026-06-13
   days on market $132,000 Active 53 DOM
9. 2026-06-10
   days on market $132,000 Active 51 DOM
10. 2026-06-09
    days on market $132,000 Active 50 DOM
11. 2026-06-08
    days on market $132,000 Active 49 DOM
12. 2026-06-07
    days on market $132,000 Active 48 DOM
13. 2026-06-03
    days on market $132,000 Active 44 DOM
14. 2026-06-02
    days on market $132,000 Active 43 DOM
15. 2026-06-01
    days on market $132,000 Active 42 DOM
16. 2026-05-31
    days on market $132,000 Active 41 DOM
17. 2026-05-30
    days on market $132,000 Active 40 DOM
18. 2026-04-20
    listed $132,000 Active 817-char remark

    Show marketing remark (817 chars)

    Come fall in love with this charming home! It sits high on a hill and gives a pleasant view of a church and its surroundings. It has been said that this home sits on “holy ground” since it is flanked by a church from the front and back of the home. Recent updates include exterior and interior painting, new wooden floors, bathroom mirror, bathroom cabinet with sink. The bathroom has a storage closet that extends from floor to ceiling. All three bedrooms have new lighted ceiling fans as well as new mini blinds. Did I mention a new roof, a gas range, and a large storage building. The huge, covered back porch is perfect for pleasant evenings grilling or just relaxing! This cutie is convenient to Perry Hill Shopping center with excellent dining venues as well as being close to I-85! Hurry to see it!

ⓘ 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: $963 · $80/mo
• Projected year-2 tax: $963 · $80/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 3/10 Moderate
• 🌡 Heat 8/10 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,104
• − Mortgage interest: −$6,946
• − Property taxes: −$963
• − Insurance: −$620
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$3,607
• Taxable income: $1,391
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $3,002/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

• 2026-04-20 Listed $132,000 MAAR

Property tax history

+7.8%/yr

Latest (2025): $963 · +2.4% YoY. Source: county tax records.