414 Empire Ter · Montgomery, AL 36110

$44,900

3 bd · 2.0 ba · 2,102 sqft · SingleFamily public records · 127 Days on market

Built 1987 7,405 sqft lot $21/sqft · 53% below area ↓ 31% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome home nestled in the established North Montgomery area! This property offers a wonderful opportunity for homeowners or investors looking for space, convenience, and value. Step inside to discover a functional floor plan with comfortable living areas and natural light throughout. The spacious yard provides room for outdoor entertaining, gardening, or simply relaxing after a long day. Whether you’re looking to make this your primary residence or add to your investment portfolio, this property offers great potential. Conveniently located just minutes from downtown Montgomery, major highways, shopping, dining, and schools, this home combines accessibility with neighborhood charm. If you’re searching for an affordable opportunity with upside potential in Montgomery, this one is worth a look! SoldAS

Key facts

• 7,405 sq ft lot
• Parking
• Built 1987

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.0% 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: 62 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 33% of the median local income ($47k/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 $310 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($40k) 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 $39,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 2.90% ✓
• Cap rate: 25.99%
• Cash-on-cash: 70.34%
• DSCR: 4.13
• GRM: 2.9

CMA / ARV

• ARV (median comp): $96,220
• List price: $44,900
• Delta: -53.34%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 Brookview Dr	0.34mi	4/2.0 (+1)	1,890 (-10%)	17mo	$95,000	$50	48

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: 69.9%
• Equity multiple: 4.15×
• Total profit: $39,664
• Equity at exit: $6,695

10-year hold

• IRR: 73.9%
• Equity multiple: 8.56×
• Total profit: $95,004
• Equity at exit: $3,882

Cash invested: $12,572 (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 36110

• Home prices YoY: -34.8%
• Active inventory: 62
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $737

Break-even live

Break-even rent $369

Max offer price $44,900

Occupancy floor 38%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3452 Harris St Montgomery, AL	3.0	1.0	1400	$1,150	$0.82	20d	1	1.27mi

Listing history 18 events

1. 2026-06-18
   days on market $44,900 Active 127 DOM
2. 2026-06-17
   days on market $44,900 Active 126 DOM
3. 2026-06-16
   days on market $44,900 Active 125 DOM
4. 2026-06-15
   days on market $44,900 Active 124 DOM
5. 2026-06-14
   days on market $44,900 Active 122 DOM
6. 2026-06-13
   days on market $44,900 Active 121 DOM
7. 2026-06-10
   days on market $44,900 Active 119 DOM
8. 2026-06-09
   days on market $44,900 Active 118 DOM
9. 2026-06-08
   days on market $44,900 Active 117 DOM
10. 2026-06-07
    days on market $44,900 Active 116 DOM
11. 2026-06-03
    days on market $44,900 Active 112 DOM
12. 2026-06-02
    days on market $44,900 Active 111 DOM
13. 2026-06-01
    days on market $44,900 Active 110 DOM
14. 2026-05-31
    days on market $44,900 Active 109 DOM
15. 2026-05-30
    pricedays on market $44,900 Active 108 DOM
16. 2026-04-24
    price $54,900 824-char remark

    Show marketing remark (824 chars)

    Welcome home nestled in the established North Montgomery area! This property offers a wonderful opportunity for homeowners or investors looking for space, convenience, and value. Step inside to discover a functional floor plan with comfortable living areas and natural light throughout. The spacious yard provides room for outdoor entertaining, gardening, or simply relaxing after a long day. Whether you’re looking to make this your primary residence or add to your investment portfolio, this property offers great potential. Conveniently located just minutes from downtown Montgomery, major highways, shopping, dining, and schools, this home combines accessibility with neighborhood charm. If you’re searching for an affordable opportunity with upside potential in Montgomery, this one is worth a look! SoldAS

17. 2026-03-24
    price $69,900 824-char remark

    Show marketing remark (824 chars)

    Welcome home nestled in the established North Montgomery area! This property offers a wonderful opportunity for homeowners or investors looking for space, convenience, and value. Step inside to discover a functional floor plan with comfortable living areas and natural light throughout. The spacious yard provides room for outdoor entertaining, gardening, or simply relaxing after a long day. Whether you’re looking to make this your primary residence or add to your investment portfolio, this property offers great potential. Conveniently located just minutes from downtown Montgomery, major highways, shopping, dining, and schools, this home combines accessibility with neighborhood charm. If you’re searching for an affordable opportunity with upside potential in Montgomery, this one is worth a look! SoldAS

18. 2026-02-11
    listed $79,900 Active 824-char remark

    Show marketing remark (824 chars)

    Welcome home nestled in the established North Montgomery area! This property offers a wonderful opportunity for homeowners or investors looking for space, convenience, and value. Step inside to discover a functional floor plan with comfortable living areas and natural light throughout. The spacious yard provides room for outdoor entertaining, gardening, or simply relaxing after a long day. Whether you’re looking to make this your primary residence or add to your investment portfolio, this property offers great potential. Conveniently located just minutes from downtown Montgomery, major highways, shopping, dining, and schools, this home combines accessibility with neighborhood charm. If you’re searching for an affordable opportunity with upside potential in Montgomery, this one is worth a look! SoldAS

ⓘ 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: $447 · $37/mo
• Projected year-2 tax: $447 · $37/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 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: $15,620
• − Mortgage interest: −$2,515
• − Property taxes: −$447
• − Insurance: −$224
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$1,306
• Taxable income: $8,628
• Est. tax owed @ 24.0%: −$2,071
• After-tax cash flow: $6,772/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): 12,102
• Household income: $47,315
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 753.0

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: Predominantly Black (83%)
• Race & ethnicity: Black 83% White 11% Two or more races 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -35.37%
• Current HPI: 66.3114
• Rent YoY: —
• 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

-31.3% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $54,900 MAAR
• 2026-03-24 Price Changed $69,900 MAAR
• 2026-02-11 Listed $79,900 MAAR

Property tax history

+4.8%/yr

Latest (2025): $447 · +7.5% YoY. Source: county tax records.