616 Glade Park Dr · Montgomery, AL 36109

$69,900

3 bd · 3.0 ba · 1,833 sqft · SingleFamily public records · 75 Days on market

Built 1977 0.27 ac lot $38/sqft · 54% below area ↓ 11% 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
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOOKING FOR A PROPERTY NEAR SOME SHOPPING, SCHOOLS AND PARKS??? THIS MAY BE THE PROPERTY. .. 1.5 STORY HOUSE HAS A SLAB FOUNDATION, WITH BRICK AND WOOD SIDING, A DRIVEWAY, LIVING ROOM WITH FIREPLACE, DINING ROOM, KITCHEN, FOUR BEDROOMS AND TWO FULL BATHROOMS. .. . CONDITION AND TYPE OF SYSTEMS UNKNOWN. .. . AND THE BUYER IS TO VERIFY SCHOOL ZONES IF NEEDED. .. .

Key facts

• Slab foundation
• Driveway
• Kitchen

Tags

• SLAB FOUNDATION
• BRICK AND WOOD SIDING
• DRIVEWAY
• LIVING ROOM WITH FIREPLACE
• DINING ROOM
• KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $892 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.6% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 34% 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 $483 of loan paydown is wiped out by about $2k 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 + 2.6% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($66k) 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 $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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 1977 — 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: 2.43% ✓
• Cap rate: 21.60%
• Cash-on-cash: 54.67%
• DSCR: 3.43
• GRM: 3.4

CMA / ARV

• ARV (median comp): $151,999
• List price: $69,900
• Delta: -47.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
556 Shady Grove Dr	0.12mi	4/2.0 (+1)	1,978 (+8%)	1mo	$128,000	$65	72
356 Avon Rd	0.39mi	3/2.0	1,652 (-10%)	3mo	$195,000	$118	59
408 Glade Park Dr	0.27mi	3/2.0	1,579 (-14%)	4mo	$168,000	$106	57
4500 Deerfield Ct	0.59mi	3/2.0	1,726 (-6%)	5mo	$199,900	$116	54
708 Maryethel Dr	0.35mi	4/2.0 (+1)	1,616 (-12%)	1mo	$178,000	$110	54
4515 Ray Dr	0.58mi	3/2.0	1,676 (-9%)	3mo	$201,000	$120	52
737 Ledyard Pl	0.75mi	3/2.0	1,752 (-4%)	2mo	$217,000	$124	52
4329 Florence St	0.63mi	3/2.0	1,684 (-8%)	3mo	$160,000	$95	50
4325 Salinas Ct	0.58mi	4/2.0 (+1)	1,768 (-4%)	10mo	$161,000	$91	50
4504 Charingwood Ct	0.48mi	3/2.0	1,641 (-10%)	10mo	$189,000	$115	48
615 Sarver Ave	0.66mi	3/2.0	1,646 (-10%)	4mo	$155,000	$94	45
4309 Salinas Ct	0.63mi	4/2.0 (+1)	1,610 (-12%)	2mo	$179,900	$112	40

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: 52.5%
• Equity multiple: 3.29×
• Total profit: $44,877
• Equity at exit: $10,422

10-year hold

• IRR: 57.6%
• Equity multiple: 6.61×
• Total profit: $109,802
• Equity at exit: $6,044

Cash invested: $19,572 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 209
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$367
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $892

Break-even live

Break-even rent $567

Max offer price $69,900

Occupancy floor 42%

Sensitivity live

Price	-10% $931	-5% $912	+0% $892	+5% $872	+10% $852
Rent	-10% $758	-5% $825	+0% $892	+5% $959	+10% $1,026
Rate	-1.0pp $927	-0.5pp $910	base $892	+0.5pp $874	+1.0pp $855

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
564 Glade Park Loop Unit 1043856P Montgomery, AL	4.0	2.0	1496	$2,736	$1.83	14d	1	0.08mi
605 Plantation Way Montgomery, AL	4.0	2.0	1519	$1,200	$0.79	22d	1	0.12mi
633 Groveland Dr Montgomery, AL	3.0	2.0	1424	$1,200	$0.84	45d	1	0.20mi
535 Lawndale Ln Montgomery, AL	4.0	1.5	1260	$1,100	$0.87	14d	1	0.30mi
4536 Wake Forest Dr Montgomery, AL	3.0	2.0	1244	$1,250	$1.00	45d	1	0.89mi
713 Amity Ln Montgomery, AL	4.0	2.0	1696	$1,900	$1.12	45d	1	0.93mi
5712 Roxboro Dr Montgomery, AL	4.0	2.0	1544	$1,450	$0.94	22d	1	0.95mi
5735 Sweet Meadow Dr Montgomery, AL	3.0	2.0	1413	$1,525	$1.08	45d	1	1.18mi
5805 Hyde Park Dr Montgomery, AL	3.0	2.0	1757	$1,511	$0.86	22d	1	1.18mi
3944 Johnstown Dr Montgomery, AL	3.0	2.0	1912	$1,275	$0.67	45d	1	1.26mi
323 N Burbank Dr Montgomery, AL	4.0	2.0	1584	$1,381	$0.87	14d	1	1.39mi
3801 Cedar Ave Montgomery, AL	3.0	2.0	1818	$1,681	$0.92	22d	1	1.44mi
6061 Karen Valley Cv Montgomery, AL	3.0	2.0	1509	$1,500	$0.99	22d	1	1.45mi
3806 Marie Cook Dr Montgomery, AL	3.0	2.0	1791	$1,675	$0.94	14d	1	1.45mi
4056 Wares Ferry Rd Montgomery, AL	3.0	2.0	1800	$1,500	$0.83	14d	1	1.47mi
1201 Dalraida Rd Montgomery, AL	3.0	2.0	1673	$1,625	$0.97	45d	1	1.48mi

Listing history 18 events

1. 2026-06-21
   pricedays on market $69,900 Active 75 DOM
2. 2026-06-18
   days on market $79,900 Active 72 DOM
3. 2026-06-17
   days on market $79,900 Active 71 DOM
4. 2026-06-16
   days on market $79,900 Active 70 DOM
5. 2026-06-15
   days on market $79,900 Active 69 DOM
6. 2026-06-14
   days on market $79,900 Active 67 DOM
7. 2026-06-13
   days on market $79,900 Active 66 DOM
8. 2026-06-10
   days on market $79,900 Active 64 DOM
9. 2026-06-09
   days on market $79,900 Active 63 DOM
10. 2026-06-08
    days on market $79,900 Active 62 DOM
11. 2026-06-07
    days on market $79,900 Active 61 DOM
12. 2026-06-03
    days on market $79,900 Active 57 DOM
13. 2026-06-02
    days on market $79,900 Active 56 DOM
14. 2026-06-01
    days on market $79,900 Active 55 DOM
15. 2026-05-31
    days on market $79,900 Active 54 DOM
16. 2026-05-30
    days on market $79,900 Active 53 DOM
17. 2026-05-18
    price $79,900 368-char remark

    Show marketing remark (368 chars)

    LOOKING FOR A PROPERTY NEAR SOME SHOPPING, SCHOOLS AND PARKS??? THIS MAY BE THE PROPERTY. .. 1.5 STORY HOUSE HAS A SLAB FOUNDATION, WITH BRICK AND WOOD SIDING, A DRIVEWAY, LIVING ROOM WITH FIREPLACE, DINING ROOM, KITCHEN, FOUR BEDROOMS AND TWO FULL BATHROOMS. .. . CONDITION AND TYPE OF SYSTEMS UNKNOWN. .. . AND THE BUYER IS TO VERIFY SCHOOL ZONES IF NEEDED. .. .

18. 2026-04-07
    listed $89,900 Active 368-char remark

    Show marketing remark (368 chars)

    LOOKING FOR A PROPERTY NEAR SOME SHOPPING, SCHOOLS AND PARKS??? THIS MAY BE THE PROPERTY. .. 1.5 STORY HOUSE HAS A SLAB FOUNDATION, WITH BRICK AND WOOD SIDING, A DRIVEWAY, LIVING ROOM WITH FIREPLACE, DINING ROOM, KITCHEN, FOUR BEDROOMS AND TWO FULL BATHROOMS. .. . CONDITION AND TYPE OF SYSTEMS UNKNOWN. .. . AND THE BUYER IS TO VERIFY SCHOOL ZONES IF NEEDED. .. .

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $629 · $52/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 4/10 Moderate FEMA zone X (unshaded) · 21% 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,352
• − Mortgage interest: −$3,915
• − Property taxes: −$629
• − Insurance: −$350
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$2,033
• Taxable income: $10,168
• Est. tax owed @ 24.0%: −$2,440
• After-tax cash flow: $8,260/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

-11.1% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $79,900 MAAR
• 2026-04-07 Listed $89,900 MAAR

Property tax history

+4.9%/yr

Latest (2025): $629 · +5.5% YoY. Source: county tax records.