6068 Cherry Hill Rd · Montgomery, AL 36116

$135,000

4 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 26 Days on market

Built 1976

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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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.6/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

A charming 4 bedroom, 2 bath home, ready to move in. Features new floors throughout home, new appliances, new cabinets and beautiful bathroom. The bedrooms are modest size . The true highlight is the large backyard, perfect for gatherings or a garden. Ideal as a first home this house is ready for a family with plenty of space and walk in closets.

Key facts

• New floors
• Large backyard
• New cabinets

Tags

• NEW FLOORS
• NEW APPLIANCES
• NEW CABINETS
• LARGE BACKYARD
• WALK IN CLOSETS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/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 $129k (4.3% below list).
• Recommended offer: $129k (4.3% 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: 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 fast (+5.7%/yr); 294 active listings in the ZIP; 15 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 $933 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 26 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $56k; list at $135k implies a 141% gain — meaningful room to come down on a strong offer.

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 $129,235 (4.3% below list)

Questions for the listing agent

1. Built in 1976 — 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: 0.96% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.65% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-6,016
• Equity at exit: $20,129

10-year hold

• IRR: 8.1%
• Equity multiple: 1.68×
• Total profit: $25,827
• Equity at exit: $11,672

Cash invested: $37,800 (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 36116

• Home prices YoY: -9.7%
• Rents YoY: 5.7%
• Active inventory: 294
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$708
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $194

Break-even live

Break-even rent $1,047

Max offer price $135,000

Occupancy floor 80%

Sensitivity live

Price	-10% $271	-5% $232	+0% $194	+5% $156	+10% $118
Rent	-10% $92	-5% $143	+0% $194	+5% $245	+10% $296
Rate	-1.0pp $262	-0.5pp $229	base $194	+0.5pp $159	+1.0pp $124

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6028 Oakleigh Rd Montgomery, AL	3.0	2.0	1105	$850	$0.77	45d	1	0.05mi
6061 Briarhurst Dr Montgomery, AL	3.0	2.0	1124	$1,075	$0.96	45d	1	0.07mi
6105 Jennifer Ln Montgomery, AL	3.0	2.0	1553	$1,250	$0.80	15d	1	0.11mi
5931 Singleton St Montgomery, AL	3.0	2.5	1302	$695	$0.53	45d	1	0.29mi
5917 Cherry Hill Rd Montgomery, AL	4.0	2.0	1161	$1,450	$1.25	15d	1	0.34mi
4590 Troy Hwy Montgomery, AL	2.0–3.0	2.0	1330	$1,299	$0.98	15d	1	0.36mi
3824 Glenfern Ct Montgomery, AL	3.0	2.0	1600	$1,450	$0.91	45d	1	0.82mi
4025 Edge Hill Ln Montgomery, AL	3.0	2.0	1154	$1,350	$1.17	15d	1	0.97mi
3240 Virginia Pines Ln Montgomery, AL	3.0	2.0	1215	$900	$0.74	45d	1	1.04mi
3220 Virginia Downs Montgomery, AL	3.0	2.0	1215	$900	$0.74	45d	1	1.28mi
3248 Meadow Walk Ln Montgomery, AL	3.0	2.0	1114	$1,200	$1.08	45d	1	1.30mi
4008 Oak Shadow Ln Montgomery, AL	3.0	2.5	1741	$1,395	$0.80	22d	1	1.34mi
5800 Eagle Cir Montgomery, AL	1.0–3.0	1.0–2.0	1000	$1,051	$1.05	45d	1	1.40mi
3638 Castle Ridge Rd Montgomery, AL	3.0	2.0	1100	$800	$0.73	15d	1	1.44mi
2699 Whispering Pine Dr Montgomery, AL	4.0	2.0	1500	$1,500	$1.00	15d	1	1.45mi

Listing history 22 events

1. 2026-06-21
   days on market $135,000 Active 26 DOM
2. 2026-06-18
   days on market $135,000 Active 23 DOM
3. 2026-06-17
   days on market $135,000 Active 22 DOM
4. 2026-06-16
   days on market $135,000 Active 21 DOM
5. 2026-06-15
   days on market $135,000 Active 20 DOM
6. 2026-06-14
   days on market $135,000 Active 18 DOM
7. 2026-06-13
   days on market $135,000 Active 17 DOM
8. 2026-06-10
   days on market $135,000 Active 15 DOM
9. 2026-06-09
   days on market $135,000 Active 14 DOM
10. 2026-06-08
    days on market $135,000 Active 13 DOM
11. 2026-06-07
    days on market $135,000 Active 12 DOM
12. 2026-06-03
    days on market $135,000 Active 8 DOM
13. 2026-06-02
    days on market $135,000 Active 7 DOM
14. 2026-06-01
    days on market $135,000 Active 6 DOM
15. 2026-05-31
    days on market $135,000 Active 5 DOM
16. 2026-05-30
    days on market $135,000 Active 4 DOM
17. 2026-05-26
    listed $135,000 Active
18. 2024-04-12
    soldstatus $56,000
19. 2024-03-21
    status Pending
20. 2024-03-15
    price $57,500
21. 2024-03-11
    price $62,500
22. 2024-03-07
    listed $67,500 Active

ⓘ 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: $751 · $63/mo
• Projected year-2 tax: $751 · $63/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,508
• − Mortgage interest: −$7,562
• − Property taxes: −$751
• − Insurance: −$675
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$3,927
• Taxable income: $112
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $2,303/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): 45,250
• Household income: $55,160
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2786.0

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 (80%)
• Race & ethnicity: Black 80% White 12% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Korean 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: ▼ -16.31%
• Current HPI: 151.8598
• Rent YoY: ▲ 5.65%
• 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

+100.0% since first listed

6 events — show timeline

• 2026-05-26 Listed $135,000 FSBO.com
• 2024-04-12 Sold (Public Records) $56,000 Public Records
• 2024-03-21 Pending — MAAR
• 2024-03-15 Price Changed $57,500 MAAR
• 2024-03-11 Price Changed $62,500 MAAR
• 2024-03-07 Listed $67,500 MAAR

Property tax history

+4.6%/yr

Latest (2025): $751 · +18.0% YoY. Source: county tax records.