6459 Pinebrook Dr · Montgomery, AL 36117

$135,000

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 34 Days on market

Built 1974 8,712 sqft lot Est $128k · 5% 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 +23.3/30.0
• DSCR +7.5/10.0
• 1% rule +5.3/10.0
• ARV discount +5.1/15.0
• 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

This charming home offers a comfortable and functional layout perfect for everyday living. The spacious living area provides plenty of natural light and flows seamlessly into the dining space, creating an inviting atmosphere for relaxing or entertaining. The kitchen features ample cabinet space, the bedrooms are well-sized with good closet space. Outside, you’ll find a yard with plenty of potential, ideal for gatherings, pets, or simply enjoying some fresh air, as well a nice shed.

Key facts

• Good closet space
• Spacious living area
• Yard with potential

Tags

• SPACIOUS LIVING AREA
• AMPLE CABINET SPACE
• GOOD CLOSET SPACE
• YARD WITH POTENTIAL
• NICE SHED

Property features AI

Exterior

• Parking: Driveway
• Security: Fire alarm
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single-story; Brick construction
• Construction: Brick construction; Slab foundation; Year built per public records
• Exterior features: Fully fenced yard; Privacy fencing; Storage structure; Mature trees; City lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator; Plumbed for ice maker
• Bedrooms: Bedrooms located on the first floor
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms (first floor)
• Heating & cooling: Central heating (gas); Central air; Ceiling fans; Electric cooling
• Interior features: Storm windows; Storm door(s)
• 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 $135k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 (+3.0%/yr); 407 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 34 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.03% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $128,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6459 Pinebrook Dr	0.00mi	3/2.0	1,144 (0%)	1mo	$130,750	$114	100
6439 Yates Ct	0.05mi	3/2.0	1,120 (-2%)	2mo	$72,500	$65	92
6382 Pinebrook Dr	0.17mi	3/2.0	1,144 (0%)	4mo	$131,500	$115	88
6119 Hinchcliff Rd	0.34mi	3/2.0	1,170 (+2%)	7mo	$150,000	$128	74
426 Stroll Dr	0.44mi	3/1.5	1,226 (+7%)	4mo	$137,500	$112	62
417 Park Lake Dr	0.67mi	3/2.0	1,205 (+5%)	1mo	$170,000	$141	58
944 David Dr	0.61mi	3/2.0	1,074 (-6%)	6mo	$122,500	$114	56
5805 Acacia Ct	0.59mi	3/2.0	1,228 (+7%)	7mo	$115,000	$94	54
441 Mulligan Dr	0.37mi	4/2.0 (+1)	1,296 (+13%)	3mo	$145,400	$112	53
6204 Lycoming Rd	0.54mi	3/2.0	1,293 (+13%)	3mo	$137,000	$106	51
464 Park Lake Dr	0.59mi	3/2.0	1,291 (+13%)	1mo	$138,000	$107	50
920 Countryside Ln	0.73mi	3/2.0	1,269 (+11%)	1mo	$130,000	$102	47

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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-6,178
• Equity at exit: $20,129

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $14,715
• 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 36117

• Home prices YoY: -20.0%
• Rents YoY: 3.0%
• Active inventory: 407
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$708
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $247

Break-even live

Break-even rent $1,079

Max offer price $135,000

Occupancy floor 77%

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 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6411 Pinebrook Dr Montgomery, AL	3.0	1.5	1120	$1,095	$0.98	43d	1	0.11mi
523 Placid Dr Montgomery, AL	3.0	2.0	1122	$1,195	$1.07	43d	1	0.11mi
706 Placid Dr Montgomery, AL	3.0	1.5	1120	$1,400	$1.25	13d	1	0.12mi
6265 Wares Ferry Rd Montgomery, AL	3.0	2.0	1336	$1,600	$1.20	13d	1	0.20mi
428 Fieldbrook Dr Montgomery, AL	3.0	1.5	1440	$995	$0.69	21d	1	0.24mi
457 Mulligan Dr Montgomery, AL	3.0	2.0	1344	$1,335	$0.99	43d	1	0.32mi
438 Mulligan Dr Montgomery, AL	4.0	2.0	1232	$1,500	$1.22	43d	1	0.37mi
760 N Burbank Dr Montgomery, AL	3.0	2.0	1102	$1,400	$1.27	43d	1	0.50mi
6265 Nature Dr Montgomery, AL	3.0	2.0	1400	$1,050	$0.75	13d	1	0.57mi
241 Kroy Dr Montgomery, AL	4.0	2.0	1450	$1,195	$0.82	43d	1	0.59mi
6121 Boardwalk Blvd Montgomery, AL	1.0–3.0	1.0–2.0	877	$1,075	$1.23	13d	4	0.67mi
6121 Boardwalk Blvd Montgomery, AL	3.0	2.0	1155	$1,075	$0.93	21d	1	0.67mi
6320 Burbank Crossing Loop Montgomery, AL	3.0	2.0	1238	$1,600	$1.29	43d	1	0.74mi
6637 Ridgeview Cir Montgomery, AL	3.0	2.5	1458	$1,700	$1.17	21d	1	0.75mi
728 Amity Ln Montgomery, AL	4.0	2.0	1218	$1,700	$1.40	13d	1	0.81mi
529 Mitylene Dr Montgomery, AL	3.0	2.0	1463	$1,550	$1.06	21d	1	0.91mi
5735 Sweet Meadow Dr Montgomery, AL	3.0	2.0	1413	$1,525	$1.08	43d	1	0.96mi
135 Hambleton Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,640	$1.82	13d	11	1.06mi
113 Kentucky Oaks Montgomery, AL	3.0	2.0	1246	$1,600	$1.28	21d	1	1.21mi
101 S Burbank Dr Montgomery, AL	1.0–2.0	1.0–1.5	850	$997	$1.17	13d	5	1.24mi
185 Eastdale Rd S Montgomery, AL	1.0–2.0	1.0–2.0	846	$1,100	$1.30	21d	4	1.40mi
5926 Carmel Dr Montgomery, AL	3.0	2.0	1158	$1,200	$1.04	43d	1	1.43mi
5918 Carmel Dr Montgomery, AL	2.0	2.0	1026	$1,100	$1.07	43d	1	1.44mi
516 Lawndale Ln Montgomery, AL	3.0	1.0	1125	$1,150	$1.02	43d	1	1.44mi
203 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.0	931	$1,290	$1.39	13d	13	1.47mi
535 Lawndale Ln Montgomery, AL	4.0	1.5	1260	$1,100	$0.87	13d	1	1.47mi

Listing history 9 events

1. 2026-05-21
   status Pending
2. 2026-04-30
   historical Contingent
3. 2026-04-25
   status Active
4. 2026-04-20
   historical Contingent
5. 2026-04-17
   listed $135,000 Active
6. 2024-06-28
   historical $1,200
7. 2024-06-01
   listed $1,200
8. 2007-06-06
   listed $89,990
9. 2004-10-26
   listed $85,991

ⓘ 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: $1,063 · $89/mo
• Projected year-2 tax: $1,063 · $89/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 6/10 Major 76% 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: $16,708
• − Mortgage interest: −$7,562
• − Property taxes: −$1,063
• − Insurance: −$675
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$3,927
• Taxable income: $807
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $2,772/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): 53,172
• Household income: $74,720
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1742.0

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: Black 53% White 34% Asian 8% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 9% · South Korea, Canada, China
• Languages at home: 90% English-only · Korean 4% Spanish 3% Other Indo-European 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: ▼ -37.24%
• Current HPI: 148.7728
• Rent YoY: ▲ 2.99%
• 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

+57.0% since first listed

9 events — show timeline

• 2026-05-21 Pending — MAAR
• 2026-04-30 Contingent — MAAR
• 2026-04-25 Relisted — MAAR
• 2026-04-20 Contingent — MAAR
• 2026-04-17 Listed $135,000 MAAR
• 2024-06-28 Rental Removed $1,200 APPFOLIO
• 2024-06-01 Listed for Rent $1,200 APPFOLIO
• 2007-06-06 Listed $89,990 MAAR
• 2004-10-26 Listed $85,991 MAAR

Property tax history

+8.4%/yr

Latest (2025): $1,063 · +2.3% YoY. Source: county tax records.