106 Saccapatoy Dr · Montgomery, AL 36117

$289,900

4 bd · 4.0 ba · 2,796 sqft · SingleFamily public records · 111 Days on market

Built 1976 0.46 ac lot $104/sqft · 12% below area Est $329k · 12% under $8/mo HOA ↓ 9% since listing

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Why this score? — see what drove the D+ 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 +17.3/30.0
• ARV discount +12.9/15.0
• DSCR +5.4/10.0
• 1% rule +3.3/10.0
• 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

Wonderful home in Arrowhead offers so much space with great curb appeal! One level home. 4 bedrooms/3 full baths. Formal living room and dining room combination, amazing den/family room with brick fireplace, arched brick wall plus wood beams. There’s an awesome wet bar off the den, and the arched wall is open to the breakfast nook! Kitchen has corian countertops and tiled backsplash, electric cooktop, double oven, refrigerator, dishwasher, pantry. Plus there’s a sunroom off the kitchen overlooking the amazing backyard that features an inground SALT WATER POOL, gazebo, fully fenced backyard, 2 detached storage buildings. Split plan. Main bedroom on one side of the home, and the 3 bedrooms on the opposite side. NEW HVAC installed fall 2025. NEW carpet and LVP installed in 2026! Roof is approximately 10 years old, but recently inspected, needed repairs were made, plus there’s a five year roof leak warranty! Includes a Vivint home security system!! Two car garage. Termite bond with Terminex. Seller is also offering a $7,500 BUYER INCENTIVE as well (which can be used for closing costs or upgrades!). This home is amazing and ready for new owner! Call today for your personal viewing!!!

Key facts

• Breakfast nook
• Wet bar
• Corian countertops

Tags

• DEN FAMILY ROOM
• WET BAR
• ARCHED BRICK WALL
• BREAKFAST NOOK
• CORIAN COUNTERTOPS
• TILED BACKSPLASH

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/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 $242k (16.5% below list).
• Recommended offer: $242k (16.5% below list) — sets the bar for 1% rule.

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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 39% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $9k 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 111 days — a 9% lower offer ($264k) 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 $242,011 (16.5% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 10.0

CMA / ARV

• ARV (median comp): $329,173
• List price: $289,900
• Delta: -11.93%
• 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
86 Creek Dr	0.12mi	4/3.0	2,946 (+5%)	4mo	$265,000	$90	78
405 Allens Trl	0.39mi	4/3.5	2,749 (-2%)	2mo	$365,000	$133	76
157 Tensaw Rd	0.21mi	4/2.5	3,026 (+8%)	1mo	$370,000	$122	70
197 Tensaw Rd	0.32mi	3/2.0 (-1)	2,734 (-2%)	2mo	$308,000	$113	67
99 Oldfield Dr	0.63mi	4/3.5	2,865 (+2%)	2mo	$300,000	$105	63
447 Arrowhead Dr	0.10mi	3/2.0 (-1)	2,384 (-15%)	1mo	$290,000	$122	57
603 Seminole Dr	0.62mi	4/2.5	2,856 (+2%)	7mo	$335,000	$117	56
689 Towne Lake Dr	0.66mi	4/3.5	2,634 (-6%)	4mo	$360,000	$137	55
418 Hillabee Dr	0.38mi	3/2.0 (-1)	2,536 (-9%)	3mo	$245,000	$97	52
461 Hillabee Dr	0.47mi	4/2.5	2,386 (-15%)	8mo	$312,000	$131	41
7273 Waters Edge	0.69mi	4/2.5	2,558 (-8%)	8mo	$300,000	$117	40
7606 Deer Ridge Ct	0.61mi	4/3.0	2,390 (-14%)	8mo	$319,000	$133	37

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-33,577
• Equity at exit: $43,225

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-12,471
• Equity at exit: $25,065

Cash invested: $81,172 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,420 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$50 /mo · $596/yr
• Insurance: −$121
• HOA: −$8
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $213

Break-even live

Break-even rent $2,150

Max offer price $289,900

Occupancy floor 86%

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 Arrowhead Dr Montgomery, AL	4.0	3.0	3652	$2,800	$0.77	13d	1	0.10mi
14 Creek Dr Montgomery, AL	4.0	2.5	2523	$2,100	$0.83	21d	1	0.29mi
111 Arrowhead Dr Montgomery, AL	3.0	2.0	2234	$2,150	$0.96	21d	1	0.95mi
655 Whistlewood Rd Montgomery, AL	3.0	2.0	2057	$2,200	$1.07	21d	1	0.99mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: waterelectricpoolsecurity

Listing history 19 events

1. 2026-06-18
   days on market $289,900 Active 111 DOM
2. 2026-06-17
   days on market $289,900 Active 110 DOM
3. 2026-06-16
   days on market $289,900 Active 109 DOM
4. 2026-06-15
   days on market $289,900 Active 108 DOM
5. 2026-06-14
   days on market $289,900 Active 106 DOM
6. 2026-06-13
   days on market $289,900 Active 105 DOM
7. 2026-06-10
   days on market $289,900 Active 103 DOM
8. 2026-06-09
   days on market $289,900 Active 102 DOM
9. 2026-06-09
   price $289,900 Active 101 DOM
10. 2026-06-08
    days on market $299,900 Active 101 DOM
11. 2026-06-07
    days on market $299,900 Active 100 DOM
12. 2026-06-03
    days on market $299,900 Active 96 DOM
13. 2026-06-02
    days on market $299,900 Active 95 DOM
14. 2026-06-01
    days on market $299,900 Active 94 DOM
15. 2026-05-31
    days on market $299,900 Active 93 DOM
16. 2026-05-30
    days on market $299,900 Active 92 DOM
17. 2026-04-25
    price $299,900 1221-char remark

    Show marketing remark (1221 chars)

    Wonderful home in Arrowhead offers so much space with great curb appeal! One level home. 4 bedrooms/3 full baths. Formal living room and dining room combination, amazing den/family room with brick fireplace, arched brick wall plus wood beams. There’s an awesome wet bar off the den, and the arched wall is open to the breakfast nook! Kitchen has corian countertops and tiled backsplash, electric cooktop, double oven, refrigerator, dishwasher, pantry. Plus there’s a sunroom off the kitchen overlooking the amazing backyard that features an inground SALT WATER POOL, gazebo, fully fenced backyard, 2 detached storage buildings. Split plan. Main bedroom on one side of the home, and the 3 bedrooms on the opposite side. NEW HVAC installed fall 2025. NEW carpet and LVP installed in 2026! Roof is approximately 10 years old, but recently inspected, needed repairs were made, plus there’s a five year roof leak warranty! Includes a Vivint home security system!! Two car garage. Termite bond with Terminex. Seller is also offering a $7,500 BUYER INCENTIVE as well (which can be used for closing costs or upgrades!). This home is amazing and ready for new owner! Call today for your personal viewing!!!

18. 2026-04-10
    price $319,900 1221-char remark

    Show marketing remark (1221 chars)

    Wonderful home in Arrowhead offers so much space with great curb appeal! One level home. 4 bedrooms/3 full baths. Formal living room and dining room combination, amazing den/family room with brick fireplace, arched brick wall plus wood beams. There’s an awesome wet bar off the den, and the arched wall is open to the breakfast nook! Kitchen has corian countertops and tiled backsplash, electric cooktop, double oven, refrigerator, dishwasher, pantry. Plus there’s a sunroom off the kitchen overlooking the amazing backyard that features an inground SALT WATER POOL, gazebo, fully fenced backyard, 2 detached storage buildings. Split plan. Main bedroom on one side of the home, and the 3 bedrooms on the opposite side. NEW HVAC installed fall 2025. NEW carpet and LVP installed in 2026! Roof is approximately 10 years old, but recently inspected, needed repairs were made, plus there’s a five year roof leak warranty! Includes a Vivint home security system!! Two car garage. Termite bond with Terminex. Seller is also offering a $7,500 BUYER INCENTIVE as well (which can be used for closing costs or upgrades!). This home is amazing and ready for new owner! Call today for your personal viewing!!!

19. 2026-02-27
    listed $329,900 Active 1221-char remark

    Show marketing remark (1221 chars)

    Wonderful home in Arrowhead offers so much space with great curb appeal! One level home. 4 bedrooms/3 full baths. Formal living room and dining room combination, amazing den/family room with brick fireplace, arched brick wall plus wood beams. There’s an awesome wet bar off the den, and the arched wall is open to the breakfast nook! Kitchen has corian countertops and tiled backsplash, electric cooktop, double oven, refrigerator, dishwasher, pantry. Plus there’s a sunroom off the kitchen overlooking the amazing backyard that features an inground SALT WATER POOL, gazebo, fully fenced backyard, 2 detached storage buildings. Split plan. Main bedroom on one side of the home, and the 3 bedrooms on the opposite side. NEW HVAC installed fall 2025. NEW carpet and LVP installed in 2026! Roof is approximately 10 years old, but recently inspected, needed repairs were made, plus there’s a five year roof leak warranty! Includes a Vivint home security system!! Two car garage. Termite bond with Terminex. Seller is also offering a $7,500 BUYER INCENTIVE as well (which can be used for closing costs or upgrades!). This home is amazing and ready for new owner! Call today for your personal viewing!!!

ⓘ 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: $596 · $50/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: +$592/yr (+$49/mo · 99.3%)

ⓘ 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) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,041
• − Mortgage interest: −$16,239
• − Property taxes: −$596
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − HOA: −$96
• − Depreciation: −$8,433
• Taxable loss: −$2,420
• Est. tax savings @ 24.0%: +$581
• After-tax cash flow: $3,138/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

-9.1% since first listed

3 events — show timeline

• 2026-04-25 Price Changed $299,900 MAAR
• 2026-04-10 Price Changed $319,900 MAAR
• 2026-02-27 Listed $329,900 MAAR

Property tax history

-1.6%/yr

Latest (2020): $596 · +4.6% YoY. Source: county tax records.