533 Glade Park Loop · Montgomery, AL 36109

$169,000

3 bd · 2.0 ba · 1,455 sqft · SingleFamily public records · 11 Days on market

Built 1974 Est $160k · 6% over

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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 +22.1/30.0
• DSCR +7.1/10.0
• 1% rule +5.0/10.0
• ARV discount +5.0/15.0
• 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

Come check out this lovely home on a cul-de-sac in convenient Pecan Grove. This 3 bedroom 2 bath home offers lots of interior space with a living/dining room combination. The property features a completely fenced, shady back yard, outdoor patio, and outside storage room with a second floor bonus room that you can finish off to suit your needs. "Property to be sold as is. "

Key facts

• Outside storage room
• Fenced back yard
• Cul-de-sac

Tags

• CUL-DE-SAC
• FENCED BACK YARD
• OUTDOOR PATIO
• OUTSIDE STORAGE ROOM
• SECOND FLOOR BONUS ROOM

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electric service available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Built per public records; Brick exterior; Slab foundation
• Construction: Brick construction
• Exterior features: Covered patio; Patio; Fully fenced yard; City lot; Lot on a cul-de-sac; Lot dimensions approximately 89 x 122.5 (irregular)

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: Two bedrooms on the first floor
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: Two full bathrooms on the first floor
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Gas water heater
• Interior features: Kitchen/dining combo; Living room
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $271 ($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 $169k (0.1% below list).
• Recommended offer: $169k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 30y 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 $83k; list at $169k implies a 103% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,771 (0.1% below list)

Questions for the listing agent

1. Built in 1974 — 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. 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?
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: 1.00% ✗
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $160,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
429 Avon Rd	0.15mi	3/2.0	1,447 (-0%)	2mo	$160,000	$111	91
816 Hatcher St	0.36mi	3/2.0	1,448 (-0%)	2mo	$159,000	$110	80
408 Glade Park Dr	0.10mi	3/2.0	1,579 (+8%)	4mo	$168,000	$106	78
708 Maryethel Dr	0.18mi	4/2.0 (+1)	1,616 (+11%)	1mo	$178,000	$110	67
608 Blythewood Rd	0.34mi	3/2.0	1,328 (-9%)	5mo	$130,000	$98	66
356 Avon Rd	0.24mi	3/2.0	1,652 (+14%)	3mo	$195,000	$118	64
329 Northwestern Dr	0.62mi	3/2.0	1,402 (-4%)	4mo	$110,000	$78	61
330 W Vanderbilt Loop	0.58mi	3/2.0	1,515 (+4%)	7mo	$115,000	$76	60
4309 Salinas Ct	0.49mi	4/2.0 (+1)	1,610 (+11%)	2mo	$179,900	$112	53
615 Sarver Ave	0.48mi	3/2.0	1,646 (+13%)	4mo	$155,000	$94	52
4208 Johnstown Dr	0.68mi	3/2.0	1,604 (+10%)	3mo	$204,900	$128	49
4536 Wake Forest Dr	0.71mi	3/2.0	1,244 (-14%)	4mo	$123,000	$99	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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-10,754
• Equity at exit: $25,198

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $10,292
• Equity at exit: $14,612

Cash invested: $47,320 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$886
• Tax from tax record: −$106 /mo · $1,267/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $271

Break-even live

Break-even rent $1,345

Max offer price $169,000

Occupancy floor 79%

Sensitivity live

Price	-10% $367	-5% $319	+0% $271	+5% $223	+10% $175
Rent	-10% $138	-5% $204	+0% $271	+5% $338	+10% $404
Rate	-1.0pp $356	-0.5pp $314	base $271	+0.5pp $227	+1.0pp $183

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 24 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	15d	1	0.07mi
605 Plantation Way Montgomery, AL	4.0	2.0	1519	$1,200	$0.79	22d	1	0.24mi
633 Groveland Dr Montgomery, AL	3.0	2.0	1424	$1,200	$0.84	45d	1	0.28mi
535 Lawndale Ln Montgomery, AL	4.0	1.5	1260	$1,100	$0.87	15d	1	0.40mi
516 Lawndale Ln Montgomery, AL	3.0	1.0	1125	$1,150	$1.02	45d	1	0.40mi
538 Hollow Wood Rd Montgomery, AL	2.0	2.0	1053	$1,100	$1.04	45d	1	0.43mi
4732 Retreat Rd Montgomery, AL	2.0	2.0	1034	$995	$0.96	22d	1	0.50mi
4536 Wake Forest Dr Montgomery, AL	3.0	2.0	1244	$1,250	$1.00	45d	1	0.74mi
5712 Roxboro Dr Montgomery, AL	4.0	2.0	1544	$1,450	$0.94	22d	1	0.97mi
713 Amity Ln Montgomery, AL	4.0	2.0	1696	$1,900	$1.12	45d	1	0.99mi
728 Amity Ln Montgomery, AL	4.0	2.0	1218	$1,700	$1.40	15d	1	1.02mi
4365 Hillside Oaks Montgomery, AL	2.0	2.0	1204	$1,500	$1.25	45d	1	1.06mi
5805 Hyde Park Dr Montgomery, AL	3.0	2.0	1757	$1,511	$0.86	22d	1	1.25mi
5735 Sweet Meadow Dr Montgomery, AL	3.0	2.0	1413	$1,525	$1.08	45d	1	1.29mi
760 N Burbank Dr Montgomery, AL	3.0	2.0	1102	$1,400	$1.27	45d	1	1.32mi
4056 Wares Ferry Rd Montgomery, AL	3.0	2.0	1800	$1,500	$0.83	15d	1	1.35mi
3806 Marie Cook Dr Montgomery, AL	3.0	2.0	1791	$1,675	$0.94	15d	1	1.38mi
323 N Burbank Dr Montgomery, AL	4.0	2.0	1584	$1,381	$0.87	15d	1	1.39mi
3801 Cedar Ave Montgomery, AL	3.0	2.0	1818	$1,681	$0.92	22d	1	1.39mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	15d	1	1.43mi
1201 Dalraida Rd Montgomery, AL	3.0	2.0	1673	$1,625	$0.97	45d	1	1.44mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	45d	1	1.45mi
6320 Burbank Crossing Loop Montgomery, AL	3.0	2.0	1238	$1,600	$1.29	45d	1	1.50mi
185 Eastdale Rd S Montgomery, AL	1.0–2.0	1.0–2.0	846	$1,100	$1.30	22d	4	1.50mi

Listing history 8 events

1. 2026-06-21
   days on market $169,000 Active 11 DOM
2. 2026-06-18
   days on market $169,000 Active 8 DOM
3. 2026-06-17
   days on market $169,000 Active 7 DOM
4. 2026-06-16
   days on market $169,000 Active 6 DOM
5. 2026-06-15
   days on market $169,000 Active 5 DOM
6. 2026-06-14
   days on market $169,000 Active 3 DOM
7. 2026-06-13
   remarks 627-char remark
8. 2026-06-13
   listed $169,000 Active 2 DOM

ⓘ 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: $1,267 · $106/mo
• Projected year-2 tax: $1,267 · $106/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 · 19 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: $20,253
• − Mortgage interest: −$9,467
• − Property taxes: −$1,267
• − Insurance: −$845
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$4,916
• Taxable income: $517
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $3,128/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

+141.4% since first listed

8 events — show timeline

• 2026-06-09 Listed $169,000 MAAR
• 2020-10-27 Sold (Public Records) $83,100 Public Records
• 2011-02-18 Sold (Public Records) $45,000 Public Records
• 2011-01-19 Sold (MLS) $45,000 MAAR
• 2010-11-05 Listed $54,900 MAAR
• 2005-02-04 Sold (MLS) $89,000 MAAR
• 2004-09-08 Listed $89,900 MAAR
• 1996-12-18 Listed $69,995 MAAR

Property tax history

+6.8%/yr

Latest (2025): $1,267 · +5.2% YoY. Source: county tax records.