3704 Carriage Pl · Montgomery, AL 36116

$119,900

3 bd · 2.0 ba · 1,508 sqft · SingleFamily public records · 13 Days on market

Built 1972 0.31 ac lot Est $130k · 8% under

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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 +28.2/30.0
• ARV discount +10.9/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• 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 MLS

This 3 bedroom 2 full bath home has a living room dining room combo. The den area has a built in book case, doors for the view of the pool and access to the patio.

Key facts

• Brick fireplace
• Full brick exterior
• Central living room

Tags

• FULL BRICK EXTERIOR
• CENTRAL LIVING ROOM
• BRICK FIREPLACE
• DEDICATED KITCHEN AREA
• PRIVATE EN-SUITE BATHROOM
• CONCRETE SLAB FOUNDATION

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Off-street parking
• Utilities: Public water; Connected sewer; Gas water heater
• Home design: Existing construction; Siding (other)
• Construction: Slab foundation
• Exterior features: Fenced yard; Interior lot

Interior

• Kitchen: Solid surface countertops; Refrigerator included
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level; Total bedroom-related rooms: Living, Master Bedroom, two Bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Tub/shower combo
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Ceilings: Other (see remarks); No additional interior features listed
• Laundry & utility: Laundry on main level; Washer hookup; Dryer hookups for electric and gas

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 10.1% 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: employment D, crime F, amenities D-.
• 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.
• Zoned schools: Crump Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 497 students, 93% FRL); Carver Senior High School (math 2% / reading 12%, grade F, #265 of 305 statewide, top 89%, 902 students, 89% FRL) — zoned schools average 91% FRL vs 70% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.7%/yr); 293 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 32% of the median local income ($55k/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 $829 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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $77k; list at $120k implies a 56% 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 $119,900

Questions for the listing agent

1. Built in 1972 — 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: 1.22% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.64%
• DSCR: 1.61
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $129,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 W Wilding Dr	0.40mi	4/2.0 (+1)	1,525 (+1%)	2mo	$165,000	$108	73
454 Spring Valley Rd	0.12mi	3/2.0	1,460 (-3%)	20mo	$144,900	$99	73
3441 Woodpark Dr	0.21mi	3/2.0	1,620 (+7%)	13mo	$139,000	$86	67
3707 Carriage Pl	0.03mi	3/2.0	1,685 (+12%)	15mo	$132,000	$78	67
330 Spring Valley Rd	0.21mi	4/2.0 (+1)	1,602 (+6%)	10mo	$110,000	$69	66
260 Smallbrook Dr	0.60mi	3/2.0	1,594 (+6%)	3mo	$125,000	$78	60
3524 Kings Cliff Rd	0.39mi	3/2.0	1,652 (+10%)	8mo	$165,000	$100	59
109 Lauderdale St	0.58mi	3/2.0	1,444 (-4%)	11mo	$147,500	$102	56
3332 Pin Oak Ct	0.56mi	4/2.0 (+1)	1,438 (-5%)	6mo	$138,000	$96	56
3906 Chatwood St	0.65mi	4/2.0 (+1)	1,372 (-9%)	2mo	$62,500	$46	48
242 Smallbrook Dr	0.61mi	4/2.0 (+1)	1,671 (+11%)	1mo	$130,000	$78	47
3309 Cross Ridge Rd	0.58mi	3/2.0	1,295 (-14%)	11mo	$74,000	$57	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 · 5.65% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.26×
• Total profit: $8,851
• Equity at exit: $17,877

10-year hold

• IRR: 18.1%
• Equity multiple: 2.67×
• Total profit: $56,231
• Equity at exit: $10,367

Cash invested: $33,572 (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 36116

• Home prices YoY: -9.7%
• Rents YoY: 5.7%
• Active inventory: 293
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,458 high
• Mortgage (P&I): −$629
• Tax from tax record: −$91 /mo · $1,094/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $382

Break-even live

Break-even rent $975

Max offer price $119,900

Occupancy floor 69%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
654 Mayflower Dr Montgomery, AL	3.0	2.0	1777	$1,400	$0.79	43d	1	0.17mi
3324 Cross Creek Dr Montgomery, AL	3.0	2.0	1791	$1,395	$0.78	21d	1	0.20mi
3212 Herbert Dr Montgomery, AL	3.0	2.0	1180	$1,425	$1.21	21d	1	0.68mi
3855 Woodley Rd Montgomery, AL	4.0	2.0	1450	$1,450	$1.00	43d	1	0.74mi
3633 Woodley Rd Montgomery, AL	4.0	2.0	1734	$1,600	$0.92	21d	1	0.74mi
2699 Whispering Pine Dr Montgomery, AL	4.0	2.0	1500	$1,500	$1.00	13d	1	0.94mi
3252 Cheltenham Dr Montgomery, AL	3.0	2.0	1705	$1,200	$0.70	43d	1	1.15mi
2724 Forsyth Ln Montgomery, AL	4.0	2.0	1794	$1,400	$0.78	43d	1	1.27mi
2619 Brantford Pl Montgomery, AL	3.0	2.0	1323	$1,200	$0.91	43d	1	1.44mi
3231 Virginia Pines Ln Montgomery, AL	2.0	2.0	1068	$800	$0.75	43d	1	1.50mi

Listing history 11 events

1. 2026-06-18
   days on market $119,900 Active 13 DOM
2. 2026-06-17
   days on market $119,900 Active 12 DOM
3. 2026-06-16
   days on market $119,900 Active 11 DOM
4. 2026-06-15
   days on market $119,900 Active 10 DOM
5. 2026-06-14
   days on market $119,900 Active 8 DOM
6. 2026-06-13
   days on market $119,900 Active 7 DOM
7. 2026-06-10
   days on market $119,900 Active 5 DOM
8. 2026-06-09
   days on market $119,900 Active 4 DOM
9. 2026-06-08
   days on market $119,900 Active 3 DOM
10. 2026-06-07
    remarks 680-char remark
11. 2026-06-07
    listed $119,900 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: $1,094 · $91/mo
• Projected year-2 tax: $1,094 · $91/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 2/10 Low
• 🌡 Heat 7/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,491
• − Mortgage interest: −$6,716
• − Property taxes: −$1,094
• − Insurance: −$600
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$3,488
• Taxable income: $2,795
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $3,909/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

+135.1% since first listed

5 events — show timeline

• 2026-06-05 Listed $119,900 Greater Alabama MLS
• 2022-07-28 Sold (Public Records) $77,000 Public Records
• 2017-11-02 Sold (Public Records) $47,500 Public Records
• 2017-11-02 Sold (MLS) $47,500 MAAR
• 2017-03-02 Listed $51,000 MAAR

Property tax history

+12.2%/yr

Latest (2025): $1,094 · -4.2% YoY. Source: county tax records.