3427 Richmond Rd · Montgomery, AL 36111

$99,000

4 bd · 2.0 ba · 1,788 sqft · SingleFamily public records · 14 Days on market

Built 1974 0.27 ac lot Est $102k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +8.8/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pristine ranch just one block from Cloverdale Idlewild! Great updated eat-in kitchen with granite countertops, chic tile back splash, new appliances including a stainless refrigerator! Wonderful corner brick fireplace in the living room/dining room. Spacious paneled den that looks out onto the covered patio and right beyond that is the sparkling pool! There's no shortage of storage with double closets in each bedroom and a huge greenhouse/storage shed in the backyard. Brand new HVAC, new carpet and fresh paint. .. this one's a deal!

Key facts

• Solid foundation
• Newer water heater
• Updated flooring

Tags

• UPDATED FLOORING
• TILE FLOORING
• PARTIALLY REMODELED BATHROOM
• CENTRAL HVAC SYSTEM
• NEWER WATER HEATER
• SOLID FOUNDATION

Property features AI

Exterior

• Parking: Parking pad (1 space)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Single-story; Brick and wood siding exterior; Slab foundation
• Construction: Brick and wood siding construction; Slab foundation; Owner-provided year built
• Exterior features: Porch; In-ground pool

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Bedroom on the first floor
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas)
• Interior features: Walk-in closet(s); Carpet flooring; One outdoor fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Washer included; Dryer included; Electric water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 12.1% 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: Bellingrath Middle School (math 0% / reading 12%, grade F, #252 of 257 statewide, top 98%, 607 students, 96% FRL, charter); Lanier Senior High School (math 2% / reading 12%, grade F, #265 of 305 statewide, top 89%, 798 students, 94% FRL) — zoned schools average 95% FRL vs 70% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 7% at this address vs 20% district-wide (-13 pts) — the specific schools serving this property underperform the Montgomery County average; the district grade overstates school quality for this exact location.
• Market conditions: 114 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $684 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $80k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $99,000

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. 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: 1.45% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.91%
• DSCR: 1.93
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $101,916
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3469 Wellington Rd	0.13mi	3/2.0 (-1)	1,782 (-0%)	3mo	$49,900	$28	86
3417 Wellington Rd	0.23mi	3/2.0 (-1)	1,722 (-4%)	1mo	$100,000	$58	77
3460 Cloverdale Rd	0.19mi	4/2.0	1,562 (-13%)	3mo	$166,900	$107	67
3237 Cloverdale Rd	0.33mi	3/2.0 (-1)	1,954 (+9%)	2mo	$240,000	$123	63
3134 S Hull St	0.60mi	3/2.0 (-1)	1,830 (+2%)	2mo	$115,000	$63	61
3653 Cloverdale Rd	0.64mi	3/2.0 (-1)	1,768 (-1%)	3mo	$100,000	$57	61
3622 Audubon Rd	0.61mi	3/2.0 (-1)	1,659 (-7%)	1mo	$86,000	$52	54
3607 S Court St	0.70mi	3/2.0 (-1)	1,703 (-5%)	2mo	$32,500	$19	53
3637 Cloverdale Rd	0.59mi	3/2.0 (-1)	1,655 (-7%)	3mo	$90,000	$54	53
615 Hubbard St	0.45mi	3/1.0 (-1)	1,586 (-11%)	0mo	$112,000	$71	51
3653 Kelley Ln	0.70mi	4/1.0	1,934 (+8%)	0mo	$50,000	$26	49
3710 Berkley Dr	0.74mi	3/2.0 (-1)	1,543 (-14%)	2mo	$38,500	$25	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.53×
• Total profit: $14,723
• Equity at exit: $14,761

10-year hold

• IRR: 22.2%
• Equity multiple: 2.89×
• Total profit: $52,444
• Equity at exit: $8,560

Cash invested: $27,720 (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 36111

• Home prices YoY: -6.9%
• Active inventory: 114
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$519
• Tax from tax record: −$93 /mo · $1,117/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $483

Break-even live

Break-even rent $827

Max offer price $99,000

Occupancy floor 61%

Sensitivity live

Price	-10% $539	-5% $511	+0% $483	+5% $455	+10% $427
Rent	-10% $369	-5% $426	+0% $483	+5% $540	+10% $597
Rate	-1.0pp $533	-0.5pp $508	base $483	+0.5pp $457	+1.0pp $431

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3485 Wellington Rd Montgomery, AL	3.0	2.0	2437	$1,395	$0.57	23d	1	0.12mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	45d	1	0.16mi
3256 Montezuma Rd Montgomery, AL	3.0	2.0	1515	$1,450	$0.96	45d	1	0.34mi
3543 Berkley Dr Montgomery, AL	4.0	2.0	2067	$1,575	$0.76	15d	1	0.34mi
3235 Norman Bridge Rd Montgomery, AL	3.0	1.0	1873	$900	$0.48	45d	1	0.38mi
3510 Bankhead Ave Montgomery, AL	3.0	3.0	2210	$2,250	$1.02	45d	1	0.41mi
3304 Gilmer Ave Montgomery, AL	4.0	2.0	2009	$1,400	$0.70	23d	1	0.54mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	45d	1	0.56mi
3544 Southmont Dr Montgomery, AL	4.0	1.5	1774	$1,300	$0.73	23d	1	0.60mi
3649 Princeton Rd Montgomery, AL	3.0	1.0	1266	$1,200	$0.95	23d	1	0.64mi
139 Mount Vernon Dr Unit A Montgomery, AL	4.0	2.5	1700	$1,000	$0.59	45d	1	0.72mi
3720 Stanley Dr Montgomery, AL	4.0	2.0	1719	$1,650	$0.96	23d	1	0.73mi
1919 Norman Bridge Ct Unit 1043838P Montgomery, AL	4.0	3.0	1539	$4,108	$2.67	45d	1	0.75mi
2727 Boultier St Montgomery, AL	1.0–3.0	1.0–2.0	1070	$1,582	$1.48	15d	3	0.78mi
1388 Adrian Ln Montgomery, AL	5.0	2.0	1701	$1,600	$0.94	15d	1	0.84mi
1437 Beaumont Dr Montgomery, AL	4.0	2.0	2029	$1,500	$0.74	45d	1	0.85mi
1067 Roslyn Dr Montgomery, AL	4.0	2.0	1760	$1,125	$0.64	23d	1	0.92mi
3902 Wesley Dr Montgomery, AL	5.0	2.0	1689	$1,595	$0.94	23d	1	0.94mi
3963 S Court St Montgomery, AL	5.0	2.0	2000	$1,840	$0.92	45d	1	0.98mi
334 Felder Ave Montgomery, AL	3.0	2.0	2223	$2,395	$1.08	45d	1	1.00mi
1450 Crenshaw Pl S Montgomery, AL	3.0	2.0	1641	$1,775	$1.08	45d	1	1.03mi
1355 Magnolia Curv Montgomery, AL	3.0	3.0	2260	$1,800	$0.80	15d	1	1.05mi
1425 Blairwood Montgomery, AL	3.0	2.0	1700	$1,850	$1.09	15d	1	1.08mi
1434 E Audubon Rd Montgomery, AL	4.0	2.0	2237	$1,475	$0.66	45d	1	1.26mi
1259 S Lawrence St Montgomery, AL	3.0	1.0	1728	$1,300	$0.75	45d	1	1.29mi
2043 Hazel Hedge Ln Montgomery, AL	4.0	3.0	2001	$1,650	$0.82	15d	1	1.32mi
3616 Gaston Ave Montgomery, AL	4.0	2.0	1629	$1,300	$0.80	45d	1	1.33mi
3577 Whiting Ave Montgomery, AL	3.0	1.0	1269	$1,150	$0.91	45d	1	1.38mi
2045 Bullard St Unit 1043526P Montgomery, AL	3.0	2.0	1797	$2,198	$1.22	45d	1	1.46mi

Listing history 6 events

1. 2026-04-30
   status Pending
2. 2026-04-16
   listed $99,000 Active
3. 2012-11-21
   soldstatus $80,225
4. 2012-11-15
   soldstatus $80,000 541-char remark

   Show marketing remark (541 chars)

   Pristine ranch just one block from Cloverdale Idlewild! Great updated eat-in kitchen with granite countertops, chic tile back splash, new appliances including a stainless refrigerator! Wonderful corner brick fireplace in the living room/dining room. Spacious paneled den that looks out onto the covered patio and right beyond that is the sparkling pool! There's no shortage of storage with double closets in each bedroom and a huge greenhouse/storage shed in the backyard. Brand new HVAC, new carpet and fresh paint. .. this one's a deal!

5. 2012-05-22
   listed $89,000 541-char remark

   Show marketing remark (541 chars)

   Pristine ranch just one block from Cloverdale Idlewild! Great updated eat-in kitchen with granite countertops, chic tile back splash, new appliances including a stainless refrigerator! Wonderful corner brick fireplace in the living room/dining room. Spacious paneled den that looks out onto the covered patio and right beyond that is the sparkling pool! There's no shortage of storage with double closets in each bedroom and a huge greenhouse/storage shed in the backyard. Brand new HVAC, new carpet and fresh paint. .. this one's a deal!

6. 2011-12-03
   listed $99,000

ⓘ 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: $1,117 · $93/mo
• Projected year-2 tax: $1,117 · $93/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 1/10 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: $17,264
• − Mortgage interest: −$5,546
• − Property taxes: −$1,117
• − Insurance: −$495
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$2,880
• Taxable income: $4,464
• Est. tax owed @ 24.0%: −$1,071
• After-tax cash flow: $4,725/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
• City population: 175,913
• Population (ZIP): 12,196

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 34% Asian 3% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Chinese 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: ▼ -11.63%
• Current HPI: 156.4412
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

6 events — show timeline

• 2026-04-30 Pending — MAAR
• 2026-04-16 Listed $99,000 MAAR
• 2012-11-21 Sold (Public Records) $80,225 Public Records
• 2012-11-15 Sold (MLS) $80,000 MAAR
• 2012-05-22 Listed $89,000 MAAR
• 2011-12-03 Listed $99,000 MAAR

Property tax history

+5.8%/yr

Latest (2025): $1,117 · -21.1% YoY. Source: county tax records.