4122 Macedonia Dr · Montgomery, AL 36116

$100,000

2 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 365 Days on market

Built 1957 5.20 ac lot $77/sqft · 53% above area

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

Investor special! This 2-bedroom, 1-bath all-brick home sits on 5 acres of unrestricted land in the desirable Macedonia community, offering endless possibilities for renovation, expansion, or development. With a peaceful country feel and the convenience of city amenities just minutes away, this property is ideal for investors, DIY enthusiasts, or anyone looking for space and freedom. The home has solid bones and just needs a little TLC and a makeover to bring it back to life. Whether you're dreaming of a mini-farm, adding additional structures, or simply enjoying the privacy and open space, this is a rare opportunity to own unrestricted acreage in a sought-after area at an affordable price. Don't miss your chance to transform this gem into something truly special—schedule a showing today!

Key facts

• Solid bones
• Unrestricted land
• 5.2 acre lot

Tags

• UNRESTRICTED LAND
• SOLID BONES
• PRIVACY AND OPEN SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 fast (+5.7%/yr); 293 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $691 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 + 5.7% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 365 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 365 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.42%
• DSCR: 1.55
• GRM: 7.4

CMA / ARV

• ARV (median comp): $65,385
• List price: $100,000
• Delta: 52.94%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4544 Henry Dr	0.45mi	1/1.0 (-1)	1,344 (+3%)	21mo	$10,000	$7	51
6148 Sherburn Rd	0.73mi	3/2.0 (+1)	1,209 (-7%)	0mo	$77,000	$64	45
6228 S Hampton Dr	0.74mi	3/2.0 (+1)	1,108 (-15%)	17mo	$65,900	$59	18

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $5,304
• Equity at exit: $14,910

10-year hold

• IRR: 16.3%
• Equity multiple: 2.49×
• Total profit: $41,603
• Equity at exit: $8,646

Cash invested: $28,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,127 high
• Mortgage (P&I): −$524
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $290

Break-even live

Break-even rent $760

Max offer price $100,000

Occupancy floor 69%

Sensitivity live

Price	-10% $346	-5% $318	+0% $290	+5% $262	+10% $233
Rent	-10% $201	-5% $245	+0% $290	+5% $334	+10% $379
Rate	-1.0pp $340	-0.5pp $315	base $290	+0.5pp $264	+1.0pp $238

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6105 Jennifer Ln Montgomery, AL	3.0	2.0	1553	$1,250	$0.80	14d	1	0.85mi
3824 Glenfern Ct Montgomery, AL	3.0	2.0	1600	$1,450	$0.91	44d	1	0.87mi
6061 Briarhurst Dr Montgomery, AL	3.0	2.0	1124	$1,075	$0.96	44d	1	0.92mi
6028 Oakleigh Rd Montgomery, AL	3.0	2.0	1105	$850	$0.77	44d	1	1.01mi
4590 Troy Hwy Montgomery, AL	2.0–3.0	2.0	1330	$799	$0.60	14d	1	1.16mi
5931 Singleton St Montgomery, AL	3.0	2.5	1302	$695	$0.53	44d	1	1.16mi

Listing history 3 events

1. 2025-11-18
   price $100,000 805-char remark

   Show marketing remark (805 chars)

   Investor special! This 2-bedroom, 1-bath all-brick home sits on 5 acres of unrestricted land in the desirable Macedonia community, offering endless possibilities for renovation, expansion, or development. With a peaceful country feel and the convenience of city amenities just minutes away, this property is ideal for investors, DIY enthusiasts, or anyone looking for space and freedom. The home has solid bones and just needs a little TLC and a makeover to bring it back to life. Whether you're dreaming of a mini-farm, adding additional structures, or simply enjoying the privacy and open space, this is a rare opportunity to own unrestricted acreage in a sought-after area at an affordable price. Don't miss your chance to transform this gem into something truly special—schedule a showing today!

2. 2025-10-24
   price $80,000 805-char remark

   Show marketing remark (805 chars)

   Investor special! This 2-bedroom, 1-bath all-brick home sits on 5 acres of unrestricted land in the desirable Macedonia community, offering endless possibilities for renovation, expansion, or development. With a peaceful country feel and the convenience of city amenities just minutes away, this property is ideal for investors, DIY enthusiasts, or anyone looking for space and freedom. The home has solid bones and just needs a little TLC and a makeover to bring it back to life. Whether you're dreaming of a mini-farm, adding additional structures, or simply enjoying the privacy and open space, this is a rare opportunity to own unrestricted acreage in a sought-after area at an affordable price. Don't miss your chance to transform this gem into something truly special—schedule a showing today!

3. 2025-05-29
   listed $100,000 Active 805-char remark

   Show marketing remark (805 chars)

   Investor special! This 2-bedroom, 1-bath all-brick home sits on 5 acres of unrestricted land in the desirable Macedonia community, offering endless possibilities for renovation, expansion, or development. With a peaceful country feel and the convenience of city amenities just minutes away, this property is ideal for investors, DIY enthusiasts, or anyone looking for space and freedom. The home has solid bones and just needs a little TLC and a makeover to bring it back to life. Whether you're dreaming of a mini-farm, adding additional structures, or simply enjoying the privacy and open space, this is a rare opportunity to own unrestricted acreage in a sought-after area at an affordable price. Don't miss your chance to transform this gem into something truly special—schedule a showing today!

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $416 · $35/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,528
• − Mortgage interest: −$5,602
• − Property taxes: −$416
• − Insurance: −$500
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$2,909
• Taxable income: $1,937
• Est. tax owed @ 24.0%: −$465
• After-tax cash flow: $3,013/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

+0.0% since first listed

3 events — show timeline

• 2025-11-18 Price Changed $100,000 MAAR
• 2025-10-24 Price Changed $80,000 MAAR
• 2025-05-29 Listed $100,000 MAAR

Property tax history

+5.5%/yr

Latest (2025): $416 · +0.0% YoY. Source: county tax records.