4216 Mcinnis Dr · Montgomery, AL 36116

$116,500

3 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 70 Days on market

Built 1996 7,405 sqft lot ↓ 30% since listing

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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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• 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

Welcome home to this well-maintained 3 bedroom, 2 bathroom property offering over 1,000 square feet of comfortable living space and numerous updates throughout! The inviting greatroom features a cozy fireplace, creating the perfect space to relax or entertain. The updated kitchen is equipped with stainless steel appliances and offers both style and functionality for everyday living. You’ll appreciate the well-sized bedrooms and two full bathrooms, providing plenty of space for family, guests, or a home office setup. Step outside to a spacious backyard—ideal for gatherings, pets, or simply enjoying the outdoors—complete with detached storage for added convenience. This move

Key facts

• 7,405 sq ft lot
• Parking
• Built 1996

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity available; High-speed internet available; Public water; Public sewer
• Home design: One-story property; HardiPlank-type exterior; Ridge vent roof; Slab foundation; Year built per public records
• Construction: HardiPlank-type siding; Ridge vents on the roof; Slab foundation
• Exterior features: Patio; Exterior storage; City lot in a subdivision; 60 x 120 lot with paved public road frontage

Interior

• Kitchen: Dishwasher; Electric range; Range hood; Disposal; Plumbed for ice maker; Electric water heater
• Bedrooms: Bedrooms located on the first floor
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms (both on the first floor)
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fans
• Interior features: Double-pane windows; Insulated doors; High ceilings; Programmable thermostat
• Laundry & utility: Washer hookup; Dryer hookup; Separate laundry room on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $110k (6.0% below list) — sets the bar for market timing.
• 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: 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); 294 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $805 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 $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($110k) 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 $109,510 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.16% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.50%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $76,960
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4230 Knollgate Rd	0.20mi	3/2.0	1,170 (+12%)	10mo	$80,000	$68	62
3946 Matterhorn St	0.59mi	3/2.0	1,096 (+5%)	7mo	$91,500	$83	58
4225 Andova Dr	0.31mi	3/2.0	1,100 (+6%)	24mo	$81,000	$74	56
2629 Shadowood Ct	0.67mi	3/2.0	1,150 (+11%)	6mo	$57,000	$50	46
3849 Chatwood St	0.69mi	3/1.5	1,120 (+8%)	14mo	$49,350	$44	41
3918 Woodley Rd	0.62mi	3/1.5	1,160 (+12%)	20mo	$87,000	$75	33

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: 6.2%
• Equity multiple: 1.25×
• Total profit: $8,157
• Equity at exit: $17,371

10-year hold

• IRR: 17.7%
• Equity multiple: 2.63×
• Total profit: $53,056
• Equity at exit: $10,073

Cash invested: $32,620 (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: 294
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$611
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $367

Break-even live

Break-even rent $887

Max offer price $116,500

Occupancy floor 68%

Sensitivity live

Price	-10% $433	-5% $400	+0% $367	+5% $334	+10% $301
Rent	-10% $260	-5% $314	+0% $367	+5% $420	+10% $474
Rate	-1.0pp $426	-0.5pp $397	base $367	+0.5pp $337	+1.0pp $306

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: $29,125
• Closing costs: $3,495
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3855 Woodley Rd Montgomery, AL	4.0	2.0	1450	$1,450	$1.00	45d	1	0.78mi
2699 Whispering Pine Dr Montgomery, AL	4.0	2.0	1500	$1,500	$1.00	14d	1	0.93mi
3212 Herbert Dr Montgomery, AL	3.0	2.0	1180	$1,425	$1.21	22d	1	1.28mi
3240 Virginia Pines Ln Montgomery, AL	3.0	2.0	1215	$900	$0.74	45d	1	1.35mi
3231 Virginia Pines Ln Montgomery, AL	2.0	2.0	1068	$800	$0.75	45d	1	1.36mi
4604 Virginia Loop Rd Montgomery, AL	1.0–2.0	1.0–2.0	810	$895	$1.10	45d	1	1.42mi
4611 Virginia Loop Rd Montgomery, AL	3.0	1.0	1029	$1,195	$1.16	22d	1	1.45mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $116,500 Pending 70 DOM
2. 2026-06-10
   days on market $116,500 Contingent 69 DOM
3. 2026-06-09
   days on market $116,500 Contingent 68 DOM
4. 2026-06-08
   days on market $116,500 Contingent 67 DOM
5. 2026-06-07
   days on market $116,500 Contingent 66 DOM
6. 2026-06-03
   days on market $116,500 Contingent 62 DOM
7. 2026-06-02
   days on market $116,500 Contingent 61 DOM
8. 2026-06-01
   days on market $116,500 Contingent 60 DOM
9. 2026-05-31
   days on market $116,500 Contingent 59 DOM
10. 2026-05-30
    days on market $116,500 Contingent 58 DOM
11. 2026-04-08
    historical Contingent
12. 2026-04-02
    price $116,500
13. 2026-04-02
    listed $166,500 Active

ⓘ 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: $493 · $41/mo
• Projected year-2 tax: $493 · $41/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 4/10 Moderate
• 🌡 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: $16,218
• − Mortgage interest: −$6,526
• − Property taxes: −$493
• − Insurance: −$582
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$3,389
• Taxable income: $2,632
• Est. tax owed @ 24.0%: −$632
• After-tax cash flow: $3,773/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

-30.0% since first listed

3 events — show timeline

• 2026-04-08 Contingent — MAAR
• 2026-04-02 Price Changed $116,500 MAAR
• 2026-04-02 Listed $166,500 MAAR

Property tax history

+7.2%/yr

Latest (2025): $493 · -1.7% YoY. Source: county tax records.