1824 Longmeadow Dr · Montgomery, AL 36106

$134,900

4 bd · 2.0 ba · 1,704 sqft · SingleFamily public records · 14 Days on market

Built 1964 0.28 ac lot Est $133k · at est.

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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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +6.8/10.0
• ARV discount +6.8/15.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location and a great deal in this Montgomery, Longmeadow area. Lots of wood flooring. Very large rooms. Updated appliances in kitchen and comes with a side-by-side refrigerator also has a large breakfast bar area. Master suite is a nice size and comes with a full bath. Fully fenced backyard. Lots of potential in this 4 bed, 2 bath home on a fenced lot with a carport. Ranch living with family room, kitchen and laundry room. There is a Large living room and a den that is connected to the kitchen. Detached storage building and covered rear patio.

Key facts

• Ranch-style home
• Covered back patio
• Generous backyard

Tags

• RANCH-STYLE HOME
• WOOD-BURNING FIREPLACE
• ORIGINAL HARDWOOD FLOORS
• COVERED BACK PATIO
• GENEROUS BACKYARD
• ATTACHED COVERED CARPORT

Property features AI

Finance

• Other: Parcel ID: 10-05-21-2-004-040.000; Approximately 0.28 acres

Exterior

• Parking: Attached parking; One carport space
• Utilities: Public water; Electric water heater; Internet service availability unknown
• Home design: Existing construction (year built not specified); Siding (other) exterior; Slab foundation; Located in the Longmeadow subdivision
• Construction: Siding (other) exterior; Slab foundation
• Exterior features: No waterfront; No pool; No patio; No garden/patio; No decks; Lot not in flood plain; No notable lot view

Interior

• Kitchen: Laminate countertops; Refrigerator; Electric stove
• Bedrooms: Master bedroom on main level; Three additional bedrooms on main level
• Flooring: Hardwood; Tile
• Bathrooms: Two full bathrooms; Tub/shower combo
• Heating & cooling: Central heating (forced air); Central electric cooling
• Interior features: Hardwood and tile floors; Pull-down attic; Ceilings: other (see remarks); No additional listed interior features
• Laundry & utility: Laundry on main level; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 9.9% 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: Dannelly Elementary School (math 2% / reading 21%, grade F, #556 of 627 statewide, top 89%, 622 students, 88% FRL); Park Crossing High School (math 12% / reading 27%, grade F, #169 of 305 statewide, top 59%, 906 students, 53% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: Rents rising fast (+6.3%/yr); 137 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $933 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 + 6.3% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 $67k; list at $135k implies a 101% 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 $134,900

Questions for the listing agent

1. Built in 1964 — 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: 1.18% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.88%
• DSCR: 1.57
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $132,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1836 Longmeadow Dr	0.03mi	4/2.0	1,680 (-1%)	7mo	$185,000	$110	90
2009 Commodore St	0.17mi	3/2.0 (-1)	1,661 (-2%)	4mo	$65,000	$39	80
1830 Hill Hedge Dr	0.16mi	3/2.0 (-1)	1,674 (-2%)	10mo	$164,500	$98	76
2129 Meadow Lane Dr	0.22mi	3/2.0 (-1)	1,643 (-4%)	9mo	$170,000	$103	72
1728 Robison Hill Rd	0.28mi	3/2.0 (-1)	1,574 (-8%)	1mo	$65,500	$42	68
2948 Canterbury Dr	0.72mi	3/2.0 (-1)	1,702 (-0%)	4mo	$155,000	$91	58
2739 Green Oaks Dr	0.40mi	3/2.0 (-1)	1,572 (-8%)	9mo	$122,000	$78	56
2412 College St	0.73mi	3/2.0 (-1)	1,776 (+4%)	7mo	$265,000	$149	48
2121 E 3rd St	0.68mi	3/1.0 (-1)	1,600 (-6%)	4mo	$15,000	$9	46
2138 E 2nd St	0.69mi	3/1.5 (-1)	1,856 (+9%)	1mo	$30,500	$16	45
1474 Watson Ave	0.59mi	3/2.0 (-1)	1,472 (-14%)	7mo	$107,000	$73	39
1605 West St	0.73mi	3/1.0 (-1)	1,836 (+8%)	7mo	$60,000	$33	38

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 · 6.29% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.25×
• Total profit: $9,398
• Equity at exit: $20,114

10-year hold

• IRR: 18.2%
• Equity multiple: 2.73×
• Total profit: $65,293
• Equity at exit: $11,664

Cash invested: $37,772 (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 36106

• Home prices YoY: -13.1%
• Rents YoY: 6.3%
• Active inventory: 137
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,595 high
• Mortgage (P&I): −$707
• Tax from tax record: −$91 /mo · $1,092/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $406

Break-even live

Break-even rent $1,082

Max offer price $134,900

Occupancy floor 70%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1842 Gillespie Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	43d	1	0.10mi
2053 Gorgas St Montgomery, AL	3.0	1.0	1955	$1,200	$0.61	21d	1	0.17mi
2014 Commodore St Montgomery, AL	3.0	2.0	1613	$1,450	$0.90	13d	1	0.18mi
1839 Robison Hill Rd Montgomery, AL	4.0	2.0	1370	$1,550	$1.13	21d	1	0.24mi
2045 Bullard St Unit 1043526P Montgomery, AL	3.0	2.0	1797	$2,198	$1.22	43d	1	0.25mi
1814 Pinecrest Dr Montgomery, AL	3.0	1.0	1053	$990	$0.94	43d	1	0.28mi
2009 Bullard St Montgomery, AL	5.0	2.0	1992	$1,975	$0.99	21d	1	0.29mi
1827 Pinecrest Dr Montgomery, AL	4.0	3.0	1893	$1,550	$0.82	13d	1	0.31mi
2736 Chevy Chase Dr Montgomery, AL	3.0	1.0	1100	$1,300	$1.18	43d	1	0.38mi
1814 Sylvan Dr Montgomery, AL	3.0	2.0	1785	$1,400	$0.78	21d	1	0.43mi
2983 Old Farm Rd Montgomery, AL	3.0	2.0	2000	$1,725	$0.86	21d	1	0.58mi
1450 Crenshaw Pl S Montgomery, AL	3.0	2.0	1641	$1,775	$1.08	43d	1	0.61mi
1425 Blairwood Montgomery, AL	3.0	2.0	1700	$1,850	$1.09	13d	1	0.61mi
2043 Hazel Hedge Ln Montgomery, AL	4.0	3.0	2001	$1,650	$0.82	13d	1	0.78mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	43d	1	0.87mi
3318 Habersham Rd Montgomery, AL	3.0	2.0	1134	$1,250	$1.10	13d	1	0.93mi
2727 Boultier St Montgomery, AL	1.0–3.0	1.0–2.0	1070	$1,582	$1.48	13d	3	1.02mi
3323 Bedford Ln Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	21d	1	1.08mi
3346 Bedford Ln Montgomery, AL	3.0	1.0	1134	$1,295	$1.14	13d	1	1.10mi
3352 Ridgefield Dr Montgomery, AL	3.0	2.0	1932	$1,761	$0.91	21d	1	1.11mi
3359 Bedford Ln Montgomery, AL	4.0	2.0	1786	$1,600	$0.90	13d	1	1.13mi
1216 Karen Rd Montgomery, AL	3.0	2.0	1620	$1,350	$0.83	13d	1	1.14mi
1229 Karen Rd Montgomery, AL	4.0	2.0	1344	$1,590	$1.18	43d	1	1.15mi
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	43d	1	1.26mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	43d	1	1.27mi
2440 Price St Unit C Montgomery, AL	3.0	2.0	1800	$1,050	$0.58	43d	1	1.28mi
1738 Fairforest Dr Montgomery, AL	3.0	2.0	2166	$1,895	$0.87	43d	1	1.30mi
2441 Price St Unit D Montgomery, AL	3.0	2.0	1264	$900	$0.71	21d	1	1.30mi
2009 Palmetto St Montgomery, AL	3.0	1.0	1487	$1,050	$0.71	43d	1	1.31mi
926 Green Ridge Ct Montgomery, AL	3.0	2.0	1665	$1,381	$0.83	13d	1	1.35mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	43d	1	1.37mi
3770 Maclamar Rd Montgomery, AL	3.0	1.0	1129	$950	$0.84	21d	1	1.39mi
3510 Bankhead Ave Montgomery, AL	3.0	3.0	2210	$2,250	$1.02	43d	1	1.39mi
3543 Carter Hill Rd Montgomery, AL	1.0–3.0	1.0–2.0	1120	$925	$0.83	13d	16	1.41mi
3256 Montezuma Rd Montgomery, AL	3.0	2.0	1515	$1,450	$0.96	43d	1	1.44mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	43d	1	1.49mi
1437 Beaumont Dr Montgomery, AL	4.0	2.0	2029	$1,500	$0.74	43d	1	1.50mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	43d	1	1.50mi

Listing history 11 events

1. 2026-06-18
   days on market $134,900 Active 14 DOM
2. 2026-06-17
   days on market $134,900 Active 13 DOM
3. 2026-06-16
   days on market $134,900 Active 12 DOM
4. 2026-06-15
   days on market $134,900 Active 11 DOM
5. 2026-06-14
   days on market $134,900 Active 9 DOM
6. 2026-06-13
   days on market $134,900 Active 8 DOM
7. 2026-06-10
   days on market $134,900 Active 6 DOM
8. 2026-06-09
   days on market $134,900 Active 5 DOM
9. 2026-06-08
   days on market $134,900 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $134,900 Active 3 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: $1,092 · $91/mo
• Projected year-2 tax: $1,092 · $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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,142
• − Mortgage interest: −$7,556
• − Property taxes: −$1,092
• − Insurance: −$674
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$3,924
• Taxable income: $2,831
• Est. tax owed @ 24.0%: −$680
• After-tax cash flow: $4,187/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): 14,065
• Household income: $69,087
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 876.0

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 0.58)
• Race & ethnicity: White 47% Black 43% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 3%

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: ▼ -22.82%
• Current HPI: 151.1822
• Rent YoY: ▲ 6.29%
• 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

+68.8% since first listed

9 events — show timeline

• 2026-06-04 Listed $134,900 Greater Alabama MLS
• 2018-07-20 Sold (Public Records) $67,000 Public Records
• 2018-07-19 Sold (MLS) $67,000 MAAR
• 2018-05-11 Listed $69,900 MAAR
• 2015-11-06 Sold (Public Records) $108,000 Public Records
• 2014-11-04 Sold (Public Records) $85,000 Public Records
• 2014-10-31 Sold (MLS) $65,000 MAAR
• 2013-11-26 Listed $68,500 MAAR
• 2012-01-21 Listed $79,900 MAAR

Property tax history

+4.7%/yr

Latest (2025): $1,092 · +6.9% YoY. Source: county tax records.