437 Holland Dr · Montgomery, AL 36109

$150,000

3 bd · 2.0 ba · 1,928 sqft · SingleFamily public records · 261 Days on market

Built 1965 0.28 ac lot $78/sqft · at area comps Est $152k · 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 +21.2/30.0
• ARV discount +8.2/15.0
• DSCR +6.8/10.0
• 1% rule +4.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this beautiful Forest Hills home for rent! 3 bedrooms, 2 baths, den, living room, sunroom, storage shed, & gazebo. HOME IS TENANT OCCUPIED through 01/05/2027 at $1,300.00 a month. Owner has 7 houses that can be purchased as a bundle for $750,000 (6 our tenant occupied).

Key facts

• 0.28 acre lot
• Parking
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (1.1% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (+2.6%/yr); 207 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 30% of the median local income ($59k/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 $1k 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.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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 $120k; 25% 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 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 1965 — 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: 0.99% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 8.4

CMA / ARV

• ARV (median comp): $152,480
• List price: $150,000
• Delta: -1.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
651 Joryne Dr	0.16mi	4/2.0 (+1)	1,985 (+3%)	4mo	$189,900	$96	80
823 Dumont Dr	0.28mi	4/2.0 (+1)	1,886 (-2%)	2mo	$175,000	$93	76
914 Karen Rd	0.34mi	3/2.0	1,884 (-2%)	6mo	$165,000	$88	76
843 Greg Dr	0.27mi	3/2.0	1,816 (-6%)	5mo	$100,000	$55	74
812 Dumont Dr	0.25mi	3/2.0	1,709 (-11%)	8mo	$173,000	$101	62
525 Avondale Rd	0.34mi	3/2.0	1,731 (-10%)	6mo	$155,000	$90	62
3336 Harrison Rd	0.63mi	3/2.0	1,816 (-6%)	4mo	$71,000	$39	58
1137 Lakewood Dr	0.66mi	3/2.0	1,860 (-4%)	9mo	$169,900	$91	56
711 Duval Dr	0.64mi	4/2.0 (+1)	1,832 (-5%)	3mo	$150,000	$82	54
3734 Duquesne Dr	0.43mi	3/2.0	1,644 (-15%)	4mo	$170,000	$103	52
3037 Willow Lane Dr	0.71mi	3/2.0	1,691 (-12%)	9mo	$139,999	$83	39
3129 Willow Lane Dr	0.74mi	4/2.0 (+1)	1,706 (-12%)	4mo	$180,000	$106	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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-10,972
• Equity at exit: $22,365

10-year hold

• IRR: 2.1%
• Equity multiple: 1.14×
• Total profit: $6,086
• Equity at exit: $12,969

Cash invested: $42,000 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 207
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$787
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $218

Break-even live

Break-even rent $1,208

Max offer price $150,000

Occupancy floor 80%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	0.11mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	21d	1	0.18mi
817 Dumont Dr Montgomery, AL	3.0	2.0	1635	$1,800	$1.10	13d	1	0.26mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	13d	1	0.27mi
844 Sir Michael Dr Montgomery, AL	4.0	2.0	1502	$1,650	$1.10	43d	1	0.32mi
3309 Hillcrest Ln Unit 1043908P Montgomery, AL	4.0	2.0	1625	$2,885	$1.78	21d	1	0.35mi
3692 Fairfield Dr Montgomery, AL	3.0	2.0	1524	$1,400	$0.92	21d	1	0.37mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	13d	1	0.39mi
926 Green Ridge Ct Montgomery, AL	3.0	2.0	1665	$1,381	$0.83	13d	1	0.40mi
908 Greg Dr Montgomery, AL	3.0	1.0	1520	$1,100	$0.72	21d	1	0.40mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	43d	1	0.42mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	21d	1	0.49mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	43d	1	0.53mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	21d	1	0.59mi
401 Ridgewood Ln Montgomery, AL	3.0	2.0	1513	$1,195	$0.79	21d	1	0.61mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	13d	1	0.61mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	43d	1	0.63mi
3359 Bedford Ln Montgomery, AL	4.0	2.0	1786	$1,600	$0.90	13d	1	0.65mi
750 S Marquette Dr Montgomery, AL	3.0	1.0	1325	$1,195	$0.90	43d	1	0.77mi
560 Farmington Rd Montgomery, AL	4.0	2.0	2161	$1,695	$0.78	13d	1	0.81mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	43d	1	0.81mi
572 Farmington Rd Montgomery, AL	3.0	2.0	2106	$1,495	$0.71	43d	1	0.82mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	43d	1	0.87mi
1216 Karen Rd Montgomery, AL	3.0	2.0	1620	$1,350	$0.83	13d	1	0.87mi
1229 Karen Rd Montgomery, AL	4.0	2.0	1344	$1,590	$1.18	43d	1	0.90mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	43d	1	0.91mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	0.93mi
18 Oak Forest Dr Montgomery, AL	3.0	2.0	1580	$1,050	$0.66	21d	1	1.04mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	21d	1	1.07mi
167 E Salem Dr Montgomery, AL	3.0	2.0	1700	$1,050	$0.62	43d	1	1.08mi
4056 Wares Ferry Rd Montgomery, AL	3.0	2.0	1800	$1,500	$0.83	13d	1	1.08mi
7 Bradley Dr Montgomery, AL	3.0	2.0	1529	$1,500	$0.98	13d	1	1.09mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	13d	1	1.12mi
3105 Pelzer Ave Montgomery, AL	4.0	2.0	1605	$1,425	$0.89	43d	1	1.13mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	13d	1	1.13mi
19 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	2022	$795	$0.39	43d	1	1.17mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	43d	1	1.22mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	13d	1	1.27mi
1738 Fairforest Dr Montgomery, AL	3.0	2.0	2166	$1,895	$0.87	43d	1	1.27mi
3462 Biltmore Ave Montgomery, AL	3.0	2.0	1685	$1,225	$0.73	21d	1	1.30mi

Listing history 27 events

1. 2026-06-18
   days on market $150,000 Active 261 DOM
2. 2026-06-17
   days on market $150,000 Active 260 DOM
3. 2026-06-16
   days on market $150,000 Active 259 DOM
4. 2026-06-15
   days on market $150,000 Active 258 DOM
5. 2026-06-14
   days on market $150,000 Active 256 DOM
6. 2026-06-13
   days on market $150,000 Active 255 DOM
7. 2026-06-10
   days on market $150,000 Active 253 DOM
8. 2026-06-09
   days on market $150,000 Active 252 DOM
9. 2026-06-08
   days on market $150,000 Active 251 DOM
10. 2026-06-07
    days on market $150,000 Active 250 DOM
11. 2026-06-03
    days on market $150,000 Active 246 DOM
12. 2026-06-02
    days on market $150,000 Active 245 DOM
13. 2026-06-01
    days on market $150,000 Active 244 DOM
14. 2026-05-31
    days on market $150,000 Active 243 DOM
15. 2026-05-30
    days on market $150,000 Active 242 DOM
16. 2025-09-30
    listed $150,000 Active 285-char remark

    Show marketing remark (285 chars)

    Check out this beautiful Forest Hills home for rent! 3 bedrooms, 2 baths, den, living room, sunroom, storage shed, & gazebo. HOME IS TENANT OCCUPIED through 01/05/2027 at $1,300.00 a month. Owner has 7 houses that can be purchased as a bundle for $750,000 (6 our tenant occupied).

17. 2024-07-24
    historical
18. 2024-07-20
    listed
19. 2022-12-30
    soldstatus $120,000
20. 2022-12-29
    soldstatus $120,000 Closed 770-char remark

    Show marketing remark (770 chars)

    The house with the Gazebo you've likely seen in Forest Hills in available!!! Lot's of great space inside and out on this home well prepared for listing. Enter into what is used as a large formal DR which can easily be a large living area and DR. Large sun room flanks the back of the home overlooking the back yard. On the side of the house is a large room that is perfect as a bonus room, home office, or 4th(main bedroom) as it also has the 2nd bath off of it. Laundry room with washer, dryer, and refrigerator. Other side of home has 3 bedroom with wood floors as well along with a bath. Back yard has detached storage. Large paved space next to Gazebo is great for relaxing outside. Covered porch, nice landscaping, and a corner lot. Call your favorite agent today!

21. 2022-12-28
    status Pending 770-char remark

    Show marketing remark (770 chars)

    The house with the Gazebo you've likely seen in Forest Hills in available!!! Lot's of great space inside and out on this home well prepared for listing. Enter into what is used as a large formal DR which can easily be a large living area and DR. Large sun room flanks the back of the home overlooking the back yard. On the side of the house is a large room that is perfect as a bonus room, home office, or 4th(main bedroom) as it also has the 2nd bath off of it. Laundry room with washer, dryer, and refrigerator. Other side of home has 3 bedroom with wood floors as well along with a bath. Back yard has detached storage. Large paved space next to Gazebo is great for relaxing outside. Covered porch, nice landscaping, and a corner lot. Call your favorite agent today!

22. 2022-12-15
    historical Contingent 770-char remark

    Show marketing remark (770 chars)

    The house with the Gazebo you've likely seen in Forest Hills in available!!! Lot's of great space inside and out on this home well prepared for listing. Enter into what is used as a large formal DR which can easily be a large living area and DR. Large sun room flanks the back of the home overlooking the back yard. On the side of the house is a large room that is perfect as a bonus room, home office, or 4th(main bedroom) as it also has the 2nd bath off of it. Laundry room with washer, dryer, and refrigerator. Other side of home has 3 bedroom with wood floors as well along with a bath. Back yard has detached storage. Large paved space next to Gazebo is great for relaxing outside. Covered porch, nice landscaping, and a corner lot. Call your favorite agent today!

23. 2022-12-09
    status Active 770-char remark

    Show marketing remark (770 chars)

    The house with the Gazebo you've likely seen in Forest Hills in available!!! Lot's of great space inside and out on this home well prepared for listing. Enter into what is used as a large formal DR which can easily be a large living area and DR. Large sun room flanks the back of the home overlooking the back yard. On the side of the house is a large room that is perfect as a bonus room, home office, or 4th(main bedroom) as it also has the 2nd bath off of it. Laundry room with washer, dryer, and refrigerator. Other side of home has 3 bedroom with wood floors as well along with a bath. Back yard has detached storage. Large paved space next to Gazebo is great for relaxing outside. Covered porch, nice landscaping, and a corner lot. Call your favorite agent today!

24. 2022-12-04
    historical Contingent 770-char remark

    Show marketing remark (770 chars)

    The house with the Gazebo you've likely seen in Forest Hills in available!!! Lot's of great space inside and out on this home well prepared for listing. Enter into what is used as a large formal DR which can easily be a large living area and DR. Large sun room flanks the back of the home overlooking the back yard. On the side of the house is a large room that is perfect as a bonus room, home office, or 4th(main bedroom) as it also has the 2nd bath off of it. Laundry room with washer, dryer, and refrigerator. Other side of home has 3 bedroom with wood floors as well along with a bath. Back yard has detached storage. Large paved space next to Gazebo is great for relaxing outside. Covered porch, nice landscaping, and a corner lot. Call your favorite agent today!

25. 2022-12-02
    listed $129,500 Active 770-char remark

    Show marketing remark (770 chars)

    The house with the Gazebo you've likely seen in Forest Hills in available!!! Lot's of great space inside and out on this home well prepared for listing. Enter into what is used as a large formal DR which can easily be a large living area and DR. Large sun room flanks the back of the home overlooking the back yard. On the side of the house is a large room that is perfect as a bonus room, home office, or 4th(main bedroom) as it also has the 2nd bath off of it. Laundry room with washer, dryer, and refrigerator. Other side of home has 3 bedroom with wood floors as well along with a bath. Back yard has detached storage. Large paved space next to Gazebo is great for relaxing outside. Covered porch, nice landscaping, and a corner lot. Call your favorite agent today!

26. 2003-12-11
    soldstatus $108,000
27. 2003-10-19
    listed $111,825

ⓘ 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: $1,260 · $105/mo
• Projected year-2 tax: $1,260 · $105/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥107°F today · 17 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: $17,804
• − Mortgage interest: −$8,402
• − Property taxes: −$1,260
• − Insurance: −$750
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$4,364
• Taxable income: $179
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $2,573/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): 23,581
• Household income: $59,193
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1039.0

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 0.60)
• Race & ethnicity: White 49% Black 39% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -37.64%
• Current HPI: 149.3867
• Rent YoY: ▲ 2.65%
• 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

+34.1% since first listed

12 events — show timeline

• 2025-09-30 Listed $150,000 MAAR
• 2024-07-24 Rental Removed — BUILDIUM
• 2024-07-20 Listed for Rent — BUILDIUM
• 2022-12-30 Sold (Public Records) $120,000 Public Records
• 2022-12-29 Sold (MLS) $120,000 MAAR
• 2022-12-28 Pending — MAAR
• 2022-12-15 Contingent — MAAR
• 2022-12-09 Relisted — MAAR
• 2022-12-04 Contingent — MAAR
• 2022-12-02 Listed $129,500 MAAR
• 2003-12-11 Sold (MLS) $108,000 MAAR
• 2003-10-19 Listed $111,825 MAAR

Property tax history

+11.4%/yr

Latest (2025): $1,260 · +2.5% YoY. Source: county tax records.