106 Nottingham Ct · Montgomery, AL 36109

$99,900

3 bd · 2.0 ba · 1,102 sqft · SingleFamily public records · 137 Days on market

Built 1956 0.28 ac lot $91/sqft · at area comps Est $101k · 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 +8.2/10.0
• ARV discount +8.0/15.0
• 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

Welcome home to this inviting single-story ranch offering comfort, simplicity, and fresh updates throughout. This home features a bright, open living space with beautiful hardwood floors and abundant natural light from multiple windows. The kitchen showcases crisp white cabinetry, matching appliances, ample counter space, and a functional layout perfect for everyday living. The home offers well-proportioned rooms, neutral paint tones, and a seamless flow that makes the space feel open and welcoming. Step outside to enjoy a spacious yard surrounded by mature trees, providing privacy and plenty of room for outdoor activities or future landscaping. Conveniently laid out and move-in ready. Don’t miss the opportunity to make this charming home your own! Roof replaced in 2020.

Key facts

• Single-story ranch
• Matching appliances
• Hardwood floors

Tags

• SINGLE-STORY RANCH
• BRIGHT OPEN LIVING SPACE
• HARDWOOD FLOORS
• ABUNDANT NATURAL LIGHT
• CRISP WHITE CABINETRY
• MATCHING APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/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 10.9% 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: Flowers Elementary School (math 2% / reading 27%, grade F, #508 of 627 statewide, top 84%, 394 students, 74% FRL); Goodwyn Middle School (math 0% / reading 16%, grade F, #239 of 257 statewide, top 93%, 808 students, 84% FRL); Lee High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 1,374 students, 86% FRL).
• Market conditions: Rents rising (+2.6%/yr); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 + 2.6% 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 137 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1956 — 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: 1.32% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.36%
• DSCR: 1.73
• GRM: 6.3

CMA / ARV

• ARV (median comp): $101,055
• List price: $99,900
• Delta: -1.14%
• 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
3508 Cottonwood Dr	0.25mi	3/1.5	1,066 (-3%)	10mo	$93,000	$87	73
238 Easthaven Rd	0.28mi	3/2.0	1,188 (+8%)	5mo	$77,900	$66	70
3405 Vermont Dr	0.37mi	3/1.5	1,061 (-4%)	6mo	$88,000	$83	70
3618 Nottingham Rd	0.50mi	3/1.0	1,035 (-6%)	6mo	$97,000	$94	57
3831 Avondale Ct	0.71mi	3/2.0	1,144 (+4%)	4mo	$151,000	$132	57
3700 Ramos Ct	0.46mi	3/2.0	1,232 (+12%)	3mo	$134,400	$109	56
3556 N Wareingwood Dr	0.56mi	3/1.0	1,215 (+10%)	3mo	$71,500	$59	50
508 Forest Hills Dr	0.57mi	3/2.0	1,267 (+15%)	1mo	$55,500	$44	47
3712 Ware Ct	0.37mi	2/1.0 (-1)	1,240 (+12%)	8mo	$135,000	$109	46
302 Whetstone Dr	0.62mi	2/1.0 (-1)	1,025 (-7%)	8mo	$72,000	$70	44
2933 Willow Lane Dr	0.70mi	3/2.0	1,234 (+12%)	7mo	$121,000	$98	42
3515 Pelzer Ave	0.68mi	2/1.0 (-1)	1,194 (+8%)	4mo	$110,000	$92	42

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: 7.0%
• Equity multiple: 1.27×
• Total profit: $7,640
• Equity at exit: $14,895

10-year hold

• IRR: 16.0%
• Equity multiple: 2.29×
• Total profit: $36,049
• Equity at exit: $8,638

Cash invested: $27,972 (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: 209
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$524
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $381

Break-even live

Break-even rent $835

Max offer price $99,900

Occupancy floor 66%

Sensitivity live

Price	-10% $438	-5% $410	+0% $381	+5% $353	+10% $325
Rent	-10% $277	-5% $329	+0% $381	+5% $433	+10% $485
Rate	-1.0pp $432	-0.5pp $407	base $381	+0.5pp $355	+1.0pp $329

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	45d	1	0.02mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	45d	1	0.23mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	23d	1	0.23mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	23d	1	0.34mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	15d	1	0.39mi
103 Dalraida Rd Unit D Montgomery, AL	2.0	2.0	838	$875	$1.04	45d	1	0.42mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	15d	1	0.43mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	45d	1	0.46mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	23d	1	0.47mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	45d	1	0.48mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	45d	1	0.49mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	15d	1	0.64mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	45d	1	0.65mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	45d	1	0.67mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	15d	1	0.76mi
186 E Salem Dr Montgomery, AL	3.0	1.0	1040	$1,195	$1.15	23d	1	0.76mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	15d	1	0.77mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	15d	1	0.79mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	15d	1	0.86mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	23d	1	0.88mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	45d	1	0.91mi
7 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	961	$850	$0.88	45d	1	0.93mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	15d	1	0.93mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	45d	1	0.95mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	23d	1	0.95mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	45d	1	0.97mi
319 Olivia Ct Montgomery, AL	2.0	1.0	850	$700	$0.82	23d	1	0.98mi
3323 Bedford Ln Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	23d	1	1.03mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	45d	1	1.03mi
3346 Bedford Ln Montgomery, AL	3.0	1.0	1134	$1,295	$1.14	15d	1	1.04mi
750 S Marquette Dr Montgomery, AL	3.0	1.0	1325	$1,195	$0.90	45d	1	1.05mi
804 Hillman St Montgomery, AL	3.0	2.0	1356	$1,295	$0.96	23d	1	1.10mi
804 Hillman St Montgomery, AL	3.0	2.0	1370	$1,295	$0.95	15d	1	1.10mi
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	45d	1	1.11mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	45d	1	1.19mi
4365 Hillside Oaks Montgomery, AL	2.0	2.0	1204	$1,500	$1.25	45d	1	1.20mi
4041A Beth Manor Dr Montgomery, AL	1.0–3.0	1.0–2.0	925	$1,000	$1.08	23d	20	1.21mi
3318 Habersham Rd Montgomery, AL	3.0	2.0	1134	$1,250	$1.10	15d	1	1.23mi
700 Coliseum Blvd Unit 700D Montgomery, AL	2.0	1.0	911	$895	$0.98	45d	1	1.23mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	45d	1	1.27mi

Listing history 22 events

1. 2026-06-21
   days on market $99,900 Active 137 DOM
2. 2026-06-18
   days on market $99,900 Active 134 DOM
3. 2026-06-17
   days on market $99,900 Active 133 DOM
4. 2026-06-16
   days on market $99,900 Active 132 DOM
5. 2026-06-15
   days on market $99,900 Active 131 DOM
6. 2026-06-14
   days on market $99,900 Active 129 DOM
7. 2026-06-13
   days on market $99,900 Active 128 DOM
8. 2026-06-10
   days on market $99,900 Active 126 DOM
9. 2026-06-09
   days on market $99,900 Active 125 DOM
10. 2026-06-08
    days on market $99,900 Active 124 DOM
11. 2026-06-07
    days on market $99,900 Active 123 DOM
12. 2026-06-03
    days on market $99,900 Active 119 DOM
13. 2026-06-02
    days on market $99,900 Active 118 DOM
14. 2026-06-01
    days on market $99,900 Active 117 DOM
15. 2026-05-31
    days on market $99,900 Active 116 DOM
16. 2026-05-30
    days on market $99,900 Active 115 DOM
17. 2026-04-14
    price $99,900 787-char remark

    Show marketing remark (787 chars)

    Welcome home to this inviting single-story ranch offering comfort, simplicity, and fresh updates throughout. This home features a bright, open living space with beautiful hardwood floors and abundant natural light from multiple windows. The kitchen showcases crisp white cabinetry, matching appliances, ample counter space, and a functional layout perfect for everyday living. The home offers well-proportioned rooms, neutral paint tones, and a seamless flow that makes the space feel open and welcoming. Step outside to enjoy a spacious yard surrounded by mature trees, providing privacy and plenty of room for outdoor activities or future landscaping. Conveniently laid out and move-in ready. Don’t miss the opportunity to make this charming home your own! Roof replaced in 2020.

18. 2026-03-04
    price $104,900 787-char remark

    Show marketing remark (787 chars)

    Welcome home to this inviting single-story ranch offering comfort, simplicity, and fresh updates throughout. This home features a bright, open living space with beautiful hardwood floors and abundant natural light from multiple windows. The kitchen showcases crisp white cabinetry, matching appliances, ample counter space, and a functional layout perfect for everyday living. The home offers well-proportioned rooms, neutral paint tones, and a seamless flow that makes the space feel open and welcoming. Step outside to enjoy a spacious yard surrounded by mature trees, providing privacy and plenty of room for outdoor activities or future landscaping. Conveniently laid out and move-in ready. Don’t miss the opportunity to make this charming home your own! Roof replaced in 2020.

19. 2026-02-04
    listed $109,900 Active 787-char remark

    Show marketing remark (787 chars)

    Welcome home to this inviting single-story ranch offering comfort, simplicity, and fresh updates throughout. This home features a bright, open living space with beautiful hardwood floors and abundant natural light from multiple windows. The kitchen showcases crisp white cabinetry, matching appliances, ample counter space, and a functional layout perfect for everyday living. The home offers well-proportioned rooms, neutral paint tones, and a seamless flow that makes the space feel open and welcoming. Step outside to enjoy a spacious yard surrounded by mature trees, providing privacy and plenty of room for outdoor activities or future landscaping. Conveniently laid out and move-in ready. Don’t miss the opportunity to make this charming home your own! Roof replaced in 2020.

20. 2020-02-26
    soldstatus $67,000
21. 2015-12-14
    soldstatus $20,154 265-char remark

    Show marketing remark (265 chars)

    REO PROPERTY-BANK OWNED. PROPERTY SOLD AS IS. The Listing Broker & Seller assume no responsibility & make no guarantees, warranties or representations as to accuracy of the property information or photographs. Buyer to turn on Utilities for INSPECTIONS.

22. 2015-08-26
    listed $18,200 265-char remark

    Show marketing remark (265 chars)

    REO PROPERTY-BANK OWNED. PROPERTY SOLD AS IS. The Listing Broker & Seller assume no responsibility & make no guarantees, warranties or representations as to accuracy of the property information or photographs. Buyer to turn on Utilities for INSPECTIONS.

ⓘ 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: $1,125 · $94/mo
• Projected year-2 tax: $1,125 · $94/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 6/10 Major FEMA zone X (unshaded) · 71% 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: $15,807
• − Mortgage interest: −$5,596
• − Property taxes: −$1,125
• − Insurance: −$500
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$2,906
• Taxable income: $3,151
• Est. tax owed @ 24.0%: −$756
• After-tax cash flow: $3,820/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

+448.9% since first listed

6 events — show timeline

• 2026-04-14 Price Changed $99,900 MAAR
• 2026-03-04 Price Changed $104,900 MAAR
• 2026-02-04 Listed $109,900 MAAR
• 2020-02-26 Sold (Public Records) $67,000 Public Records
• 2015-12-14 Sold (MLS) $20,154 MAAR
• 2015-08-26 Listed $18,200 MAAR

Property tax history

+14.5%/yr

Latest (2025): $1,125 · +2.6% YoY. Source: county tax records.