1018 Autumn Ridge Rd · Montgomery, AL 36117

$254,900

4 bd · 2.0 ba · 2,377 sqft · SingleFamily public records · 115 Days on market

Built 2000 0.31 ac lot $107/sqft · 24% below area Est $253k · at est. $21/mo HOA · 1% of rent

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Why this score? — see what drove the D 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 +15.5/30.0
• ARV discount +7.2/15.0
• DSCR +4.8/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bathroom red brick ranch that perfectly balances classic curb appeal with a spacious, functional interior. The home greets you with a striking facade, accented by tidy landscaping and a wide two-car garage. Inside, the expansive living area features soaring ceilings and architectural cut-out windows that allow natural light to flow seamlessly throughout the open-concept layout. The heart of the home is a bright, airy kitchen boasting crisp white cabinetry, durable tile flooring, and a cheerful breakfast nook perfect for morning coffee. A formal dining area is tucked just off the main living space, providing an ideal setting for holiday gatherings or a quiet home office. The primary suite offers a true retreat, highlighted by a large bathroom equipped with a double vanity, a separate walk-in shower, and a deep soaking tub designed for relaxation. Each room provides a neutral palette and generous square footage. Moving outside, the property sits on an impressive, level lot with a massive backyard that serves as a blank canvas for gardening, a future pool, or a dedicated play area. Whether you are looking for a move-in-ready residence or a project to build instant equity, this sturdy brick home offers the space and character to make it your own.

Key facts

• Striking facade
• Tidy landscaping
• Soaring ceilings

Tags

• RED BRICK RANCH
• STRIKING FACADE
• TIDY LANDSCAPING
• EXPANSIVE LIVING AREA
• SOARING CEILINGS
• ARCHITECTURAL CUT-OUT WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/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 $206k (19.4% below list).
• Recommended offer: $206k (19.4% below list) — sets the bar for 1% rule.

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: Halcyon Elementary School (math 8% / reading 31%, grade F, #477 of 627 statewide, top 76%, 615 students, 52% FRL); Park Crossing High School (math 12% / reading 27%, grade F, #169 of 305 statewide, top 59%, 906 students, 53% FRL) — zoned schools average 53% FRL vs 70% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.0%/yr); 409 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• This rent runs 33% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $8k 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 115 days — a 9% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $153k; list at $255k implies a 67% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,529 (19.4% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 10.3

CMA / ARV

• ARV (median comp): $253,163
• List price: $254,900
• Delta: 0.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1256 Autumn Ridge Rd	0.53mi	4/2.0	2,239 (-6%)	6mo	$309,200	$138	60
7955 Bridgewater Trce	0.73mi	3/2.5 (-1)	2,385 (+0%)	2mo	$315,000	$132	57
8519 Wexford Trce	0.69mi	3/2.5 (-1)	2,316 (-3%)	3mo	$275,000	$119	54
949 Somerset Dr	0.73mi	3/2.0 (-1)	2,460 (+4%)	2mo	$280,000	$114	53
848 Somerset Dr	0.72mi	3/2.0 (-1)	2,548 (+7%)	14mo	$360,000	$141	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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-34,914
• Equity at exit: $38,006

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-22,555
• Equity at exit: $22,039

Cash invested: $71,372 (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 36117

• Home prices YoY: -20.0%
• Rents YoY: 3.0%
• Active inventory: 409
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,055 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$106
• HOA: −$21
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $102

Break-even live

Break-even rent $1,926

Max offer price $254,900

Occupancy floor 90%

Sensitivity live

Price	-10% $247	-5% $175	+0% $102	+5% $30	+10% $-42
Rent	-10% $-60	-5% $21	+0% $102	+5% $184	+10% $265
Rate	-1.0pp $231	-0.5pp $167	base $102	+0.5pp $36	+1.0pp $-31

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7448 Pinnacle Pt Montgomery, AL	3.0	2.0	1581	$2,000	$1.27	45d	1	0.12mi
7528 Pinnacle Ct Montgomery, AL	3.0	2.0	1607	$1,850	$1.15	45d	1	0.22mi
6474 Halcyon Dr Montgomery, AL	5.0	4.0	3053	$2,300	$0.75	45d	1	0.97mi
6536 Monmouth Mews Unit 1533650P Montgomery, AL	3.0	2.0	1894	$4,714	$2.49	23d	1	1.16mi
6509 Enfield Mews Unit 1471753P Montgomery, AL	4.0	2.0	1969	$4,686	$2.38	15d	1	1.19mi
111 Arrowhead Dr Montgomery, AL	3.0	2.0	2234	$2,150	$0.96	23d	1	1.31mi
1924 Wyndgate Loop Montgomery, AL	5.0	3.5	2901	$2,595	$0.89	45d	1	1.37mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: landscapingpool

Listing history 22 events

1. 2026-06-21
   days on market $254,900 Active 115 DOM
2. 2026-06-18
   days on market $254,900 Active 112 DOM
3. 2026-06-17
   days on market $254,900 Active 111 DOM
4. 2026-06-16
   days on market $254,900 Active 110 DOM
5. 2026-06-15
   days on market $254,900 Active 109 DOM
6. 2026-06-14
   days on market $254,900 Active 107 DOM
7. 2026-06-13
   days on market $254,900 Active 106 DOM
8. 2026-06-10
   days on market $254,900 Active 104 DOM
9. 2026-06-09
   days on market $254,900 Active 103 DOM
10. 2026-06-08
    days on market $254,900 Active 102 DOM
11. 2026-06-07
    days on market $254,900 Active 101 DOM
12. 2026-06-03
    days on market $254,900 Active 97 DOM
13. 2026-06-02
    days on market $254,900 Active 96 DOM
14. 2026-06-01
    days on market $254,900 Active 95 DOM
15. 2026-05-31
    days on market $254,900 Active 94 DOM
16. 2026-05-30
    days on market $254,900 Active 93 DOM
17. 2026-03-19
    price $254,900 1300-char remark

    Show marketing remark (1300 chars)

    Welcome to this charming 3-bedroom, 2-bathroom red brick ranch that perfectly balances classic curb appeal with a spacious, functional interior. The home greets you with a striking facade, accented by tidy landscaping and a wide two-car garage. Inside, the expansive living area features soaring ceilings and architectural cut-out windows that allow natural light to flow seamlessly throughout the open-concept layout. The heart of the home is a bright, airy kitchen boasting crisp white cabinetry, durable tile flooring, and a cheerful breakfast nook perfect for morning coffee. A formal dining area is tucked just off the main living space, providing an ideal setting for holiday gatherings or a quiet home office. The primary suite offers a true retreat, highlighted by a large bathroom equipped with a double vanity, a separate walk-in shower, and a deep soaking tub designed for relaxation. Each room provides a neutral palette and generous square footage. Moving outside, the property sits on an impressive, level lot with a massive backyard that serves as a blank canvas for gardening, a future pool, or a dedicated play area. Whether you are looking for a move-in-ready residence or a project to build instant equity, this sturdy brick home offers the space and character to make it your own.

18. 2026-03-09
    price $259,900 1300-char remark

    Show marketing remark (1300 chars)

    Welcome to this charming 3-bedroom, 2-bathroom red brick ranch that perfectly balances classic curb appeal with a spacious, functional interior. The home greets you with a striking facade, accented by tidy landscaping and a wide two-car garage. Inside, the expansive living area features soaring ceilings and architectural cut-out windows that allow natural light to flow seamlessly throughout the open-concept layout. The heart of the home is a bright, airy kitchen boasting crisp white cabinetry, durable tile flooring, and a cheerful breakfast nook perfect for morning coffee. A formal dining area is tucked just off the main living space, providing an ideal setting for holiday gatherings or a quiet home office. The primary suite offers a true retreat, highlighted by a large bathroom equipped with a double vanity, a separate walk-in shower, and a deep soaking tub designed for relaxation. Each room provides a neutral palette and generous square footage. Moving outside, the property sits on an impressive, level lot with a massive backyard that serves as a blank canvas for gardening, a future pool, or a dedicated play area. Whether you are looking for a move-in-ready residence or a project to build instant equity, this sturdy brick home offers the space and character to make it your own.

19. 2026-03-02
    price $264,900 1300-char remark

    Show marketing remark (1300 chars)

    Welcome to this charming 3-bedroom, 2-bathroom red brick ranch that perfectly balances classic curb appeal with a spacious, functional interior. The home greets you with a striking facade, accented by tidy landscaping and a wide two-car garage. Inside, the expansive living area features soaring ceilings and architectural cut-out windows that allow natural light to flow seamlessly throughout the open-concept layout. The heart of the home is a bright, airy kitchen boasting crisp white cabinetry, durable tile flooring, and a cheerful breakfast nook perfect for morning coffee. A formal dining area is tucked just off the main living space, providing an ideal setting for holiday gatherings or a quiet home office. The primary suite offers a true retreat, highlighted by a large bathroom equipped with a double vanity, a separate walk-in shower, and a deep soaking tub designed for relaxation. Each room provides a neutral palette and generous square footage. Moving outside, the property sits on an impressive, level lot with a massive backyard that serves as a blank canvas for gardening, a future pool, or a dedicated play area. Whether you are looking for a move-in-ready residence or a project to build instant equity, this sturdy brick home offers the space and character to make it your own.

20. 2026-02-26
    listed $269,900 Active 1300-char remark

    Show marketing remark (1300 chars)

    Welcome to this charming 3-bedroom, 2-bathroom red brick ranch that perfectly balances classic curb appeal with a spacious, functional interior. The home greets you with a striking facade, accented by tidy landscaping and a wide two-car garage. Inside, the expansive living area features soaring ceilings and architectural cut-out windows that allow natural light to flow seamlessly throughout the open-concept layout. The heart of the home is a bright, airy kitchen boasting crisp white cabinetry, durable tile flooring, and a cheerful breakfast nook perfect for morning coffee. A formal dining area is tucked just off the main living space, providing an ideal setting for holiday gatherings or a quiet home office. The primary suite offers a true retreat, highlighted by a large bathroom equipped with a double vanity, a separate walk-in shower, and a deep soaking tub designed for relaxation. Each room provides a neutral palette and generous square footage. Moving outside, the property sits on an impressive, level lot with a massive backyard that serves as a blank canvas for gardening, a future pool, or a dedicated play area. Whether you are looking for a move-in-ready residence or a project to build instant equity, this sturdy brick home offers the space and character to make it your own.

21. 1999-12-23
    soldstatus $152,596 21-char remark

    Show marketing remark (21 chars)

    Custom Built Pre-sale

22. 1999-12-22
    listed $152,596 21-char remark

    Show marketing remark (21 chars)

    Custom Built Pre-sale

ⓘ 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: $687 · $57/mo
• Projected year-2 tax: $1,045 · $87/mo
• Expected delta: +$358/yr (+$30/mo · 52.1%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,663
• − Mortgage interest: −$14,278
• − Property taxes: −$687
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − HOA: −$252
• − Depreciation: −$7,415
• Taxable loss: −$3,190
• Est. tax savings @ 24.0%: +$766
• After-tax cash flow: $1,996/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): 53,172
• Household income: $74,720
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1742.0

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: Black 53% White 34% Asian 8% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 9% · South Korea, Canada, China
• Languages at home: 90% English-only · Korean 4% Spanish 3% Other Indo-European 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: ▼ -37.24%
• Current HPI: 148.7728
• Rent YoY: ▲ 2.99%
• 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

+67.0% since first listed

6 events — show timeline

• 2026-03-19 Price Changed $254,900 MAAR
• 2026-03-09 Price Changed $259,900 MAAR
• 2026-03-02 Price Changed $264,900 MAAR
• 2026-02-26 Listed $269,900 MAAR
• 1999-12-23 Sold (MLS) $152,596 MAAR
• 1999-12-22 Listed $152,596 MAAR