900 Hall St · Montgomery, AL 36104

$18,000

5 bd · 2.0 ba · 1,445 sqft · SingleFamily public records · 177 Days on market

Built 1900 5,227 sqft lot $12/sqft · 60% below area ↓ 10% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors! Run and check out this home on a nice sized corner lot and bring us an offer! This home is located less than two minutes from Jackson Hospital. This home is also less than two minutes from the beautiful Alabama State University and park area. The value on this listing is in the lot because it sits on the corner, and would be ideal for someone wanting to be close to the surrounding downtown area. Bring us an offer we can't refuse.

Key facts

• Corner lot
• Close to downtown
• 5,227 sq ft lot

Tags

• CORNER LOT
• CLOSE TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $18k).
• Recommended offer: $16k (12.0% below list) — sets the bar for market timing.
• Cap rate 133.4% 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: 53 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• At $2,550/mo this rent would consume 90% of the median local household income ($34k/yr) (locally 641% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $124 of loan paydown is wiped out by about $540 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 + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($16k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y ago; this cycle's ask has dropped $1k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $18k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $15,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 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 1900 — 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. 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: 14.17% ✓
• Cap rate: 133.42%
• Cash-on-cash: 454.02%
• DSCR: 21.20
• GRM: 0.6

CMA / ARV

• ARV (median comp): $44,962
• List price: $18,000
• Delta: -59.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 24.52×
• Total profit: $118,563
• Equity at exit: $2,684

10-year hold

• IRR: —
• Equity multiple: 52.54×
• Total profit: $259,746
• Equity at exit: $1,556

Cash invested: $5,040 (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 36104

• Active inventory: 53
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $2,550 medium
• Mortgage (P&I): −$94
• Tax from tax record: −$6 /mo · $71/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $1,907

Break-even live

Break-even rent $136

Max offer price $18,000

Occupancy floor 20%

Sensitivity live

Price	-10% $1,917	-5% $1,912	+0% $1,907	+5% $1,902	+10% $1,897
Rent	-10% $1,705	-5% $1,806	+0% $1,907	+5% $2,008	+10% $2,108
Rate	-1.0pp $1,916	-0.5pp $1,911	base $1,907	+0.5pp $1,902	+1.0pp $1,897

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1008 Pelham St Montgomery, AL	4.0	2.0	1288	$1,300	$1.01	44d	1	0.58mi
2004 Capitol Ave Unit 1043879P Montgomery, AL	4.0	2.5	1797	$3,518	$1.96	14d	1	1.01mi
22 W Cromwell St Montgomery, AL	4.0	2.0	1645	$1,350	$0.82	21d	1	1.11mi
1919 Norman Bridge Ct Unit 1043838P Montgomery, AL	4.0	3.0	1539	$4,108	$2.67	44d	1	1.20mi

Listing history 9 events

1. 2026-06-03
   days on market $18,000 Active 177 DOM
2. 2026-06-02
   days on market $18,000 Active 176 DOM
3. 2026-06-01
   days on market $18,000 Active 175 DOM
4. 2026-05-31
   days on market $18,000 Active 174 DOM
5. 2026-05-30
   days on market $18,000 Active 173 DOM
6. 2025-12-17
   price $18,000 456-char remark

   Show marketing remark (456 chars)

   Calling all investors! Run and check out this home on a nice sized corner lot and bring us an offer! This home is located less than two minutes from Jackson Hospital. This home is also less than two minutes from the beautiful Alabama State University and park area. The value on this listing is in the lot because it sits on the corner, and would be ideal for someone wanting to be close to the surrounding downtown area. Bring us an offer we can't refuse.

7. 2025-12-08
   listed $19,000 Active 456-char remark

   Show marketing remark (456 chars)

   Calling all investors! Run and check out this home on a nice sized corner lot and bring us an offer! This home is located less than two minutes from Jackson Hospital. This home is also less than two minutes from the beautiful Alabama State University and park area. The value on this listing is in the lot because it sits on the corner, and would be ideal for someone wanting to be close to the surrounding downtown area. Bring us an offer we can't refuse.

8. 1999-01-22
   soldstatus $12,000 140-char remark

   Show marketing remark (140 chars)

   FORECLOSURE SALE! SPECIAL FINANCING AVAILABLE W/ AS LITTLE AS 0 DOWN AND 10% DOWN TO INVESTORS/STRICTLY AS-IS SALE! CALL AGENT FOR DETAILS!

9. 1998-12-17
   listed $19,900 140-char remark

   Show marketing remark (140 chars)

   FORECLOSURE SALE! SPECIAL FINANCING AVAILABLE W/ AS LITTLE AS 0 DOWN AND 10% DOWN TO INVESTORS/STRICTLY AS-IS SALE! CALL AGENT FOR DETAILS!

ⓘ 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: $71 · $6/mo
• Projected year-2 tax: $74 · $6/mo
• Expected delta: +$3/yr ($0/mo · 3.9%)

ⓘ 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 ≥107°F today · 20 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: $30,603
• − Mortgage interest: −$1,008
• − Property taxes: −$71
• − Insurance: −$90
• − Repairs & maintenance: −$2,448
• − Management: −$2,448
• − Depreciation: −$524
• Taxable income: $24,014
• Est. tax owed @ 24.0%: −$5,763
• After-tax cash flow: $17,120/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): 10,535
• Household income: $33,823
• Rent vs Own: 75.4% rent · 24.6% own
• Severe rent burden: 641.0

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 (72%)
• Race & ethnicity: Black 72% White 20% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Swedish 2% Russian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% 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: ▼ -101.13%
• Current HPI: 27.2384
• Rent YoY: —
• 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

-9.5% since first listed

4 events — show timeline

• 2025-12-17 Price Changed $18,000 Greater Alabama MLS
• 2025-12-08 Listed $19,000 Greater Alabama MLS
• 1999-01-22 Sold (MLS) $12,000 MAAR
• 1998-12-17 Listed $19,900 MAAR

Property tax history

-12.6%/yr

Latest (2016): $71 · -23.7% YoY. Source: county tax records.