6265 Wares Ferry Rd · Montgomery, AL 36117

$140,900

3 bd · 2.0 ba · 1,336 sqft · SingleFamily public records · 113 Days on market

Built 1975 0.46 ac lot Est $152k · 7% under

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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 +24.5/30.0
• ARV discount +10.9/15.0
• DSCR +7.9/10.0
• 1% rule +5.5/10.0
• 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

Introducing a charming 3 bedroom, 2 bathroom house located in Montgomery, AL. This cozy home features off-street parking for convenience. Inside, you will find a fully equipped kitchen with a fridge, stove, oven, and microwave, along with elegant granite countertops. The house also includes washer/dryer hookups for added convenience. Stay comfortable year-round with central A/C to keep you cool in the summer months. Don't miss out on the opportunity to make this lovely house your new home. Call your favorite agent to schedule a tour today!

Key facts

• Central a/c
• Washer dryer hookups
• Granite countertops

Tags

• OFF-STREET PARKING
• FULLY EQUIPPED KITCHEN
• GRANITE COUNTERTOPS
• WASHER DRYER HOOKUPS
• CENTRAL A/C

Property features AI

Finance

• Financial info: Lease expires 2026-01-31

Exterior

• Parking: Parking pad (2 spaces)
• Utilities: Public water; Public sewer; Utilities: Unknown
• Home design: Single-story; Brick construction; Slab foundation
• Construction: Brick construction; Built (year per public records); Slab foundation
• Exterior features: Fully fenced yard; City lot

Interior

• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Laminate flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $141k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $141k).
• Recommended offer: $128k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 (+3.0%/yr); 407 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $974 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 113 days — a 9% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask is 13319% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $128,219 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 1.05% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $152,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6265 Wares Ferry Rd	0.00mi	3/2.0	1,336 (0%)	0mo	$141,000	$106	100
6120 Hinchcliff Rd	0.38mi	3/2.0	1,350 (+1%)	3mo	$159,000	$118	78
441 Mulligan Dr	0.41mi	4/2.0 (+1)	1,296 (-3%)	3mo	$145,400	$112	69
6520 Morning Glory Ct	0.53mi	3/2.0	1,376 (+3%)	2mo	$107,000	$78	68
6459 Pinebrook Dr	0.21mi	3/2.0	1,144 (-14%)	1mo	$130,750	$114	66
220 Newcastle Ln	0.67mi	3/2.0	1,368 (+2%)	2mo	$162,500	$119	63
6204 Lycoming Rd	0.66mi	3/2.0	1,293 (-3%)	3mo	$137,000	$106	62
920 Countryside Ln	0.64mi	3/2.0	1,269 (-5%)	1mo	$130,000	$102	61
5757 Sweet Mdw	0.71mi	3/2.0	1,395 (+4%)	3mo	$172,500	$124	57
5791 Darien Dr	0.56mi	3/2.0	1,473 (+10%)	1mo	$153,000	$104	56
728 Amity Ln	0.67mi	4/2.0 (+1)	1,218 (-9%)	2mo	$140,500	$115	47
5737 Darien Dr	0.68mi	3/2.0	1,511 (+13%)	3mo	$172,000	$114	44

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,476
• Equity at exit: $21,009

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $19,608
• Equity at exit: $12,182

Cash invested: $39,452 (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: 407
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,486 high
• Mortgage (P&I): −$739
• Tax from tax record: −$88 /mo · $1,051/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $289

Break-even live

Break-even rent $1,120

Max offer price $140,900

Occupancy floor 76%

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: $35,225
• Closing costs: $4,227
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6265 Wares Ferry Rd Montgomery, AL	3.0	2.0	1336	$1,600	$1.20	13d	1	0.02mi
706 Placid Dr Montgomery, AL	3.0	1.5	1120	$1,400	$1.25	13d	1	0.08mi
523 Placid Dr Montgomery, AL	3.0	2.0	1122	$1,195	$1.07	43d	1	0.23mi
6411 Pinebrook Dr Montgomery, AL	3.0	1.5	1120	$1,095	$0.98	43d	1	0.28mi
428 Fieldbrook Dr Montgomery, AL	3.0	1.5	1440	$995	$0.69	21d	1	0.36mi
457 Mulligan Dr Montgomery, AL	3.0	2.0	1344	$1,335	$0.99	43d	1	0.36mi
760 N Burbank Dr Montgomery, AL	3.0	2.0	1102	$1,400	$1.27	43d	1	0.37mi
438 Mulligan Dr Montgomery, AL	4.0	2.0	1232	$1,500	$1.22	43d	1	0.42mi
5805 Hyde Park Dr Montgomery, AL	3.0	2.0	1757	$1,511	$0.86	21d	1	0.46mi
241 Kroy Dr Montgomery, AL	4.0	2.0	1450	$1,195	$0.82	43d	1	0.68mi
728 Amity Ln Montgomery, AL	4.0	2.0	1218	$1,700	$1.40	13d	1	0.68mi
323 N Burbank Dr Montgomery, AL	4.0	2.0	1584	$1,381	$0.87	13d	1	0.68mi
6265 Nature Dr Montgomery, AL	3.0	2.0	1400	$1,050	$0.75	13d	1	0.70mi
713 Amity Ln Montgomery, AL	4.0	2.0	1696	$1,900	$1.12	43d	1	0.71mi
5712 Roxboro Dr Montgomery, AL	4.0	2.0	1544	$1,450	$0.94	21d	1	0.78mi
5735 Sweet Meadow Dr Montgomery, AL	3.0	2.0	1413	$1,525	$1.08	43d	1	0.78mi
6320 Burbank Crossing Loop Montgomery, AL	3.0	2.0	1238	$1,600	$1.29	43d	1	0.80mi
6409 Deerwood Pl Montgomery, AL	3.0	2.0	1504	$1,711	$1.14	13d	1	0.81mi
6121 Boardwalk Blvd Montgomery, AL	1.0–3.0	1.0–2.0	877	$1,075	$1.23	13d	4	0.81mi
6121 Boardwalk Blvd Montgomery, AL	3.0	2.0	1155	$1,075	$0.93	21d	1	0.81mi
6637 Ridgeview Cir Montgomery, AL	3.0	2.5	1458	$1,700	$1.17	21d	1	0.93mi
6272 Deerwood Dr Montgomery, AL	3.0	2.0	1754	$1,875	$1.07	21d	1	0.99mi
6272 Deerwood Dr Montgomery, AL	3.0	2.0	1754	$1,785	$1.02	13d	1	0.99mi
529 Mitylene Dr Montgomery, AL	3.0	2.0	1463	$1,550	$1.06	21d	1	1.07mi
6061 Karen Valley Cv Montgomery, AL	3.0	2.0	1509	$1,500	$0.99	21d	1	1.08mi
135 Hambleton Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,640	$1.82	13d	11	1.24mi
6005 Tamarack Dr Montgomery, AL	4.0	2.0	1617	$1,650	$1.02	43d	1	1.24mi
516 Lawndale Ln Montgomery, AL	3.0	1.0	1125	$1,150	$1.02	43d	1	1.31mi
101 S Burbank Dr Montgomery, AL	1.0–2.0	1.0–1.5	850	$997	$1.17	13d	5	1.33mi
535 Lawndale Ln Montgomery, AL	4.0	1.5	1260	$1,100	$0.87	13d	1	1.34mi
113 Kentucky Oaks Montgomery, AL	3.0	2.0	1246	$1,600	$1.28	21d	1	1.38mi
633 Groveland Dr Montgomery, AL	3.0	2.0	1424	$1,200	$0.84	43d	1	1.44mi
185 Eastdale Rd S Montgomery, AL	1.0–2.0	1.0–2.0	846	$1,100	$1.30	21d	4	1.45mi
5926 Carmel Dr Montgomery, AL	3.0	2.0	1158	$1,200	$1.04	43d	1	1.50mi

Listing history 10 events

1. 2026-05-03
   historical $1,050
2. 2026-05-02
   historical Contingent
3. 2026-04-06
   listed $1,050
4. 2026-03-02
   status Active
5. 2026-02-16
   historical Contingent
6. 2026-02-03
   listed $140,900 Active
7. 2025-08-13
   listed $140,900 Active
8. 2025-01-10
   historical $1,050
9. 2024-12-14
   listed $1,050
10. 2021-07-15
    soldstatus $297,500

ⓘ 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: $1,051 · $88/mo
• Projected year-2 tax: $1,051 · $88/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 4/10 Moderate
• 🌡 Heat 8/10 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,834
• − Mortgage interest: −$7,893
• − Property taxes: −$1,051
• − Insurance: −$704
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$4,099
• Taxable income: $1,234
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $3,171/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

-99.6% since first listed

10 events — show timeline

• 2026-05-03 Rental Removed $1,050 APPFOLIO
• 2026-05-02 Contingent — MAAR
• 2026-04-06 Listed for Rent $1,050 APPFOLIO
• 2026-03-02 Relisted — MAAR
• 2026-02-16 Contingent — MAAR
• 2026-02-03 Listed $140,900 MAAR
• 2025-08-13 Listed $140,900 MAAR
• 2025-01-10 Rental Removed $1,050 APPFOLIO
• 2024-12-14 Listed for Rent $1,050 APPFOLIO
• 2021-07-15 Sold (Public Records) $297,500 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,051 · +2.4% YoY. Source: county tax records.