3227 Gilmer Ave · Montgomery, AL 36105

$72,500

3 bd · 1.0 ba · 1,477 sqft · SingleFamily public records · 21 Days on market

Built 1947 0.42 ac lot Est $142k · 49% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming Montgomery home with strong potential! Located on Gilmer Ave, this property offers a functional layout, spacious yard, and convenient access to schools, shopping, and downtown Montgomery. Ideal for a first-time buyer, investor, or anyone looking to add value with light updates. A great opportunity at an affordable price point. Great Investment property.

Key facts

• 0.42 acre lot
• Parking
• Built 1947

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available
• Home design: Single-story home; Brick and wood siding exterior
• Construction: Built (year source: public records); Brick construction; Wood siding; 1 story
• Exterior features: Patio; City lot with dimensions approximately 94 x 252 x 80 x 203

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric); Has heating and cooling
• Interior features: Wood flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $71k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.4% 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: 79 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).
• This rent runs 35% of the median local income ($41k/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 $501 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,412 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.65% ✓
• Cap rate: 14.41%
• Cash-on-cash: 29.01%
• DSCR: 2.29
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $141,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3257 S Hull St	0.11mi	3/2.0	1,506 (+2%)	7mo	$143,900	$96	82
3357 S Hull St	0.22mi	3/1.0	1,413 (-4%)	3mo	$46,000	$33	80
3200 S Perry St	0.20mi	3/2.0	1,564 (+6%)	0mo	$60,000	$38	77
615 Hubbard St	0.39mi	3/1.0	1,586 (+7%)	0mo	$112,000	$71	69
1935 Norman Bridge Rd	0.49mi	3/2.0	1,526 (+3%)	2mo	$57,237	$38	66
610 Ponce De Leon Ave	0.39mi	3/2.0	1,521 (+3%)	9mo	$218,000	$143	65
641 E Edgemont Ave	0.46mi	4/1.5 (+1)	1,430 (-3%)	2mo	$143,000	$100	65
3123 Norman Bridge Rd	0.28mi	3/2.0	1,636 (+11%)	5mo	$146,500	$90	61
3115 Lexington Rd	0.35mi	3/2.0	1,620 (+10%)	5mo	$226,000	$140	60
428 Thorn Pl	0.44mi	2/1.0 (-1)	1,549 (+5%)	9mo	$205,000	$132	59
3424 Le Bron Ct	0.70mi	3/2.0	1,643 (+11%)	7mo	$60,000	$37	39
1549 S Court St	0.73mi	2/1.0 (-1)	1,315 (-11%)	7mo	$136,000	$103	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 1.96×
• Total profit: $19,493
• Equity at exit: $10,810

10-year hold

• IRR: 31.3%
• Equity multiple: 3.82×
• Total profit: $57,172
• Equity at exit: $6,268

Cash invested: $20,300 (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 36105

• Home prices YoY: -32.6%
• Active inventory: 79
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,196 high
• Mortgage (P&I): −$380
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $491

Break-even live

Break-even rent $575

Max offer price $72,500

Occupancy floor 54%

Sensitivity live

Price	-10% $532	-5% $511	+0% $491	+5% $470	+10% $450
Rent	-10% $396	-5% $443	+0% $491	+5% $538	+10% $585
Rate	-1.0pp $527	-0.5pp $509	base $491	+0.5pp $472	+1.0pp $453

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
139 Mount Vernon Dr Unit A Montgomery, AL	4.0	2.5	1700	$1,000	$0.59	44d	1	0.09mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	44d	1	0.19mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	22d	1	0.21mi
3235 Norman Bridge Rd Montgomery, AL	3.0	1.0	1873	$900	$0.48	44d	1	0.28mi
1919 Norman Bridge Ct Unit 1043838P Montgomery, AL	4.0	3.0	1539	$4,108	$2.67	44d	1	0.35mi
3357 Lexington Rd Montgomery, AL	2.0	1.0	1200	$1,175	$0.98	14d	1	0.42mi
428 Thorn Pl Montgomery, AL	2.0	1.0	1549	$1,450	$0.94	44d	1	0.43mi
519 Thorn Pl Montgomery, AL	2.0	1.0	1632	$650	$0.40	22d	1	0.49mi
3256 Montezuma Rd Montgomery, AL	3.0	2.0	1515	$1,450	$0.96	44d	1	0.50mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	44d	1	0.59mi
906 E Fairview Ave Unit 902 Montgomery, AL	2.0	1.0	1100	$995	$0.90	22d	1	0.61mi
3544 Southmont Dr Montgomery, AL	4.0	1.5	1774	$1,300	$0.73	22d	1	0.68mi
3515 Norman Bridge Rd Unit A Montgomery, AL	2.0	1.0	1150	$1,150	$1.00	44d	1	0.69mi
1259 S Lawrence St Montgomery, AL	3.0	1.0	1728	$1,300	$0.75	44d	1	0.76mi
3356 Audubon Rd Montgomery, AL	2.0	1.5	1340	$950	$0.71	44d	1	0.77mi
3445 Le Bron Rd Montgomery, AL	4.0	1.0	1100	$1,050	$0.95	22d	1	0.78mi
1301 S Perry St Unit A Montgomery, AL	2.0	1.0	1100	$950	$0.86	14d	1	0.79mi
24 Flood St Montgomery, AL	2.0	1.0	1140	$1,000	$0.88	22d	1	0.83mi
1314 S Court St Montgomery, AL	2.0	2.0	1650	$1,495	$0.91	14d	1	0.85mi
3608 Wilmington Rd Montgomery, AL	3.0	1.0	1160	$950	$0.82	44d	1	0.85mi
2727 Boultier St Montgomery, AL	1.0–3.0	1.0–2.0	1070	$1,582	$1.48	14d	3	0.86mi
718 W Edgemont Ave Unit B Montgomery, AL	2.0	1.0	875	$800	$0.91	22d	1	0.95mi
718 W Edgemont Ave Unit A Montgomery, AL	3.0	1.0	875	$875	$1.00	44d	1	0.95mi
1020 S Lawrence St Montgomery, AL	2.0	1.0	1711	$2,000	$1.17	14d	1	0.95mi
22 W Cromwell St Montgomery, AL	4.0	2.0	1645	$1,350	$0.82	22d	1	1.01mi
3616 Gaston Ave Montgomery, AL	4.0	2.0	1629	$1,300	$0.80	44d	1	1.04mi
3577 Whiting Ave Montgomery, AL	3.0	1.0	1269	$1,150	$0.91	44d	1	1.06mi
3220 Doris Cir Montgomery, AL	3.0	1.0	1139	$1,100	$0.97	44d	1	1.09mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	44d	1	1.12mi
3649 Princeton Rd Montgomery, AL	3.0	1.0	1266	$1,200	$0.95	22d	1	1.21mi
1343 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	14d	1	1.21mi
3737 Wesley Dr Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	44d	1	1.21mi
1347 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	14d	1	1.21mi
763 Belvedere Dr Montgomery, AL	3.0	1.0	1044	$1,000	$0.96	44d	1	1.23mi
3701 Wesley Dr Unit 3737 Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	44d	1	1.25mi
3701 Wesley Dr Unit 3723 Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	1.25mi
3701 Wesley Dr Unit 3733 Montgomery, AL	3.0	1.0	1000	$1,280	$1.28	44d	1	1.25mi
3709 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	1.25mi
3708 Princeton Rd Montgomery, AL	2.0	2.0	1749	$900	$0.51	22d	1	1.25mi
4148 Edgar D Nixon Ave Montgomery, AL	4.0	1.0	1208	$1,200	$0.99	44d	1	1.26mi

Listing history 49 events

1. 2026-06-16
   status $72,500 Active 21 DOM
2. 2026-06-16
   days on market $72,500 Contingent 21 DOM
3. 2026-06-15
   days on market $72,500 Contingent 20 DOM
4. 2026-06-14
   days on market $72,500 Contingent 18 DOM
5. 2026-06-13
   days on market $72,500 Contingent 17 DOM
6. 2026-06-10
   days on market $72,500 Contingent 15 DOM
7. 2026-06-09
   days on market $72,500 Contingent 14 DOM
8. 2026-06-08
   days on market $72,500 Contingent 13 DOM
9. 2026-06-07
   days on market $72,500 Contingent 12 DOM
10. 2026-06-03
    days on market $72,500 Contingent 8 DOM
11. 2026-06-02
    days on market $72,500 Contingent 7 DOM
12. 2026-06-01
    days on market $72,500 Contingent 6 DOM
13. 2026-05-31
    days on market $72,500 Contingent 5 DOM
14. 2026-05-30
    days on market $72,500 Contingent 4 DOM
15. 2026-05-26
    listed Contingent
16. 2026-05-26
    listed $72,500
17. 2026-03-16
    status Active
18. 2026-03-11
    historical Contingent
19. 2026-02-10
    status Active
20. 2026-01-20
    historical Contingent
21. 2026-01-14
    listed $72,500 Active
22. 2025-12-13
    listed $72,500 Active
23. 2025-11-29
    price $72,500
24. 2025-11-28
    listed $84,500 Active
25. 2025-10-13
    historical $1,350
26. 2025-06-20
    soldstatus $308,459
27. 2024-09-19
    price $1,350
28. 2024-07-19
    listed $1,400
29. 2024-06-01
    historical $1,400
30. 2023-12-08
    listed $1,400
31. 2023-10-19
    status Pending
32. 2023-10-17
    soldstatus $55,000
33. 2023-10-13
    soldstatus $55,000 Closed
34. 2023-09-11
    historical Contingent
35. 2023-08-29
    status Active
36. 2023-08-20
    status Pending
37. 2023-08-17
    status Active
38. 2023-08-17
    price $65,000
39. 2023-08-15
    historical Contingent
40. 2023-06-23
    listed $70,000 Active
41. 2007-12-18
    soldstatus $47,900
42. 2006-09-27
    listed $47,900
43. 2005-05-10
    listed $84,000
44. 2003-09-29
    soldstatus $70,000
45. 2002-10-22
    listed $68,900
46. 2001-01-28
    listed $72,900
47. 2000-04-14
    soldstatus $66,000
48. 1999-06-04
    listed $69,900
49. 1998-05-27
    listed $71,903

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $526 · $44/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,353
• − Mortgage interest: −$4,061
• − Property taxes: −$526
• − Insurance: −$362
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$2,109
• Taxable income: $4,998
• Est. tax owed @ 24.0%: −$1,200
• After-tax cash flow: $4,689/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): 9,207
• Household income: $41,486
• Rent vs Own: 39.9% rent · 60.1% own
• Severe rent burden: 679.0

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 (83%)
• Race & ethnicity: Black 83% White 12% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -31.17%
• Current HPI: 64.4673
• 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

+0.8% since first listed

35 events — show timeline

• 2026-05-26 Listed — MAAR
• 2026-05-26 Listed $72,500 MAAR
• 2026-03-16 Relisted — MAAR
• 2026-03-11 Contingent — MAAR
• 2026-02-10 Relisted — MAAR
• 2026-01-20 Contingent — MAAR
• 2026-01-14 Listed $72,500 MAAR
• 2025-12-13 Listed $72,500 MAAR
• 2025-11-29 Price Changed $72,500 MAAR
• 2025-11-28 Listed $84,500 MAAR
• 2025-10-13 Rental Removed $1,350 MAAR
• 2025-06-20 Sold (Public Records) $308,459 Public Records
• 2024-09-19 Price Changed $1,350 MAAR
• 2024-07-19 Listed for Rent $1,400 MAAR
• 2024-06-01 Rental Removed $1,400 MAAR
• 2023-12-08 Listed for Rent $1,400 MAAR
• 2023-10-19 Pending — MAAR
• 2023-10-17 Sold (Public Records) $55,000 Public Records
• 2023-10-13 Sold (MLS) $55,000 MAAR
• 2023-09-11 Contingent — MAAR
• 2023-08-29 Relisted — MAAR
• 2023-08-20 Pending — MAAR
• 2023-08-17 Relisted — MAAR
• 2023-08-17 Price Changed $65,000 MAAR
• 2023-08-15 Contingent — MAAR
• 2023-06-23 Listed $70,000 MAAR
• 2007-12-18 Sold (MLS) $47,900 MAAR
• 2006-09-27 Listed $47,900 MAAR
• 2005-05-10 Listed $84,000 MAAR
• 2003-09-29 Sold (MLS) $70,000 MAAR
• 2002-10-22 Listed $68,900 MAAR
• 2001-01-28 Listed $72,900 MAAR
• 2000-04-14 Sold (MLS) $66,000 MAAR
• 1999-06-04 Listed $69,900 MAAR
• 1998-05-27 Listed $71,903 MAAR

Property tax history

+2.8%/yr

Latest (2024): $526 · +0.0% YoY. Source: county tax records.