1734 Robison Hill Rd · Montgomery, AL 36107

$84,900

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 383 Days on market

Built 1960 10,454 sqft lot $83/sqft · 12% below area Est $96k · 12% under ↓ 5% since listing

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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 +12.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION ALL INVESTORS!!! Discover a fantastic nvestment opportunity with this single-family home featuring 3 bedrooms and 2 bathroom. Located in Montgomery, Add this lucrative property to your portfolio and watch your investment grow! Don’t miss out on this chance to enhance your investment portfolio!

Key facts

• 0.24 acre lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: 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 fast (+5.0%/yr); 67 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 43% of the median local income ($32k/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 $587 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 + 5.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 383 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 383 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 1960 — 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: 1.38% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.06%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

• ARV (median comp): $95,940
• List price: $84,900
• Delta: -11.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1808 Pinecrest Dr	0.07mi	3/1.0	1,026 (0%)	14mo	$66,000	$64	85
1706 Celia Ct	0.10mi	3/1.0	1,170 (+14%)	11mo	$95,101	$81	63
1525 Bryan St	0.62mi	3/1.0	1,052 (+2%)	13mo	$37,500	$36	56
3316 Loch Haven Rd	0.74mi	3/1.0	1,080 (+5%)	1mo	$110,000	$102	56
3205 Asbury Ln	0.60mi	3/1.5	1,092 (+6%)	6mo	$63,500	$58	54
2441 Woodlawn St	0.33mi	3/2.0	1,093 (+6%)	22mo	$60,000	$55	51
3201 Asbury Ln	0.59mi	4/2.0 (+1)	1,092 (+6%)	9mo	$116,000	$106	45
1943 Bullard St	0.45mi	2/1.0 (-1)	1,125 (+10%)	16mo	$90,000	$80	44
3216 Fairfax Rd	0.53mi	3/2.0	1,134 (+10%)	14mo	$145,000	$128	42
3222 Asbury Ln	0.60mi	3/1.5	1,092 (+6%)	21mo	$111,700	$102	41
3226 Durham Dr	0.65mi	3/1.5	1,134 (+10%)	19mo	$98,000	$86	35
3208 Durham Dr	0.62mi	3/2.0	1,174 (+14%)	21mo	$103,500	$88	25

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 · 5.05% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.59×
• Total profit: $13,993
• Equity at exit: $12,659

10-year hold

• IRR: 24.5%
• Equity multiple: 3.32×
• Total profit: $55,216
• Equity at exit: $7,341

Cash invested: $23,772 (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 36107

• Home prices YoY: -10.9%
• Rents YoY: 5.0%
• Active inventory: 67
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,168 high
• Mortgage (P&I): −$445
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $397

Break-even live

Break-even rent $665

Max offer price $84,900

Occupancy floor 61%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1814 Pinecrest Dr Montgomery, AL	3.0	1.0	1053	$990	$0.94	44d	1	0.12mi
2736 Chevy Chase Dr Montgomery, AL	3.0	1.0	1100	$1,300	$1.18	44d	1	0.19mi
1839 Robison Hill Rd Montgomery, AL	4.0	2.0	1370	$1,550	$1.13	21d	1	0.26mi
2845 Zelda Rd Montgomery, AL	2.0	2.0	1013	$1,042	$1.03	14d	3	0.39mi
2454 Spruce Curv Montgomery, AL	3.0	1.0	988	$1,100	$1.11	44d	1	0.41mi
2205 E 5th St Montgomery, AL	3.0	1.0	1020	$800	$0.78	44d	1	0.57mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	44d	1	0.61mi
3318 Habersham Rd Montgomery, AL	3.0	2.0	1134	$1,250	$1.10	14d	1	0.67mi
2020 E 3rd St Montgomery, AL	2.0	1.0	1186	$750	$0.63	21d	1	0.76mi
3323 Bedford Ln Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	21d	1	0.81mi
3346 Bedford Ln Montgomery, AL	3.0	1.0	1134	$1,295	$1.14	14d	1	0.84mi
1229 Karen Rd Montgomery, AL	4.0	2.0	1344	$1,590	$1.18	44d	1	0.94mi
1347 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	14d	1	0.98mi
1343 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	14d	1	0.98mi
2000 Cherry St Montgomery, AL	2.0	1.0	1106	$950	$0.86	44d	1	1.01mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	44d	1	1.02mi
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	44d	1	1.02mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	44d	1	1.09mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	44d	1	1.14mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	14d	1	1.19mi
2009 Palmetto St Montgomery, AL	3.0	1.0	1487	$1,050	$0.71	44d	1	1.21mi
2727 Boultier St Montgomery, AL	1.0–3.0	1.0–2.0	1070	$1,582	$1.48	14d	3	1.24mi
319 Olivia Ct Montgomery, AL	2.0	1.0	850	$700	$0.82	21d	1	1.26mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	44d	1	1.28mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	21d	1	1.34mi
2113 Brewton St Montgomery, AL	3.0	1.0	1363	$1,150	$0.84	44d	1	1.37mi
2430 Price St Montgomery, AL	2.0	1.5	1275	$1,175	$0.92	14d	1	1.38mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	21d	1	1.40mi
2441 Price St Unit D Montgomery, AL	3.0	2.0	1264	$900	$0.71	21d	1	1.42mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	14d	1	1.46mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	14d	1	1.48mi
906 E Fairview Ave Unit 902 Montgomery, AL	2.0	1.0	1100	$995	$0.90	21d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $84,900 Active 383 DOM
2. 2026-06-17
   days on market $84,900 Active 382 DOM
3. 2026-06-16
   days on market $84,900 Active 381 DOM
4. 2026-06-15
   days on market $84,900 Active 380 DOM
5. 2026-06-14
   days on market $84,900 Active 378 DOM
6. 2026-06-13
   days on market $84,900 Active 377 DOM
7. 2026-06-10
   days on market $84,900 Active 375 DOM
8. 2026-06-09
   days on market $84,900 Active 374 DOM
9. 2026-06-08
   days on market $84,900 Active 373 DOM
10. 2026-06-07
    days on market $84,900 Active 372 DOM
11. 2026-06-03
    days on market $84,900 Active 368 DOM
12. 2026-06-02
    days on market $84,900 Active 367 DOM
13. 2026-06-01
    days on market $84,900 Active 366 DOM
14. 2026-05-31
    days on market $84,900 Active 365 DOM
15. 2026-05-30
    days on market $84,900 Active 364 DOM
16. 2025-11-04
    price $84,900 310-char remark

    Show marketing remark (310 chars)

    ATTENTION ALL INVESTORS!!! Discover a fantastic nvestment opportunity with this single-family home featuring 3 bedrooms and 2 bathroom. Located in Montgomery, Add this lucrative property to your portfolio and watch your investment grow! Don’t miss out on this chance to enhance your investment portfolio!

17. 2025-07-09
    status Active 310-char remark

    Show marketing remark (310 chars)

    ATTENTION ALL INVESTORS!!! Discover a fantastic nvestment opportunity with this single-family home featuring 3 bedrooms and 2 bathroom. Located in Montgomery, Add this lucrative property to your portfolio and watch your investment grow! Don’t miss out on this chance to enhance your investment portfolio!

18. 2025-06-30
    historical Contingent 310-char remark

    Show marketing remark (310 chars)

    ATTENTION ALL INVESTORS!!! Discover a fantastic nvestment opportunity with this single-family home featuring 3 bedrooms and 2 bathroom. Located in Montgomery, Add this lucrative property to your portfolio and watch your investment grow! Don’t miss out on this chance to enhance your investment portfolio!

19. 2025-06-20
    status Active 310-char remark

    Show marketing remark (310 chars)

    ATTENTION ALL INVESTORS!!! Discover a fantastic nvestment opportunity with this single-family home featuring 3 bedrooms and 2 bathroom. Located in Montgomery, Add this lucrative property to your portfolio and watch your investment grow! Don’t miss out on this chance to enhance your investment portfolio!

20. 2025-06-10
    historical Contingent 310-char remark

    Show marketing remark (310 chars)

    ATTENTION ALL INVESTORS!!! Discover a fantastic nvestment opportunity with this single-family home featuring 3 bedrooms and 2 bathroom. Located in Montgomery, Add this lucrative property to your portfolio and watch your investment grow! Don’t miss out on this chance to enhance your investment portfolio!

21. 2025-05-31
    listed $89,900 Active 310-char remark

    Show marketing remark (310 chars)

    ATTENTION ALL INVESTORS!!! Discover a fantastic nvestment opportunity with this single-family home featuring 3 bedrooms and 2 bathroom. Located in Montgomery, Add this lucrative property to your portfolio and watch your investment grow! Don’t miss out on this chance to enhance your investment portfolio!

22. 2025-01-05
    status Pending
23. 2024-09-25
    price $85,000
24. 2024-06-13
    listed $89,000 Active

ⓘ 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: $536 · $45/mo
• Projected year-2 tax: $536 · $45/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 ≥107°F today · 19 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: $14,016
• − Mortgage interest: −$4,756
• − Property taxes: −$536
• − Insurance: −$424
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$2,470
• Taxable income: $3,587
• Est. tax owed @ 24.0%: −$861
• After-tax cash flow: $3,908/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): 8,001
• Household income: $32,492
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 642.0

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 0.69)
• Race & ethnicity: Black 43% White 27% Hispanic / Latino 23% Two or more races 20%
• Hispanic origin (detail): Mexican 8% Cuban 3%
• Common ancestry: Slovak 1% Iranian 1% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 83% English-only · Spanish 13%

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: ▼ -18.16%
• Current HPI: 147.8065
• Rent YoY: ▲ 5.05%
• 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

-4.6% since first listed

9 events — show timeline

• 2025-11-04 Price Changed $84,900 MAAR
• 2025-07-09 Relisted — MAAR
• 2025-06-30 Contingent — MAAR
• 2025-06-20 Relisted — MAAR
• 2025-06-10 Contingent — MAAR
• 2025-05-31 Listed $89,900 MAAR
• 2025-01-05 Pending — MAAR
• 2024-09-25 Price Changed $85,000 MAAR
• 2024-06-13 Listed $89,000 MAAR

Property tax history

+3.1%/yr

Latest (2025): $536 · +0.0% YoY. Source: county tax records.