1209 Cottondale Rd · Montgomery, AL 36109

$99,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 83 Days on market

Built 1955 0.31 ac lot $110/sqft · 6% above area Est $95k · 6% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +5.0/15.0
• 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 MLS

Investor special with cash-flow opportunity already in place (tenant occupied)! This well maintained 3-bedroom, 1-bathroom home is ready for its next owner and offers immediate income potential!

Key facts

• 0.31 acre lot
• Parking
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: Rents rising (+2.6%/yr); 209 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 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 + 2.6% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.27% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.16%
• DSCR: 1.81
• GRM: 6.5

CMA / ARV

• ARV (median comp): $94,665
• List price: $99,900
• Delta: 5.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1209 Cottondale Rd	0.00mi	3/1.0	912 (0%)	16mo	$92,000	$101	87
1227 Avondale Rd	0.27mi	3/1.0	944 (+4%)	1mo	$70,000	$74	81
1248 Cottondale Rd	0.11mi	3/1.0	912 (0%)	18mo	$87,698	$96	80
3534 Farwood Dr	0.19mi	3/1.0	912 (0%)	22mo	$92,000	$101	73
975 Green Ridge Rd	0.40mi	3/1.0	952 (+4%)	2mo	$60,000	$63	72
1130 Lombard Dr	0.31mi	3/1.0	962 (+6%)	11mo	$52,000	$54	67
963 Green Ridge Rd	0.43mi	3/1.0	1,032 (+13%)	5mo	$104,000	$101	54
3802 E Marquette Dr	0.54mi	3/1.0	1,025 (+12%)	17mo	$70,000	$68	40
3618 Nottingham Rd	0.70mi	3/1.0	1,035 (+14%)	6mo	$97,000	$94	40

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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.37×
• Total profit: $10,278
• Equity at exit: $14,895

10-year hold

• IRR: 18.2%
• Equity multiple: 2.49×
• Total profit: $41,654
• Equity at exit: $8,638

Cash invested: $27,972 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 209
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$524
• Tax from tax record: −$17 /mo · $202/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $423

Break-even live

Break-even rent $737

Max offer price $99,900

Occupancy floor 62%

Sensitivity live

Price	-10% $480	-5% $452	+0% $423	+5% $281	+10% $246
Rent	-10% $323	-5% $373	+0% $423	+5% $474	+10% $524
Rate	-1.0pp $474	-0.5pp $449	base $423	+0.5pp $397	+1.0pp $371

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	45d	1	0.16mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	45d	1	0.31mi
4041A Beth Manor Dr Montgomery, AL	1.0–3.0	1.0–2.0	925	$1,000	$1.08	22d	20	0.55mi
2845 Zelda Rd Montgomery, AL	2.0	2.0	1013	$1,042	$1.03	14d	3	0.75mi
4132 Carmichael Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,156	$1.28	14d	10	0.93mi
2736 Chevy Chase Dr Montgomery, AL	3.0	1.0	1100	$1,300	$1.18	45d	1	0.99mi
1814 Pinecrest Dr Montgomery, AL	3.0	1.0	1053	$990	$0.94	45d	1	1.10mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	45d	1	1.27mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	14d	1	1.29mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	14d	1	1.31mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	45d	1	1.38mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	22d	1	1.40mi
2454 Spruce Curv Montgomery, AL	3.0	1.0	988	$1,100	$1.11	45d	1	1.41mi
319 Olivia Ct Montgomery, AL	2.0	1.0	850	$700	$0.82	22d	1	1.42mi

Listing history 22 events

1. 2026-06-03
   days on market $99,900 Active 83 DOM
2. 2026-06-02
   days on market $99,900 Active 82 DOM
3. 2026-06-01
   days on market $99,900 Active 81 DOM
4. 2026-05-31
   days on market $99,900 Active 80 DOM
5. 2026-05-30
   days on market $99,900 Active 79 DOM
6. 2026-03-12
   listed $99,900 Active 194-char remark

   Show marketing remark (194 chars)

   Investor special with cash-flow opportunity already in place (tenant occupied)! This well maintained 3-bedroom, 1-bathroom home is ready for its next owner and offers immediate income potential!

7. 2025-06-14
   historical $1,050
8. 2025-05-13
   price $1,050
9. 2025-05-01
   historical $1,300
10. 2025-05-01
    listed $1,300
11. 2025-04-26
    price $1,300
12. 2025-04-15
    price $1,395
13. 2025-03-04
    status Pending
14. 2025-03-03
    soldstatus $92,000 Closed
15. 2025-02-18
    listed $1,400
16. 2025-02-04
    historical Contingent
17. 2025-01-29
    status Active
18. 2024-12-26
    historical Contingent
19. 2024-11-12
    listed $98,900 Active
20. 1999-08-20
    soldstatus $53,400
21. 1999-06-25
    listed $49,900
22. 1999-01-08
    listed $52,900

ⓘ 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: $202 · $17/mo
• Projected year-2 tax: $410 · $34/mo
• Expected delta: +$208/yr (+$17/mo · 103.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥107°F today · 17 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: $15,275
• − Mortgage interest: −$5,596
• − Property taxes: −$202
• − Insurance: −$500
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$2,906
• Taxable income: $3,628
• Est. tax owed @ 24.0%: −$871
• After-tax cash flow: $4,209/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): 23,581
• Household income: $59,193
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1039.0

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: White 49% Black 39% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -37.64%
• Current HPI: 149.3867
• Rent YoY: ▲ 2.65%
• 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

+88.8% since first listed

17 events — show timeline

• 2026-03-12 Listed $99,900 MAAR
• 2025-06-14 Rental Removed $1,050 TENANTTURNER2
• 2025-05-13 Price Changed $1,050 TENANTTURNER2
• 2025-05-01 Rental Removed $1,300 BUILDIUM
• 2025-05-01 Listed for Rent $1,300 TENANTTURNER2
• 2025-04-26 Price Changed $1,300 BUILDIUM
• 2025-04-15 Price Changed $1,395 BUILDIUM
• 2025-03-04 Pending — MAAR
• 2025-03-03 Sold (MLS) $92,000 MAAR
• 2025-02-18 Listed for Rent $1,400 BUILDIUM
• 2025-02-04 Contingent — MAAR
• 2025-01-29 Relisted — MAAR
• 2024-12-26 Contingent — MAAR
• 2024-11-12 Listed $98,900 MAAR
• 1999-08-20 Sold (MLS) $53,400 MAAR
• 1999-06-25 Listed $49,900 MAAR
• 1999-01-08 Listed $52,900 MAAR

Property tax history

+4.1%/yr

Latest (2025): $202 · +0.0% YoY. Source: county tax records.