2106 Capitol Ave · Montgomery, AL 36107

$110,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 124 Days on market

Built 1986 7,405 sqft lot $82/sqft · 44% above area Est $76k · 44% 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 +26.0/30.0
• DSCR +8.7/10.0
• 1% rule +5.7/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Great Value-Add Opportunity Near Downtown Montgomery. A 1980s Rebuild That Meticulously Captures Old World Charm On The Exterior-All The While Presenting A 1300+ Sq Ft Modern Floorplan Inside, Featuring 3 Bedrooms/2 Baths Of Move-In Ready Bliss! A Feature Focused Kitchen Gives An Excellent Vantage Point To A Huge Dining And Living Room, And You'll Love The Ease Of Access To Laundry And Storage. After Discovering 2 Huge Bedrooms And A Spacious Guest Bathroom, End Your Tour With A Perfect Primary Suite And En-Suite Featuring Privacy And Ample Space! First Time Buyers And Investors-Schedule Your Tour Today. Located Near Downtown Montgomery's Rich History, Dining, And Entertainment. Please Verify Any Pertinent Info. * * This Property Can Also Be Purchased Along With 122 S Capitol Pkwy, 404 S Capitol Pkwy, 2040 McKinley Ave, 2134 Winona Ave, 218 N Lewis St, And 690 Ponce De Leon Ave-All Or In Part At A Total Portfolio Package Price Of $800,000. * *

Key facts

• Modern floorplan
• 7,405 sq ft lot
• Parking

Tags

• MODERN FLOORPLAN
• FEATURE FOCUSED KITCHEN
• SPACIOUS GUEST BATHROOM
• EN-SUITE FEATURING PRIVACY
• NEAR DOWNTOWN MONTGOMERY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: employment D, crime F, amenities D-.
• 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.
• Zoned schools: Morningview Elementary School (math 0% / reading 15%, grade F, #598 of 627 statewide, top 96%, 448 students, 86% FRL); Capitol Heights Middle School (math 0% / reading 15%, grade F, #241 of 257 statewide, top 95%, 655 students, 97% FRL); Lee High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 1,374 students, 86% FRL) — zoned schools average 89% FRL vs 70% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 7% at this address vs 20% district-wide (-13 pts) — the specific schools serving this property underperform the Montgomery County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.0%/yr); 67 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.64%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (median comp): $76,401
• List price: $110,000
• Delta: 43.98%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2148 Madison Ave	0.11mi	3/1.0	1,350 (+0%)	4mo	$60,000	$44	87
1814 James Ave	0.29mi	3/2.0	1,425 (+6%)	1mo	$61,000	$43	76
1923 Mckinley Ave	0.45mi	3/1.5	1,354 (+1%)	1mo	$111,400	$82	75
1915 Mckinley Ave	0.45mi	3/2.0	1,384 (+3%)	3mo	$148,000	$107	72
2200 Windsor Ave	0.47mi	3/2.0	1,400 (+4%)	5mo	$125,000	$89	67
1839 James Ave	0.23mi	3/1.0	1,520 (+13%)	4mo	$50,000	$33	60
2627 Geneva St	0.30mi	4/2.0 (+1)	1,526 (+14%)	4mo	$83,000	$54	55
1540 St Charles Ave	0.57mi	3/1.0	1,462 (+9%)	1mo	$93,000	$64	54
1536 St Charles Ave	0.58mi	3/1.0	1,462 (+9%)	5mo	$77,000	$53	50
717 W Shawnee Dr W	0.73mi	3/1.0	1,216 (-10%)	4mo	$57,000	$47	43
524 Morningview Dr	0.65mi	3/1.0	1,518 (+13%)	5mo	$103,000	$68	40
137 Oak Forest Dr	0.68mi	2/1.0 (-1)	1,183 (-12%)	0mo	$47,000	$40	39

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: 1.7%
• Equity multiple: 1.06×
• Total profit: $1,990
• Equity at exit: $16,401

10-year hold

• IRR: 13.0%
• Equity multiple: 2.12×
• Total profit: $34,492
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,172 high
• Mortgage (P&I): −$577
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $273

Break-even live

Break-even rent $826

Max offer price $110,000

Occupancy floor 72%

Sensitivity live

Price	-10% $335	-5% $304	+0% $273	+5% $242	+10% $211
Rent	-10% $181	-5% $227	+0% $273	+5% $319	+10% $366
Rate	-1.0pp $329	-0.5pp $301	base $273	+0.5pp $245	+1.0pp $216

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2004 Capitol Ave Unit 1043879P Montgomery, AL	4.0	2.5	1797	$3,518	$1.96	15d	1	0.08mi
2113 Brewton St Montgomery, AL	3.0	1.0	1363	$1,150	$0.84	45d	1	0.09mi
2229 Madison Ave Montgomery, AL	2.0	1.0	1100	$625	$0.57	45d	1	0.22mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	15d	1	0.24mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	45d	1	0.24mi
2243 Winona Ave Montgomery, AL	3.0	1.0	1492	$1,225	$0.82	23d	1	0.35mi
2009 Yancey Ave Montgomery, AL	3.0	1.0	1140	$1,080	$0.95	23d	1	0.36mi
2310 Yancey Ave Montgomery, AL	3.0	1.0	1212	$1,250	$1.03	45d	1	0.41mi
2009 Palmetto St Montgomery, AL	3.0	1.0	1487	$1,050	$0.71	45d	1	0.42mi
128 S Capitol Pkwy Montgomery, AL	3.0	1.0	1550	$1,500	$0.97	45d	1	0.43mi
2122 Windsor Ave Montgomery, AL	2.0	1.0	1052	$725	$0.69	45d	1	0.46mi
39 S Lewis St Montgomery, AL	2.0	1.0	1209	$950	$0.79	45d	1	0.47mi
2023 Windsor Ave Montgomery, AL	2.0	1.0	889	$895	$1.01	45d	1	0.49mi
517 N Florida St Unit B Montgomery, AL	2.0	1.0	900	$750	$0.83	45d	1	0.53mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	23d	1	0.59mi
7 Bradley Dr Montgomery, AL	3.0	2.0	1529	$1,500	$0.98	15d	1	0.60mi
18 Oak Forest Dr Montgomery, AL	3.0	2.0	1580	$1,050	$0.66	23d	1	0.63mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	23d	1	0.65mi
2000 Cherry St Montgomery, AL	2.0	1.0	1106	$950	$0.86	45d	1	0.66mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	45d	1	0.68mi
508 Glenmore Rd Montgomery, AL	2.0	1.0	1135	$1,000	$0.88	45d	1	0.70mi
7 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	961	$850	$0.88	45d	1	0.72mi
2769 Pelzer Ave Montgomery, AL	3.0	2.0	1608	$1,325	$0.82	45d	1	0.85mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	45d	1	0.85mi
1008 Pelham St Montgomery, AL	4.0	2.0	1288	$1,300	$1.01	45d	1	0.97mi
401 Ridgewood Ln Montgomery, AL	3.0	2.0	1513	$1,195	$0.79	23d	1	0.98mi
2814 Ashley Ave Montgomery, AL	3.0	2.0	1683	$1,350	$0.80	15d	1	1.00mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	45d	1	1.06mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	23d	1	1.09mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	15d	1	1.10mi
2454 Spruce Curv Montgomery, AL	3.0	1.0	988	$1,100	$1.11	45d	1	1.10mi
2822 Sumter Ave Montgomery, AL	3.0	2.5	1617	$1,300	$0.80	23d	1	1.13mi
2020 E 3rd St Montgomery, AL	2.0	1.0	1186	$750	$0.63	23d	1	1.14mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	15d	1	1.14mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	45d	1	1.15mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	15d	1	1.19mi
167 E Salem Dr Montgomery, AL	3.0	2.0	1700	$1,050	$0.62	45d	1	1.19mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	23d	1	1.20mi
3309 Hillcrest Ln Unit 1043908P Montgomery, AL	4.0	2.0	1625	$2,885	$1.78	23d	1	1.21mi
2503 Skyline Ave Montgomery, AL	3.0	1.0	1015	$1,150	$1.13	45d	1	1.22mi

Listing history 22 events

1. 2026-06-21
   days on market $110,000 Active 124 DOM
2. 2026-06-18
   days on market $110,000 Active 121 DOM
3. 2026-06-17
   days on market $110,000 Active 120 DOM
4. 2026-06-16
   days on market $110,000 Active 119 DOM
5. 2026-06-15
   days on market $110,000 Active 118 DOM
6. 2026-06-14
   days on market $110,000 Active 116 DOM
7. 2026-06-13
   days on market $110,000 Active 115 DOM
8. 2026-06-10
   days on market $110,000 Active 113 DOM
9. 2026-06-09
   days on market $110,000 Active 112 DOM
10. 2026-06-08
    days on market $110,000 Active 111 DOM
11. 2026-06-07
    days on market $110,000 Active 110 DOM
12. 2026-06-03
    days on market $110,000 Active 106 DOM
13. 2026-06-02
    days on market $110,000 Active 105 DOM
14. 2026-06-01
    days on market $110,000 Active 104 DOM
15. 2026-05-31
    days on market $110,000 Active 103 DOM
16. 2026-05-30
    days on market $110,000 Active 102 DOM
17. 2026-04-08
    price $110,000 961-char remark

    Show marketing remark (961 chars)

    A Great Value-Add Opportunity Near Downtown Montgomery. A 1980s Rebuild That Meticulously Captures Old World Charm On The Exterior-All The While Presenting A 1300+ Sq Ft Modern Floorplan Inside, Featuring 3 Bedrooms/2 Baths Of Move-In Ready Bliss! A Feature Focused Kitchen Gives An Excellent Vantage Point To A Huge Dining And Living Room, And You'll Love The Ease Of Access To Laundry And Storage. After Discovering 2 Huge Bedrooms And A Spacious Guest Bathroom, End Your Tour With A Perfect Primary Suite And En-Suite Featuring Privacy And Ample Space! First Time Buyers And Investors-Schedule Your Tour Today. Located Near Downtown Montgomery's Rich History, Dining, And Entertainment. Please Verify Any Pertinent Info. * * This Property Can Also Be Purchased Along With 122 S Capitol Pkwy, 404 S Capitol Pkwy, 2040 McKinley Ave, 2134 Winona Ave, 218 N Lewis St, And 690 Ponce De Leon Ave-All Or In Part At A Total Portfolio Package Price Of $800,000. * *

18. 2026-02-17
    listed $120,000 Active 961-char remark

    Show marketing remark (961 chars)

    A Great Value-Add Opportunity Near Downtown Montgomery. A 1980s Rebuild That Meticulously Captures Old World Charm On The Exterior-All The While Presenting A 1300+ Sq Ft Modern Floorplan Inside, Featuring 3 Bedrooms/2 Baths Of Move-In Ready Bliss! A Feature Focused Kitchen Gives An Excellent Vantage Point To A Huge Dining And Living Room, And You'll Love The Ease Of Access To Laundry And Storage. After Discovering 2 Huge Bedrooms And A Spacious Guest Bathroom, End Your Tour With A Perfect Primary Suite And En-Suite Featuring Privacy And Ample Space! First Time Buyers And Investors-Schedule Your Tour Today. Located Near Downtown Montgomery's Rich History, Dining, And Entertainment. Please Verify Any Pertinent Info. * * This Property Can Also Be Purchased Along With 122 S Capitol Pkwy, 404 S Capitol Pkwy, 2040 McKinley Ave, 2134 Winona Ave, 218 N Lewis St, And 690 Ponce De Leon Ave-All Or In Part At A Total Portfolio Package Price Of $800,000. * *

19. 2005-10-28
    listed $99,700
20. 2004-07-29
    soldstatus $75,362
21. 2004-04-16
    listed $79,687
22. 2004-04-16
    listed $79,687

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $451 · $38/mo
• Expected delta: +$92/yr (+$8/mo · 25.7%)

ⓘ 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: $14,062
• − Mortgage interest: −$6,162
• − Property taxes: −$359
• − Insurance: −$550
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$3,200
• Taxable income: $1,541
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $2,908/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

+38.0% since first listed

6 events — show timeline

• 2026-04-08 Price Changed $110,000 MAAR
• 2026-02-17 Listed $120,000 MAAR
• 2005-10-28 Listed $99,700 MAAR
• 2004-07-29 Sold (MLS) $75,362 MAAR
• 2004-04-16 Listed $79,687 MAAR
• 2004-04-16 Listed $79,687 MAAR

Property tax history

+3.5%/yr

Latest (2025): $359 · -10.0% YoY. Source: county tax records.