3200 Mcgehee Rd · Montgomery, AL 36111

$94,900

3 bd · 2.0 ba · 1,652 sqft · SingleFamily public records · 2 Days on market

Built 1965 0.51 ac lot Est $154k · 38% 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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 MLS

Wonderful home with pool. Home features 3 spacious bedrooms and 2 baths. Lots of cabinets and closet space. Large backyard with extra parking. Great home for the value.

Key facts

• In-ground pool
• Ample parking
• Updated flooring

Tags

• FOUR-SIDED BRICK EXTERIOR
• IN-GROUND POOL
• UPDATED FLOORING
• AMPLE PARKING
• GENEROUS OVER HALF-ACRE LOT

Property features AI

Exterior

• Utilities: Electricity available; High-speed internet available; Public water; Public sewer
• Home design: Single-story home; City lot
• Construction: Brick and wood siding exterior; Slab foundation; Year built reported by owner
• Exterior features: Fully fenced yard; Patio; In-ground pool

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms on the first floor
• Flooring: Carpet; Wood
• Bathrooms: Two full bathrooms on the first floor
• Heating & cooling: Central electric heating
• Interior features: Blinds and window treatments; Carpet and wood flooring
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• 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: 110 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $656 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 + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 26y 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.
• Current owner paid $81k; 17% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1965 — 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: 1.38% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.21%
• DSCR: 1.81
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $153,636
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3055 N Colonial Dr	0.16mi	3/2.0	1,620 (-2%)	8mo	$170,000	$105	83
2603 Fairmont Rd	0.40mi	3/2.0	1,613 (-2%)	0mo	$129,900	$81	77
3406 Sommerville Dr	0.46mi	3/2.0	1,728 (+5%)	2mo	$175,000	$101	69
2614 Fisk Rd	0.38mi	3/2.0	1,772 (+7%)	3mo	$139,900	$79	68
2708 Ashlawn Dr	0.68mi	3/2.0	1,670 (+1%)	1mo	$88,000	$53	66
2656 Fisk Rd	0.45mi	3/2.0	1,584 (-4%)	8mo	$100,000	$63	65
3212 Mcgehee Rd	0.03mi	4/2.0 (+1)	1,858 (+12%)	10mo	$199,900	$108	64
2816 Newport Rd	0.58mi	3/2.0	1,738 (+5%)	7mo	$162,000	$93	58
3126 Fernway Dr	0.72mi	3/2.0	1,638 (-1%)	8mo	$160,221	$98	58
3026 Guymar Rd	0.55mi	3/2.0	1,794 (+9%)	2mo	$80,000	$45	58
2632 Burkelaun Dr	0.45mi	3/2.0	1,853 (+12%)	2mo	$185,000	$100	57
3036 Sutton Dr	0.60mi	2/2.0 (-1)	1,502 (-9%)	4mo	$116,000	$77	49

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: 9.8%
• Equity multiple: 1.39×
• Total profit: $10,308
• Equity at exit: $14,150

10-year hold

• IRR: 19.0%
• Equity multiple: 2.58×
• Total profit: $42,067
• Equity at exit: $8,205

Cash invested: $26,572 (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 36111

• Home prices YoY: -6.9%
• Active inventory: 110
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$498
• Tax from tax record: −$95 /mo · $1,146/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $403

Break-even live

Break-even rent $801

Max offer price $94,900

Occupancy floor 64%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2651 Clement Curv Montgomery, AL	3.0	2.0	1402	$1,550	$1.11	21d	1	0.16mi
3543 Carter Hill Rd Montgomery, AL	1.0–3.0	1.0–2.0	1120	$925	$0.83	14d	16	0.26mi
2441 Price St Unit D Montgomery, AL	3.0	2.0	1264	$900	$0.71	21d	1	0.38mi
2440 Price St Unit C Montgomery, AL	3.0	2.0	1800	$1,050	$0.58	44d	1	0.42mi
2656 Fisk Rd Montgomery, AL	4.0	2.0	1584	$1,400	$0.88	44d	1	0.42mi
2430 Price St Montgomery, AL	2.0	1.5	1275	$1,175	$0.92	14d	1	0.43mi
3050 Sutton Dr Montgomery, AL	2.0	2.0	1719	$1,450	$0.84	21d	1	0.55mi
3580 McGehee Pl Dr S Montgomery, AL	3.0	2.0	1200	$1,205	$1.00	44d	1	0.82mi
3352 Ridgefield Dr Montgomery, AL	3.0	2.0	1932	$1,761	$0.91	21d	1	0.90mi
2619 Brantford Pl Montgomery, AL	3.0	2.0	1323	$1,200	$0.91	44d	1	0.95mi
4220 Strathmore Dr Montgomery, AL	1.0–3.0	1.0–2.0	931	$1,099	$1.18	44d	1	0.99mi
2983 Old Farm Rd Montgomery, AL	3.0	2.0	2000	$1,725	$0.86	21d	1	1.09mi
2724 Forsyth Ln Montgomery, AL	4.0	2.0	1794	$1,400	$0.78	44d	1	1.12mi
2230 Woodley Sq W Montgomery, AL	1.0–2.0	1.0–2.0	902	$898	$1.00	14d	11	1.17mi
2311 Cottingham Dr Montgomery, AL	3.0	2.0	1676	$1,595	$0.95	44d	1	1.20mi
3252 Cheltenham Dr Montgomery, AL	3.0	2.0	1705	$1,200	$0.70	44d	1	1.23mi
4409 McCampbell Dr Montgomery, AL	4.0	2.0	1786	$1,600	$0.90	14d	1	1.25mi
1814 Sylvan Dr Montgomery, AL	3.0	2.0	1785	$1,400	$0.78	21d	1	1.30mi
1738 Fairforest Dr Montgomery, AL	3.0	2.0	2166	$1,895	$0.87	44d	1	1.32mi
4243 Vaughn Rd Unit 1043807P Montgomery, AL	4.0	2.0	1496	$3,360	$2.25	44d	1	1.37mi
1516 Charleton Dr Montgomery, AL	3.0	2.0	1895	$1,650	$0.87	44d	1	1.39mi
3110 Virginia Downs Montgomery, AL	2.0	2.0	1068	$800	$0.75	44d	1	1.45mi
1839 Robison Hill Rd Montgomery, AL	4.0	2.0	1370	$1,550	$1.13	21d	1	1.47mi
3770 Maclamar Rd Montgomery, AL	3.0	1.0	1129	$950	$0.84	21d	1	1.49mi
3248 Meadow Walk Ln Montgomery, AL	3.0	2.0	1114	$1,200	$1.08	44d	1	1.50mi

Listing history 3 events

1. 2026-06-18
   days on market $94,900 Active 2 DOM
2. 2026-06-17
   remarks 620-char remark
3. 2026-06-17
   listed $94,900 Active 1 DOM

ⓘ 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: $1,146 · $95/mo
• Projected year-2 tax: $1,146 · $95/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 8/10 Severe 7 d/yr ≥108°F today · 20 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: $15,735
• − Mortgage interest: −$5,316
• − Property taxes: −$1,146
• − Insurance: −$474
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$2,761
• Taxable income: $3,521
• Est. tax owed @ 24.0%: −$845
• After-tax cash flow: $3,994/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
• City population: 175,913
• Population (ZIP): 12,196

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 34% Asian 3% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Chinese 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: ▼ -11.63%
• Current HPI: 156.4412
• Rent YoY: —
• Metro: —
• 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

+7.2% since first listed

9 events — show timeline

• 2026-06-16 Listed $94,900 MAAR
• 2018-04-04 Sold (Public Records) $81,000 Public Records
• 2015-02-11 Listed $45,000 MAAR
• 2015-01-23 Sold (MLS) $25,250 MAAR
• 2014-07-31 Listed $45,000 MAAR
• 2004-03-30 Listed $88,900 MAAR
• 2003-07-28 Listed $83,900 MAAR
• 2001-05-07 Listed $84,000 MAAR
• 2000-10-16 Listed $88,500 MAAR

Property tax history

+12.0%/yr

Latest (2025): $1,146 · +2.9% YoY. Source: county tax records.