425 Calloway St · Montgomery, AL 36107

$69,900

2 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 16 Days on market

Built 1940 7,405 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• 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

This 2 bedroom, 1 bath brick home is priced to sell and is a ideal investment property as a tenant is already in place. The home has a nice size great room with a fireplace, the kitchen has an ample amount of cabinets, 2 large bedrooms with spacious closets and a covered front porch. The backyard is fenced in and has lots of privacy. Start your rental holdings with this property or add to your existing investment portfolio. Call today to take advantage of this new listing!

Key facts

• 7,405 sq ft lot
• Built 1940
• Listed 15 days

Property features AI

Finance

• Other: Lot size approximately 0.17 acres; Lot numbers 46 and 47; Located in the Irvington subdivision
• Financial info: No financial details provided
• HOA & community: No association fee

Exterior

• Parking: Driveway parking; On-street parking
• Security: No security features listed
• Utilities: Public water; Electric water heater; Internet availability unknown
• Home design: Existing construction; Concrete/block construction; Slab foundation
• Construction: Concrete/Block construction; Slab foundation
• Exterior features: Fenced yard; Open patio

Interior

• Kitchen: Laminate countertops; Electric oven, electric stove, refrigerator
• Bedrooms: Master bedroom on main level; Additional bedroom on main level
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central cooling plus window units
• Interior features: Hardwood and tile floors; Ceilings: other (see remarks); Brick wood-burning fireplace in the living room; No additional interior features listed
• Laundry & utility: No specific laundry features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% 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: Highland Avenue Elementary School (math 2% / reading 12%, grade F, #601 of 627 statewide, top 98%, 430 students, 89% FRL); Lee High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 1,374 students, 86% FRL) — zoned schools average 87% FRL vs 70% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 6% at this address vs 20% district-wide (-14 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 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $483 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 + 5.0% 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 16 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.48% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.37%
• DSCR: 2.04
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $46,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2809 Spann Pl	0.17mi	2/1.0	1,165 (+6%)	8mo	$58,498	$50	75
2414 Chapman St	0.24mi	2/1.0	1,026 (-7%)	4mo	$39,000	$38	74
13 Oak Forest Dr	0.71mi	2/1.0	1,110 (+1%)	2mo	$46,500	$42	63
2318 Winona Ave	0.70mi	2/1.0	1,118 (+2%)	2mo	$89,000	$80	63
137 Oak Forest Dr	0.53mi	2/1.0	1,183 (+8%)	0mo	$47,000	$40	63
3010 Althea St	0.29mi	3/1.5 (+1)	1,186 (+8%)	7mo	$40,000	$34	60
3205 Asbury Ln	0.74mi	3/1.5 (+1)	1,092 (-1%)	6mo	$63,500	$58	52
2301 Cherry St	0.34mi	3/1.0 (+1)	1,248 (+14%)	9mo	$52,000	$42	49
111 Bradley Dr	0.54mi	3/2.0 (+1)	1,222 (+11%)	8mo	$8,000	$7	41
2468 Spruce Cur Curv	0.60mi	3/1.0 (+1)	1,263 (+15%)	6mo	$10,000	$8	38
13 Bradley Dr	0.66mi	3/1.0 (+1)	1,264 (+15%)	6mo	$110,000	$87	34
2933 Willow Lane Dr	0.66mi	3/2.0 (+1)	1,234 (+12%)	7mo	$121,000	$98	34

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: 18.6%
• Equity multiple: 1.77×
• Total profit: $15,103
• Equity at exit: $10,422

10-year hold

• IRR: 28.3%
• Equity multiple: 3.74×
• Total profit: $53,636
• Equity at exit: $6,044

Cash invested: $19,572 (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 36107

• Home prices YoY: -10.9%
• Rents YoY: 5.0%
• Active inventory: 67
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,031 high
• Mortgage (P&I): −$367
• Tax from tax record: −$38 /mo · $454/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $381

Break-even live

Break-even rent $549

Max offer price $69,900

Occupancy floor 58%

Sensitivity live

Price	-10% $421	-5% $401	+0% $381	+5% $361	+10% $342
Rent	-10% $300	-5% $340	+0% $381	+5% $422	+10% $463
Rate	-1.0pp $416	-0.5pp $399	base $381	+0.5pp $363	+1.0pp $345

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	45d	1	0.37mi
319 Olivia Ct Montgomery, AL	2.0	1.0	850	$700	$0.82	22d	1	0.40mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	15d	1	0.40mi
2113 Brewton St Montgomery, AL	3.0	1.0	1363	$1,150	$0.84	45d	1	0.41mi
2009 Palmetto St Montgomery, AL	3.0	1.0	1487	$1,050	$0.71	45d	1	0.49mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	22d	1	0.51mi
2000 Cherry St Montgomery, AL	2.0	1.0	1106	$950	$0.86	45d	1	0.54mi
2229 Madison Ave Montgomery, AL	2.0	1.0	1100	$625	$0.57	45d	1	0.56mi
1834 Highland Ave Unit A Montgomery, AL	1.0	1.0	980	$1,250	$1.28	45d	1	0.60mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	22d	1	0.63mi
2241 Saint Charles Ave Unit 2247 Montgomery, AL	1.0	1.0	915	$1,475	$1.61	45d	1	0.64mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	45d	1	0.64mi
2454 Spruce Curv Montgomery, AL	3.0	1.0	988	$1,100	$1.11	45d	1	0.69mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	15d	1	0.69mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	45d	1	0.69mi
1513 Rex St Montgomery, AL	1.0	1.0	840	$1,095	$1.30	45d	1	0.70mi
2243 Winona Ave Montgomery, AL	3.0	1.0	1492	$1,225	$0.82	22d	1	0.71mi
329 S Capitol Pkwy Apt A Montgomery, AL	1.0	1.0	800	$645	$0.81	45d	1	0.71mi
2121 Winona Ave Unit 2123 Montgomery, AL	1.0	1.5	828	$995	$1.20	15d	1	0.74mi
2310 Yancey Ave Montgomery, AL	3.0	1.0	1212	$1,250	$1.03	45d	1	0.75mi
7 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	961	$850	$0.88	45d	1	0.82mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	22d	1	0.85mi
2009 Yancey Ave Montgomery, AL	3.0	1.0	1140	$1,080	$0.95	22d	1	0.85mi
39 S Lewis St Montgomery, AL	2.0	1.0	1209	$950	$0.79	45d	1	0.87mi
2020 E 3rd St Montgomery, AL	2.0	1.0	1186	$750	$0.63	22d	1	0.88mi
2205 E 5th St Montgomery, AL	3.0	1.0	1020	$800	$0.78	45d	1	0.89mi
1732 West St Unit 1732 A Montgomery, AL	1.0	1.0	715	$1,375	$1.92	45d	1	0.89mi
2122 Windsor Ave Montgomery, AL	2.0	1.0	1052	$725	$0.69	45d	1	0.91mi
3323 Bedford Ln Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	22d	1	0.93mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	15d	1	0.95mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	45d	1	0.95mi
2023 Windsor Ave Montgomery, AL	2.0	1.0	889	$895	$1.01	45d	1	0.96mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	15d	1	0.99mi
3346 Bedford Ln Montgomery, AL	3.0	1.0	1134	$1,295	$1.14	15d	1	1.00mi
424 N California St Apt D Montgomery, AL	2.0	1.0	850	$778	$0.92	22d	1	1.00mi
1517 Madison Ave Montgomery, AL	1.0	1.0	1044	$650	$0.62	22d	1	1.01mi
1517 Madison Ave Montgomery, AL	1.0	1.0	1044	$650	$0.62	45d	1	1.01mi
3318 Habersham Rd Montgomery, AL	3.0	2.0	1134	$1,250	$1.10	15d	1	1.01mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	45d	1	1.02mi
517 N Florida St Unit B Montgomery, AL	2.0	1.0	900	$750	$0.83	45d	1	1.02mi

Listing history 12 events

1. 2026-06-21
   days on market $69,900 Active 16 DOM
2. 2026-06-18
   days on market $69,900 Active 13 DOM
3. 2026-06-17
   days on market $69,900 Active 12 DOM
4. 2026-06-16
   days on market $69,900 Active 11 DOM
5. 2026-06-15
   days on market $69,900 Active 10 DOM
6. 2026-06-14
   days on market $69,900 Active 8 DOM
7. 2026-06-13
   days on market $69,900 Active 7 DOM
8. 2026-06-10
   days on market $69,900 Active 5 DOM
9. 2026-06-09
   days on market $69,900 Active 4 DOM
10. 2026-06-08
    days on market $69,900 Active 3 DOM
11. 2026-06-07
    remarks 668-char remark
12. 2026-06-07
    listed $69,900 Active 2 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: $454 · $38/mo
• Projected year-2 tax: $454 · $38/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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $12,374
• − Mortgage interest: −$3,915
• − Property taxes: −$454
• − Insurance: −$350
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$2,033
• Taxable income: $3,642
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $3,699/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

+115.1% since first listed

6 events — show timeline

• 2026-06-05 Listed $69,900 Greater Alabama MLS
• 2021-11-02 Sold (Public Records) $100,000 Public Records
• 2021-10-29 Sold (Public Records) $100,000 Public Records
• 2021-10-27 Sold (MLS) $45,000 MAAR
• 2021-07-18 Listed $59,900 MAAR
• 2013-08-15 Listed $32,500 MAAR

Property tax history

+5.6%/yr

Latest (2025): $454 · +6.1% YoY. Source: county tax records.