111 Kiwanis St · Montgomery, AL 36110

$28,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 31 Days on market

Built 1956 7,405 sqft lot $34/sqft · 30% below area Est $40k · 30% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This 2 bedroom, 1 bath home has been completely renovated!!! It is a cozy starter home or income generator for years to come! Large back yard with storage shed and only minutes from Downtown and Interstate. The power, water, and gas is on at this residence and is waiting for you to come and take a view!! It won't last long so get your favorite Realtor on the phone!!

Key facts

• Close to schools
• Good layout
• Solid structure

Tags

• SOLID STRUCTURE
• GOOD LAYOUT
• MINOR COSMETIC UPDATES
• OFF-STREET PARKING
• FENCED BACKYARD
• CLOSE TO SCHOOLS

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available; High-speed internet available
• Home design: Single-story; Vinyl siding construction; Built according to public records
• Construction: Vinyl siding; One story
• Exterior features: Storage (exterior); Mature trees; City lot; Public road frontage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Two bedrooms on the first floor
• Flooring: Laminate; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: Laminate and wood flooring; Storage (interior)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $28k).
• Recommended offer: $27k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.1% 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: 63 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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 $194 of loan paydown is wiped out by about $840 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $7k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $27,160 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.53% ✓
• Cap rate: 32.14%
• Cash-on-cash: 92.30%
• DSCR: 5.11
• GRM: 2.4

CMA / ARV

• ARV (median comp): $39,960
• List price: $28,000
• Delta: -29.93%
• 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
429 Edward St	0.44mi	3/1.0 (+1)	828 (-0%)	1mo	$55,500	$67	73
121 Kiwanis St	0.05mi	3/1.0 (+1)	735 (-12%)	1mo	$27,000	$37	73
418 Edwards St	0.43mi	3/1.0 (+1)	828 (-0%)	3mo	$24,500	$30	71
412 Edward St	0.42mi	3/1.0 (+1)	828 (-0%)	6mo	$35,000	$42	69
1625 Champion St	0.59mi	3/1.0 (+1)	840 (+1%)	0mo	$72,500	$86	66
3915 Fairground Rd	0.50mi	2/1.0	792 (-5%)	6mo	$39,500	$50	64
142 W Michigan Ave	0.63mi	3/1.0 (+1)	840 (+1%)	1mo	$67,000	$80	64
298 Broadway St	0.49mi	2/1.0	896 (+8%)	2mo	$36,000	$40	63
3463 Cotton St	0.56mi	3/1.0 (+1)	829 (-0%)	10mo	$37,500	$45	60
124 W Michigan Ave	0.61mi	3/1.0 (+1)	840 (+1%)	8mo	$60,000	$71	58
2814 Orlando Dr	0.41mi	3/1.0 (+1)	925 (+11%)	10mo	$50,000	$54	49
3560 Manley Dr	0.74mi	3/1.0 (+1)	950 (+14%)	2mo	$60,000	$63	36

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: 93.1%
• Equity multiple: 5.32×
• Total profit: $33,873
• Equity at exit: $4,175

10-year hold

• IRR: 95.9%
• Equity multiple: 11.07×
• Total profit: $78,970
• Equity at exit: $2,421

Cash invested: $7,840 (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 36110

• Home prices YoY: -34.8%
• Active inventory: 63
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $988 high
• Mortgage (P&I): −$147
• Tax from tax record: −$19 /mo · $227/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $603

Break-even live

Break-even rent $225

Max offer price $28,000

Occupancy floor 34%

Sensitivity live

Price	-10% $619	-5% $611	+0% $603	+5% $595	+10% $587
Rent	-10% $525	-5% $564	+0% $603	+5% $642	+10% $681
Rate	-1.0pp $617	-0.5pp $610	base $603	+0.5pp $596	+1.0pp $588

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4010 Vandiver Ct Montgomery, AL	2.0	2.0	630	$1,050	$1.67	45d	1	0.26mi
216 Gardendale Dr Montgomery, AL	3.0	1.0	900	$850	$0.94	22d	1	0.32mi
16 Garden St Montgomery, AL	3.0	1.5	1008	$775	$0.77	45d	1	0.34mi
412 Edward St Montgomery, AL	3.0	1.0	828	$800	$0.97	45d	1	0.41mi
4029 Chelsea Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	45d	1	0.41mi
341 Chisholm St Montgomery, AL	3.0	1.0	756	$1,195	$1.58	22d	1	0.41mi
429 Edward St Montgomery, AL	3.0	1.0	828	$1,080	$1.30	14d	1	0.43mi
218 Broadway St Montgomery, AL	2.0	1.0	960	$895	$0.93	14d	1	0.47mi
298 Broadway St Montgomery, AL	2.0	1.0	896	$900	$1.00	45d	1	0.51mi
207 Destin St Montgomery, AL	3.0	1.0	966	$695	$0.72	22d	1	0.56mi
142 W Michigan Ave Montgomery, AL	3.0	1.0	840	$995	$1.18	14d	1	0.62mi
3024 Tyler Rd Montgomery, AL	3.0	1.0	892	$725	$0.81	22d	1	0.68mi
3329 Texas St Montgomery, AL	3.0	1.0	1000	$1,100	$1.10	45d	1	0.68mi
3613 Erwin Dr Montgomery, AL	3.0	2.0	1092	$1,250	$1.14	45d	1	0.70mi
105 Dyas Ct Montgomery, AL	3.0	1.0	1025	$1,095	$1.07	45d	1	0.71mi
325 3rd St Montgomery, AL	2.0	1.0	925	$850	$0.92	45d	1	0.72mi
2107 Yarbrough Cir Montgomery, AL	3.0	1.0	910	$925	$1.02	45d	1	0.79mi
2111 Yarbrough St Montgomery, AL	3.0	1.0	962	$795	$0.83	45d	1	0.83mi
3070 Tremont St Montgomery, AL	3.0	1.0	1102	$1,450	$1.32	45d	1	0.85mi
3114 Cotton St Montgomery, AL	3.0	1.0	888	$1,100	$1.24	45d	1	0.89mi
3090 Alabama River Pkwy Montgomery, AL	1.0	1.0	986	$1,100	$1.12	14d	1	0.96mi
408 Briarbrook Dr Montgomery, AL	3.0	2.0	1025	$960	$0.94	22d	1	0.99mi
408 Briarbrook Dr #204 Montgomery, AL	3.0	2.0	1025	$1,000	$0.98	45d	1	0.99mi
3042 George B Edmondson Dr Montgomery, AL	3.0	1.0	900	$860	$0.96	45d	1	1.00mi
1817 Texas Ct Montgomery, AL	3.0	1.0	925	$1,050	$1.14	22d	1	1.05mi
2056 Midway St Montgomery, AL	3.0	1.0	1110	$985	$0.89	45d	1	1.18mi
2076 Midway St Montgomery, AL	3.0	1.0	1068	$1,000	$0.94	45d	1	1.19mi

Listing history 5 events

1. 2026-04-26
   listed $34,900 Active 327-char remark
2. 2021-05-05
   soldstatus $29,900 368-char remark

   Show marketing remark (368 chars)

   This 2 bedroom, 1 bath home has been completely renovated!!! It is a cozy starter home or income generator for years to come! Large back yard with storage shed and only minutes from Downtown and Interstate. The power, water, and gas is on at this residence and is waiting for you to come and take a view!! It won't last long so get your favorite Realtor on the phone!!

3. 2021-04-25
   listed $29,900 368-char remark

   Show marketing remark (368 chars)

   This 2 bedroom, 1 bath home has been completely renovated!!! It is a cozy starter home or income generator for years to come! Large back yard with storage shed and only minutes from Downtown and Interstate. The power, water, and gas is on at this residence and is waiting for you to come and take a view!! It won't last long so get your favorite Realtor on the phone!!

4. 2021-03-15
   listed $22,900
5. 2021-02-12
   listed $22,900

ⓘ 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: $227 · $19/mo
• Projected year-2 tax: $227 · $19/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 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: $11,854
• − Mortgage interest: −$1,568
• − Property taxes: −$227
• − Insurance: −$140
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$815
• Taxable income: $7,208
• Est. tax owed @ 24.0%: −$1,730
• After-tax cash flow: $5,506/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): 12,102
• Household income: $47,315
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 753.0

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: Predominantly Black (83%)
• Race & ethnicity: Black 83% White 11% Two or more races 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -35.37%
• Current HPI: 66.3114
• Rent YoY: —
• 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

+22.3% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $28,000 MAAR
• 2026-04-26 Listed $34,900 MAAR
• 2021-05-05 Sold (MLS) $29,900 MAAR
• 2021-04-25 Listed $29,900 MAAR
• 2021-03-15 Listed $22,900 MAAR
• 2021-02-12 Listed $22,900 MAAR

Property tax history

+10.6%/yr

Latest (2025): $227 · +6.8% YoY. Source: county tax records.