243 Arlington Rd · Montgomery, AL 36105

$119,000

4 bd · 3.0 ba · 2,283 sqft · SingleFamily public records · 46 Days on market

Built 1937 0.45 ac lot $52/sqft · 26% below area Est $160k · 26% 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 +8.7/10.0
• 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 is an investment opportunity on Arlington Rd! The average rent for a home this size is $1200 per month in a 2,283 sqft with 4BR/3BA. There’s even a pool in the backyard! There are renovation opportunities but it is priced to your advantage.

Key facts

• Historic cloverdale
• Prime location
• 0.45 acre lot

Tags

• LARGE-LOT OPPORTUNITY
• PRIME LOCATION
• HISTORIC CLOVERDALE

Property features AI

Exterior

• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home
• Construction: Wood siding exterior; Slab foundation; Year built per public records
• Exterior features: Property located outside city limits; Mature trees on lot; Lot dimensions approximately 100 x 166 x 100 x 138

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: Bedrooms located on the first floor
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 3 full bathrooms
• Interior features: Laminate and wood flooring; No hot water (appliance condition noted)

🏷️ Possibly a rental listed for sale. The $119,000 price doesn't fit this home's estimated sale value (~$160,081) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.

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: Bellingrath Middle School (math 0% / reading 12%, grade F, #252 of 257 statewide, top 98%, 607 students, 96% FRL, charter); Lanier Senior High School (math 2% / reading 12%, grade F, #265 of 305 statewide, top 89%, 798 students, 94% FRL) — zoned schools average 95% FRL vs 70% district-wide (25 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: 80 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $823 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 28y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $119k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• 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 $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1937 — 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: 1.37% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.76%
• DSCR: 1.88
• GRM: 6.1

CMA / ARV

• ARV (median comp): $160,081
• List price: $119,000
• Delta: -25.66%
• 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
25 Arlington Rd	0.26mi	3/2.0 (-1)	2,231 (-2%)	0mo	$57,500	$26	75
3374 Gilmer Ave	0.38mi	4/2.5	2,348 (+3%)	6mo	$56,000	$24	71
3126 Gilmer Ave	0.11mi	3/2.0 (-1)	2,130 (-7%)	7mo	$39,900	$19	69
737 Park Ave	0.53mi	3/2.5 (-1)	2,274 (-0%)	3mo	$305,100	$134	66
3370 Lexington Rd	0.47mi	3/2.0 (-1)	2,265 (-1%)	6mo	$238,900	$105	63
3357 Wilmington Rd	0.39mi	3/2.0 (-1)	2,064 (-10%)	2mo	$165,000	$80	56
201 Felder Ave	0.46mi	3/2.5 (-1)	2,517 (+10%)	1mo	$385,000	$153	54
541 Cloverdale Rd	0.62mi	3/2.5 (-1)	2,400 (+5%)	4mo	$450,000	$188	52
3455 Wellington Rd	0.55mi	4/2.0	2,038 (-11%)	3mo	$100,000	$49	50
1427 S Court St	0.68mi	3/2.5 (-1)	2,502 (+10%)	1mo	$174,900	$70	45
3360 Montezuma Rd	0.59mi	3/2.5 (-1)	2,521 (+10%)	7mo	$240,000	$95	42
3237 Cloverdale Rd	0.70mi	3/2.0 (-1)	1,954 (-14%)	2mo	$240,000	$123	33

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: 11.8%
• Equity multiple: 1.47×
• Total profit: $15,644
• Equity at exit: $17,743

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $58,531
• Equity at exit: $10,289

Cash invested: $33,320 (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 36105

• Home prices YoY: -32.6%
• Active inventory: 80
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,635 high
• Mortgage (P&I): −$624
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $549

Break-even live

Break-even rent $940

Max offer price $119,000

Occupancy floor 61%

Sensitivity live

Price	-10% $616	-5% $582	+0% $549	+5% $515	+10% $481
Rent	-10% $420	-5% $484	+0% $549	+5% $613	+10% $678
Rate	-1.0pp $609	-0.5pp $579	base $549	+0.5pp $518	+1.0pp $487

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
139 Mount Vernon Dr Unit A Montgomery, AL	4.0	2.5	1700	$1,000	$0.59	46d	1	0.17mi
3304 Gilmer Ave Montgomery, AL	4.0	2.0	2009	$1,400	$0.70	23d	1	0.29mi
3235 Norman Bridge Rd Montgomery, AL	3.0	1.0	1873	$900	$0.48	46d	1	0.31mi
334 Felder Ave Montgomery, AL	3.0	2.0	2223	$2,395	$1.08	46d	1	0.40mi
640 Plymouth St Montgomery, AL	5.0	3.0	3224	$2,400	$0.74	23d	1	0.43mi
144 Clanton Ave Montgomery, AL	4.0	2.0	3178	$1,595	$0.50	23d	1	0.56mi
3485 Wellington Rd Montgomery, AL	3.0	2.0	2437	$1,395	$0.57	23d	1	0.59mi
1259 S Lawrence St Montgomery, AL	3.0	1.0	1728	$1,300	$0.75	46d	1	0.63mi
1029 Magnolia Curv Montgomery, AL	3.0	2.5	3134	$2,695	$0.86	16d	1	0.71mi
3544 Southmont Dr Montgomery, AL	4.0	1.5	1774	$1,300	$0.73	23d	1	0.82mi
22 W Cromwell St Montgomery, AL	4.0	2.0	1645	$1,350	$0.82	23d	1	0.90mi
1121 Felder Ave Unit 1043909P Montgomery, AL	4.0	2.5	2647	$3,152	$1.19	23d	1	0.93mi
3543 Berkley Dr Montgomery, AL	4.0	2.0	2067	$1,575	$0.76	16d	1	0.98mi
1355 Magnolia Curv Montgomery, AL	3.0	3.0	2260	$1,800	$0.80	16d	1	1.02mi
3510 Bankhead Ave Montgomery, AL	3.0	3.0	2210	$2,250	$1.02	46d	1	1.05mi
3556 Princeton Rd Montgomery, AL	4.0	2.0	2718	$1,200	$0.44	23d	1	1.11mi
3616 Gaston Ave Montgomery, AL	4.0	2.0	1629	$1,300	$0.80	46d	1	1.17mi
1425 Blairwood Montgomery, AL	3.0	2.0	1700	$1,850	$1.09	16d	1	1.17mi
1450 Crenshaw Pl S Montgomery, AL	3.0	2.0	1641	$1,775	$1.08	46d	1	1.19mi
2043 Hazel Hedge Ln Montgomery, AL	4.0	3.0	2001	$1,650	$0.82	16d	1	1.20mi
3963 S Court St Montgomery, AL	5.0	2.0	2000	$1,840	$0.92	46d	1	1.29mi
3720 Stanley Dr Montgomery, AL	4.0	2.0	1719	$1,650	$0.96	23d	1	1.37mi

Listing history 30 events

1. 2026-06-23
   days on market $119,000 Active 46 DOM
2. 2026-06-21
   days on market $119,000 Active 45 DOM
3. 2026-06-18
   days on market $119,000 Active 42 DOM
4. 2026-06-17
   days on market $119,000 Active 41 DOM
5. 2026-06-16
   days on market $119,000 Active 40 DOM
6. 2026-06-15
   days on market $119,000 Active 39 DOM
7. 2026-06-14
   days on market $119,000 Active 37 DOM
8. 2026-06-13
   days on market $119,000 Active 36 DOM
9. 2026-06-10
   days on market $119,000 Active 34 DOM
10. 2026-06-09
    days on market $119,000 Active 33 DOM
11. 2026-06-08
    days on market $119,000 Active 32 DOM
12. 2026-06-07
    days on market $119,000 Active 31 DOM
13. 2026-06-03
    days on market $119,000 Active 27 DOM
14. 2026-06-02
    days on market $119,000 Active 26 DOM
15. 2026-06-01
    days on market $119,000 Active 25 DOM
16. 2026-05-31
    pricedays on market $119,000 Active 24 DOM
17. 2026-05-30
    days on market $130,000 Active 23 DOM
18. 2026-05-15
    status Active 464-char remark
19. 2026-05-07
    listed $130,000 Active 464-char remark
20. 2026-04-02
    price $130,000
21. 2026-03-05
    listed $140,000 Active
22. 2021-09-30
    soldstatus $42,500

    Show marketing remark (251 chars)

    This is an investment opportunity on Arlington Rd! The average rent for a home this size is $1200 per month in a 2,283 sqft with 4BR/3BA. There’s even a pool in the backyard! There are renovation opportunities but it is priced to your advantage.

23. 2021-06-28
    listed $45,000

    Show marketing remark (251 chars)

    This is an investment opportunity on Arlington Rd! The average rent for a home this size is $1200 per month in a 2,283 sqft with 4BR/3BA. There’s even a pool in the backyard! There are renovation opportunities but it is priced to your advantage.

24. 2012-01-27
    listed $95,920
25. 2009-10-28
    listed $115,000
26. 2005-07-10
    listed $119,900
27. 2005-01-05
    listed $129,900
28. 2004-04-12
    listed $129,900
29. 1999-04-21
    soldstatus $92,000
30. 1998-09-15
    listed $95,000

ⓘ 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: $832 · $69/mo
• Projected year-2 tax: $832 · $69/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 ≥108°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: $19,622
• − Mortgage interest: −$6,666
• − Property taxes: −$832
• − Insurance: −$595
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$3,462
• Taxable income: $4,927
• Est. tax owed @ 24.0%: −$1,183
• After-tax cash flow: $5,403/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): 9,207
• Household income: $41,486
• Rent vs Own: 39.9% rent · 60.1% own
• Severe rent burden: 679.0

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 12% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -31.17%
• Current HPI: 64.4673
• 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

+25.3% since first listed

14 events — show timeline

• 2026-05-31 Price Changed $119,000 MAAR
• 2026-05-15 Relisted — MAAR
• 2026-05-07 Listed $130,000 MAAR
• 2026-04-02 Price Changed $130,000 MAAR
• 2026-03-05 Listed $140,000 MAAR
• 2021-09-30 Sold (MLS) $42,500 MAAR
• 2021-06-28 Listed $45,000 MAAR
• 2012-01-27 Listed $95,920 MAAR
• 2009-10-28 Listed $115,000 MAAR
• 2005-07-10 Listed $119,900 MAAR
• 2005-01-05 Listed $129,900 MAAR
• 2004-04-12 Listed $129,900 MAAR
• 1999-04-21 Sold (MLS) $92,000 MAAR
• 1998-09-15 Listed $95,000 MAAR

Property tax history

+4.5%/yr

Latest (2024): $832 · +0.4% YoY. Source: county tax records.