814 Avondale Rd · Montgomery, AL 36109

$120,000

3 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 85 Days on market

Built 1960 0.35 ac lot $112/sqft · 10% above area Est $109k · 10% 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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +6.3/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• ARV discount +3.1/15.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this well-maintained 3-bedroom, 1-bath home located in a quiet Montgomery neighborhood. Featuring beautiful hardwood flooring, blinds throughout, and a functional layout, this home offers both comfort and style. Enjoy the spacious backyard, perfect for entertaining or unwinding, along with the convenience of a covered carport and attractive curb appeal. Ideal for first-time homebuyers or anyone seeking a move-in-ready home!

Key facts

• Hardwood flooring
• Spacious backyard
• Covered carport

Tags

• HARDWOOD FLOORING
• SPACIOUS BACKYARD
• COVERED CARPORT
• CURB APPEAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: Rents rising (+2.6%/yr); 207 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% 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 $830 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 + 2.6% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $91k; 32% 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.82%
• DSCR: 1.57
• GRM: 7.4

CMA / ARV

• ARV (median comp): $109,313
• List price: $120,000
• Delta: 9.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3927 Bienville Rd	0.28mi	3/1.0	1,105 (+3%)	0mo	$115,000	$104	82
3831 Avondale Ct	0.22mi	3/2.0	1,144 (+6%)	4mo	$151,000	$132	71
963 Green Ridge Rd	0.46mi	3/1.0	1,032 (-4%)	5mo	$104,000	$101	68
735 Duval Dr	0.27mi	3/2.0	1,174 (+9%)	2mo	$147,000	$125	66
3506 Farwood Dr	0.67mi	3/1.0	1,053 (-2%)	3mo	$81,000	$77	63
1200 Beth Manor Dr	0.44mi	3/1.0	1,160 (+8%)	5mo	$70,500	$61	62
975 Green Ridge Rd	0.46mi	3/1.0	952 (-11%)	2mo	$60,000	$63	58
1227 Avondale Rd	0.49mi	3/1.0	944 (-12%)	1mo	$70,000	$74	56
3346 Bedford Ln	0.66mi	3/1.0	1,134 (+6%)	6mo	$86,500	$76	55
3700 Ramos Ct	0.38mi	3/2.0	1,232 (+15%)	3mo	$134,400	$109	52
3318 Bedford Ln	0.72mi	3/2.0	1,134 (+6%)	2mo	$72,999	$64	51
968 Karen Rd	0.44mi	3/2.0	1,221 (+14%)	4mo	$92,000	$75	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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.09×
• Total profit: $2,882
• Equity at exit: $17,892

10-year hold

• IRR: 11.5%
• Equity multiple: 1.89×
• Total profit: $29,789
• Equity at exit: $10,375

Cash invested: $33,600 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 207
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,354 high
• Mortgage (P&I): −$629
• Tax from tax record: −$31 /mo · $377/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $359

Break-even live

Break-even rent $900

Max offer price $120,000

Occupancy floor 68%

Sensitivity live

Price	-10% $427	-5% $393	+0% $359	+5% $325	+10% $291
Rent	-10% $252	-5% $305	+0% $359	+5% $412	+10% $466
Rate	-1.0pp $419	-0.5pp $389	base $359	+0.5pp $328	+1.0pp $296

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	14d	1	0.12mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	14d	1	0.24mi
750 S Marquette Dr Montgomery, AL	3.0	1.0	1325	$1,195	$0.90	44d	1	0.36mi
4041A Beth Manor Dr Montgomery, AL	1.0–3.0	1.0–2.0	925	$1,000	$1.08	21d	20	0.37mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	44d	1	0.40mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	44d	1	0.41mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	44d	1	0.43mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	44d	1	0.47mi
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	44d	1	0.48mi
1229 Karen Rd Montgomery, AL	4.0	2.0	1344	$1,590	$1.18	44d	1	0.63mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	21d	1	0.67mi
3346 Bedford Ln Montgomery, AL	3.0	1.0	1134	$1,295	$1.14	14d	1	0.67mi
3323 Bedford Ln Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	21d	1	0.72mi
3318 Habersham Rd Montgomery, AL	3.0	2.0	1134	$1,250	$1.10	14d	1	0.81mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	44d	1	0.89mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	21d	1	0.97mi
4132 Carmichael Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,156	$1.28	14d	10	0.98mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	44d	1	1.03mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	44d	1	1.05mi
2845 Zelda Rd Montgomery, AL	2.0	2.0	1013	$1,042	$1.03	14d	3	1.10mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	21d	1	1.10mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	14d	1	1.10mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	14d	1	1.11mi
103 Dalraida Rd Unit D Montgomery, AL	2.0	2.0	838	$875	$1.04	44d	1	1.16mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	44d	1	1.16mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	44d	1	1.17mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	44d	1	1.20mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	44d	1	1.29mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	14d	1	1.30mi
2736 Chevy Chase Dr Montgomery, AL	3.0	1.0	1100	$1,300	$1.18	44d	1	1.35mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	21d	1	1.36mi
4365 Hillside Oaks Montgomery, AL	2.0	2.0	1204	$1,500	$1.25	44d	1	1.39mi
319 Olivia Ct Montgomery, AL	2.0	1.0	850	$700	$0.82	21d	1	1.41mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	14d	1	1.44mi
1814 Pinecrest Dr Montgomery, AL	3.0	1.0	1053	$990	$0.94	44d	1	1.46mi

Listing history 24 events

1. 2026-06-19
   status $120,000 Pending 85 DOM
2. 2026-06-18
   days on market $120,000 Active 85 DOM
3. 2026-06-17
   days on market $120,000 Active 84 DOM
4. 2026-06-16
   days on market $120,000 Active 83 DOM
5. 2026-06-15
   days on market $120,000 Active 82 DOM
6. 2026-06-14
   days on market $120,000 Active 80 DOM
7. 2026-06-13
   days on market $120,000 Active 79 DOM
8. 2026-06-10
   days on market $120,000 Active 77 DOM
9. 2026-06-09
   days on market $120,000 Active 76 DOM
10. 2026-06-08
    days on market $120,000 Active 75 DOM
11. 2026-06-07
    days on market $120,000 Active 74 DOM
12. 2026-06-03
    days on market $120,000 Active 70 DOM
13. 2026-06-02
    days on market $120,000 Active 69 DOM
14. 2026-06-01
    days on market $120,000 Active 68 DOM
15. 2026-05-31
    days on market $120,000 Active 67 DOM
16. 2026-05-30
    days on market $120,000 Active 66 DOM
17. 2026-03-24
    listed $120,000 Active 437-char remark

    Show marketing remark (437 chars)

    Step into this well-maintained 3-bedroom, 1-bath home located in a quiet Montgomery neighborhood. Featuring beautiful hardwood flooring, blinds throughout, and a functional layout, this home offers both comfort and style. Enjoy the spacious backyard, perfect for entertaining or unwinding, along with the convenience of a covered carport and attractive curb appeal. Ideal for first-time homebuyers or anyone seeking a move-in-ready home!

18. 2025-06-16
    listed $128,000 Active
19. 2025-05-05
    price $128,000
20. 2025-04-23
    listed $130,000 Active
21. 2024-11-23
    listed $130,000 Active
22. 2022-08-03
    soldstatus $91,000
23. 2022-07-26
    soldstatus $91,000
24. 2022-06-27
    listed $105,000

ⓘ 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: $377 · $31/mo
• Projected year-2 tax: $492 · $41/mo
• Expected delta: +$115/yr (+$10/mo · 30.5%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,246
• − Mortgage interest: −$6,722
• − Property taxes: −$377
• − Insurance: −$600
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$3,491
• Taxable income: $2,457
• Est. tax owed @ 24.0%: −$590
• After-tax cash flow: $3,716/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): 23,581
• Household income: $59,193
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1039.0

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 0.60)
• Race & ethnicity: White 49% Black 39% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -37.64%
• Current HPI: 149.3867
• Rent YoY: ▲ 2.65%
• 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

+14.3% since first listed

8 events — show timeline

• 2026-03-24 Listed $120,000 EABOR
• 2025-06-16 Listed $128,000 MAAR
• 2025-05-05 Price Changed $128,000 MAAR
• 2025-04-23 Listed $130,000 MAAR
• 2024-11-23 Listed $130,000 MAAR
• 2022-08-03 Sold (Public Records) $91,000 Public Records
• 2022-07-26 Sold (MLS) $91,000 MAAR
• 2022-06-27 Listed $105,000 MAAR

Property tax history

+5.6%/yr

Latest (2025): $377 · +2.6% YoY. Source: county tax records.