3503 Clearview St · Montgomery, AL 36108

$79,900

None bd · 1.0 ba · 1,606 sqft · MultiFamily public records · 67 Days on market

Built 1960

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Excellent investment opportunity in the West Montgomery area! This property is ideal for investors looking to expand their portfolio with a strong rental or fix-and-flip candidate. Located in an established neighborhood with convenient access to major roads, schools, and local amenities. Home offers solid potential with the right updates and is perfect for value-add improvements. Whether you’re looking to renovate and rent or hold long-term, this property provides great flexibility for your investment strategy. Sold as-is. No repairs will be made. Bring all offers.

Key facts

• West montgomery area
• Convenient access
• Local amenities

Tags

• WEST MONTGOMERY AREA
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS
• LOCAL AMENITIES
• VALUE-ADD IMPROVEMENTS

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath multifamily listed at $80k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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: 65 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $2k appreciation (2.7% local appreciation)).
• Montgomery County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 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 $56k; 43% 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 $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.75% ✓
• Cap rate: 15.61%
• Cash-on-cash: 33.26%
• DSCR: 2.48
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.5%
• Equity multiple: 3.14×
• Total profit: $47,866
• Equity at exit: $34,614

10-year hold

• IRR: 38.8%
• Equity multiple: 6.21×
• Total profit: $116,584
• Equity at exit: $52,346

Cash invested: $22,372 (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 36108

• Home prices YoY: 2.9%
• Active inventory: 65
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$33 /mo · $394/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $620

Break-even live

Break-even rent $614

Max offer price $79,900

Occupancy floor 51%

Sensitivity live

Price	-10% $665	-5% $643	+0% $620	+5% $597	+10% $575
Rent	-10% $510	-5% $565	+0% $620	+5% $675	+10% $731
Rate	-1.0pp $660	-0.5pp $640	base $620	+0.5pp $599	+1.0pp $578

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$1,398
Total (3 units)			$1,399

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3225 McElvy St Montgomery, AL	3.0	2.0	1258	$1,350	$1.07	14d	1	1.48mi
2654 Rutland St Montgomery, AL	3.0	1.0	1176	$1,075	$0.91	22d	1	1.48mi

Listing history 22 events

1. 2026-06-17
   status $79,900 Pending 67 DOM
2. 2026-06-16
   days on market $79,900 Active 67 DOM
3. 2026-06-15
   days on market $79,900 Active 66 DOM
4. 2026-06-14
   days on market $79,900 Active 64 DOM
5. 2026-06-13
   days on market $79,900 Active 63 DOM
6. 2026-06-10
   days on market $79,900 Active 61 DOM
7. 2026-06-09
   days on market $79,900 Active 60 DOM
8. 2026-06-08
   days on market $79,900 Active 59 DOM
9. 2026-06-07
   days on market $79,900 Active 58 DOM
10. 2026-06-03
    days on market $79,900 Active 54 DOM
11. 2026-06-02
    days on market $79,900 Active 53 DOM
12. 2026-06-01
    days on market $79,900 Active 52 DOM
13. 2026-05-31
    days on market $79,900 Active 51 DOM
14. 2026-05-30
    days on market $79,900 Active 50 DOM
15. 2026-04-23
    price $79,900 577-char remark

    Show marketing remark (577 chars)

    Excellent investment opportunity in the West Montgomery area! This property is ideal for investors looking to expand their portfolio with a strong rental or fix-and-flip candidate. Located in an established neighborhood with convenient access to major roads, schools, and local amenities. Home offers solid potential with the right updates and is perfect for value-add improvements. Whether you’re looking to renovate and rent or hold long-term, this property provides great flexibility for your investment strategy. Sold as-is. No repairs will be made. Bring all offers.

16. 2026-04-10
    listed $82,000 Active 577-char remark

    Show marketing remark (577 chars)

    Excellent investment opportunity in the West Montgomery area! This property is ideal for investors looking to expand their portfolio with a strong rental or fix-and-flip candidate. Located in an established neighborhood with convenient access to major roads, schools, and local amenities. Home offers solid potential with the right updates and is perfect for value-add improvements. Whether you’re looking to renovate and rent or hold long-term, this property provides great flexibility for your investment strategy. Sold as-is. No repairs will be made. Bring all offers.

17. 2022-12-21
    soldstatus $56,000
18. 2022-12-19
    status Pending 264-char remark

    Show marketing remark (264 chars)

    Investment opportunity located in Montgomery, Al. Situated on a corner lot. This property has 3 units, all 2 Bedrooms and 1 Bath. Two units are vacant. Roof 5 yrs old. Water heaters in 2 units less than 3yrs old. Property being sold in "as is" condition.

19. 2022-12-19
    soldstatus $56,000 Closed 264-char remark

    Show marketing remark (264 chars)

    Investment opportunity located in Montgomery, Al. Situated on a corner lot. This property has 3 units, all 2 Bedrooms and 1 Bath. Two units are vacant. Roof 5 yrs old. Water heaters in 2 units less than 3yrs old. Property being sold in "as is" condition.

20. 2022-12-16
    historical Contingent 264-char remark

    Show marketing remark (264 chars)

    Investment opportunity located in Montgomery, Al. Situated on a corner lot. This property has 3 units, all 2 Bedrooms and 1 Bath. Two units are vacant. Roof 5 yrs old. Water heaters in 2 units less than 3yrs old. Property being sold in "as is" condition.

21. 2022-12-05
    listed $65,000 Active 264-char remark

    Show marketing remark (264 chars)

    Investment opportunity located in Montgomery, Al. Situated on a corner lot. This property has 3 units, all 2 Bedrooms and 1 Bath. Two units are vacant. Roof 5 yrs old. Water heaters in 2 units less than 3yrs old. Property being sold in "as is" condition.

22. 2022-08-12
    soldstatus $27,500

ⓘ 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: $394 · $33/mo
• Projected year-2 tax: $394 · $33/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 · 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: $16,788
• − Mortgage interest: −$4,476
• − Property taxes: −$394
• − Insurance: −$400
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$2,324
• Taxable income: $6,509
• Est. tax owed @ 24.0%: −$1,562
• After-tax cash flow: $5,879/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): 15,549

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 (82%)
• Race & ethnicity: Black 82% White 10% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 2.71%
• Current HPI: 95.2405
• 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

+190.5% since first listed

8 events — show timeline

• 2026-04-23 Price Changed $79,900 MAAR
• 2026-04-10 Listed $82,000 MAAR
• 2022-12-21 Sold (Public Records) $56,000 Public Records
• 2022-12-19 Pending — MAAR
• 2022-12-19 Sold (MLS) $56,000 MAAR
• 2022-12-16 Contingent — MAAR
• 2022-12-05 Listed $65,000 MAAR
• 2022-08-12 Sold (Public Records) $27,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $394 · +0.0% YoY. Source: county tax records.