3261 Upchurch Cir · Montgomery, AL 36105

$74,000

3 bd · 1.0 ba · 1,087 sqft · SingleFamily public records · 295 Days on market

Built 1955 0.25 ac lot $68/sqft · 60% above area

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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
• 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

Investor Special! Don’t miss this well-maintained 3 bedroom, 1 bath home that’s perfect to add to your portfolio. With a flowing floor plan and great bones, this property is ready for your vision—whether you’re looking for your next flip or rental. A solid investment opportunity just waiting for its new owner!

Key facts

• 0.25 acre lot
• Parking
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% 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: Davis Elementary School (math 2% / reading 12%, grade F, #601 of 627 statewide, top 98%, 509 students, 97% FRL, charter); 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: 79 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $512 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 + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $16k; list at $74k implies a 348% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $65,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.52% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.20%
• DSCR: 2.12
• GRM: 5.5

CMA / ARV

• ARV (median comp): $46,360
• List price: $74,000
• Delta: 59.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3119 Gaston Ave	0.20mi	3/1.0	1,112 (+2%)	12mo	$112,000	$101	76
3130 Upchurch Cir	0.16mi	3/1.0	1,190 (+10%)	5mo	$28,000	$24	73
3551 Gaston Ave	0.39mi	2/1.0 (-1)	1,056 (-3%)	22mo	$47,000	$45	53
3831 Oak St	0.74mi	3/1.0	1,152 (+6%)	4mo	$14,900	$13	52
330 National St	0.62mi	2/1.0 (-1)	1,150 (+6%)	6mo	$50,000	$43	52
107 Courtland Dr	0.43mi	2/1.0 (-1)	1,118 (+3%)	24mo	$42,000	$38	50
3312 Court St	0.67mi	2/1.0 (-1)	1,022 (-6%)	14mo	$34,600	$34	42
1824 S Holt St	0.43mi	2/1.0 (-1)	952 (-12%)	15mo	$22,000	$23	41
1555 Sierra St	0.67mi	3/1.0	1,151 (+6%)	21mo	$42,700	$37	41
1374 Bragg St	0.75mi	3/1.0	988 (-9%)	13mo	$12,000	$12	39
1402 Bragg St	0.73mi	3/1.0	1,232 (+13%)	18mo	$52,000	$42	29

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: 18.7%
• Equity multiple: 1.76×
• Total profit: $15,707
• Equity at exit: $11,034

10-year hold

• IRR: 27.0%
• Equity multiple: 3.38×
• Total profit: $49,288
• Equity at exit: $6,398

Cash invested: $20,720 (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: 79
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,122 high
• Mortgage (P&I): −$388
• Tax from tax record: −$32 /mo · $389/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $435

Break-even live

Break-even rent $571

Max offer price $74,000

Occupancy floor 56%

Sensitivity live

Price	-10% $477	-5% $456	+0% $435	+5% $414	+10% $393
Rent	-10% $347	-5% $391	+0% $435	+5% $480	+10% $524
Rate	-1.0pp $472	-0.5pp $454	base $435	+0.5pp $416	+1.0pp $397

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3220 Doris Cir Montgomery, AL	3.0	1.0	1139	$1,100	$0.97	45d	1	0.15mi
718 W Edgemont Ave Unit A Montgomery, AL	3.0	1.0	875	$875	$1.00	45d	1	0.17mi
718 W Edgemont Ave Unit B Montgomery, AL	2.0	1.0	875	$800	$0.91	22d	1	0.17mi
3577 Whiting Ave Montgomery, AL	3.0	1.0	1269	$1,150	$0.91	45d	1	0.43mi
763 Belvedere Dr Montgomery, AL	3.0	1.0	1044	$1,000	$0.96	45d	1	0.70mi
3225 McElvy St Montgomery, AL	3.0	2.0	1258	$1,350	$1.07	15d	1	0.71mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	45d	1	0.84mi
2654 Rutland St Montgomery, AL	3.0	1.0	1176	$1,075	$0.91	22d	1	0.84mi
3394 Southmont Dr Unit 3 Montgomery, AL	2.0	1.0	810	$1,050	$1.30	45d	1	0.87mi
3394 Southmont Dr Unit 2 Montgomery, AL	2.0	1.0	810	$1,475	$1.82	45d	1	0.87mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	22d	1	1.02mi
4037 Oak St Montgomery, AL	3.0	2.0	1314	$1,450	$1.10	45d	1	1.04mi
24 Flood St Montgomery, AL	2.0	1.0	1140	$1,000	$0.88	22d	1	1.10mi
4148 Edgar D Nixon Ave Montgomery, AL	4.0	1.0	1208	$1,200	$0.99	45d	1	1.12mi
1301 S Perry St Unit A Montgomery, AL	2.0	1.0	1100	$950	$0.86	15d	1	1.21mi
370 Collinwood Ave Montgomery, AL	3.0	1.0	1080	$1,000	$0.93	22d	1	1.25mi
3357 Lexington Rd Montgomery, AL	2.0	1.0	1200	$1,175	$0.98	15d	1	1.29mi
3515 Norman Bridge Rd Unit A Montgomery, AL	2.0	1.0	1150	$1,150	$1.00	45d	1	1.31mi
3608 Wilmington Rd Montgomery, AL	3.0	1.0	1160	$950	$0.82	45d	1	1.31mi
432 Clanton Ave Montgomery, AL	2.0	1.0	800	$995	$1.24	15d	1	1.34mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	45d	1	1.47mi

Listing history 26 events

1. 2026-06-21
   days on market $74,000 Active 295 DOM
2. 2026-06-18
   days on market $74,000 Active 292 DOM
3. 2026-06-17
   days on market $74,000 Active 291 DOM
4. 2026-06-16
   days on market $74,000 Active 290 DOM
5. 2026-06-15
   days on market $74,000 Active 289 DOM
6. 2026-06-14
   days on market $74,000 Active 287 DOM
7. 2026-06-13
   days on market $74,000 Active 286 DOM
8. 2026-06-10
   days on market $74,000 Active 284 DOM
9. 2026-06-09
   days on market $74,000 Active 283 DOM
10. 2026-06-08
    days on market $74,000 Active 282 DOM
11. 2026-06-07
    days on market $74,000 Active 281 DOM
12. 2026-06-03
    days on market $74,000 Active 277 DOM
13. 2026-06-02
    days on market $74,000 Active 276 DOM
14. 2026-06-01
    days on market $74,000 Active 275 DOM
15. 2026-05-31
    days on market $74,000 Active 274 DOM
16. 2026-05-30
    days on market $74,000 Active 273 DOM
17. 2025-10-10
    price $74,000 335-char remark

    Show marketing remark (335 chars)

    Investor Special! Don’t miss this well-maintained 3 bedroom, 1 bath home that’s perfect to add to your portfolio. With a flowing floor plan and great bones, this property is ready for your vision—whether you’re looking for your next flip or rental. A solid investment opportunity just waiting for its new owner!

18. 2025-08-29
    listed $75,000 Active 335-char remark

    Show marketing remark (335 chars)

    Investor Special! Don’t miss this well-maintained 3 bedroom, 1 bath home that’s perfect to add to your portfolio. With a flowing floor plan and great bones, this property is ready for your vision—whether you’re looking for your next flip or rental. A solid investment opportunity just waiting for its new owner!

19. 2021-03-08
    soldstatus $16,500
20. 2019-04-24
    soldstatus $35,000
21. 2019-04-19
    soldstatus $35,000 530-char remark

    Show marketing remark (530 chars)

    SUPER $4000 PRICE REDUCTION * * EXTRA * EXTRA * READ ALL ABOUT IT!!!DON'T MISS OUT ON THIS OPPORTUNITY TO MAKE THIS PRIZE PROPERTY AN AWESOME INVESTMENT OPPORTUNITY OR YOUR 1ST DREAM HOME * * HOME FEATURES 3BED, 1BATH, GREATRM/DINING COMBO/KITCHEN WITH CABINET SPACE, REFRIGERATOR & STORE * * 2 OUTDOOR STORAGE ROOMS * CARPORT AND 2 SEPARATE DRIVEWAYS * HOME SITS ON A LARGE CURVE LOT AND OFFERS PLENTY OF ROOM FOR OUTDOOR FUN * * DON'T DELAY, CALL ME OR GET WITH YOUR FAVORITE REALTOR TO SEE TODAY & BUY TODAY!!!!

22. 2018-12-10
    listed $39,500 530-char remark

    Show marketing remark (530 chars)

    SUPER $4000 PRICE REDUCTION * * EXTRA * EXTRA * READ ALL ABOUT IT!!!DON'T MISS OUT ON THIS OPPORTUNITY TO MAKE THIS PRIZE PROPERTY AN AWESOME INVESTMENT OPPORTUNITY OR YOUR 1ST DREAM HOME * * HOME FEATURES 3BED, 1BATH, GREATRM/DINING COMBO/KITCHEN WITH CABINET SPACE, REFRIGERATOR & STORE * * 2 OUTDOOR STORAGE ROOMS * CARPORT AND 2 SEPARATE DRIVEWAYS * HOME SITS ON A LARGE CURVE LOT AND OFFERS PLENTY OF ROOM FOR OUTDOOR FUN * * DON'T DELAY, CALL ME OR GET WITH YOUR FAVORITE REALTOR TO SEE TODAY & BUY TODAY!!!!

23. 2008-09-24
    soldstatus $22,020
24. 2008-08-25
    soldstatus $21,900
25. 2008-01-31
    listed $39,900
26. 2007-10-04
    listed $50,000

ⓘ 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: $389 · $32/mo
• Projected year-2 tax: $389 · $32/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 · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,466
• − Mortgage interest: −$4,145
• − Property taxes: −$389
• − Insurance: −$370
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$2,153
• Taxable income: $4,255
• Est. tax owed @ 24.0%: −$1,021
• After-tax cash flow: $4,201/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

+48.0% since first listed

10 events — show timeline

• 2025-10-10 Price Changed $74,000 MAAR
• 2025-08-29 Listed $75,000 MAAR
• 2021-03-08 Sold (Public Records) $16,500 Public Records
• 2019-04-24 Sold (Public Records) $35,000 Public Records
• 2019-04-19 Sold (MLS) $35,000 MAAR
• 2018-12-10 Listed $39,500 MAAR
• 2008-09-24 Sold (Public Records) $22,020 Public Records
• 2008-08-25 Sold (MLS) $21,900 MAAR
• 2008-01-31 Listed $39,900 MAAR
• 2007-10-04 Listed $50,000 MAAR

Property tax history

+12.1%/yr

Latest (2025): $389 · +6.9% YoY. Source: county tax records.