1667 E Trinity Blvd · Montgomery, AL 36106

$85,000

3 bd · 2.0 ba · 1,152 sqft · Condo public records · 262 Days on market

Built 1974 $74/sqft · 22% above area Est $70k · 22% over $191/mo HOA · 12% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant occupied until 12/31/2026 at $1,100.00. This condo complex has a monthly HOA fee of $191 which is for water, trash, grass cutting and exterior termite treatment. This unit has a 1 car carport but there is still a parking lot for extra parking. This is a 2 story unit with all bedrooms upstairs. Downstairs you'll find living room, updated kitchen, and sliding door that leads to a porch.

Key facts

• Porch
• Updated kitchen
• Sliding door

Tags

• MONTHLY HOA FEE
• UPDATED KITCHEN
• SLIDING DOOR
• PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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: 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: Vaughn Road Elementary School (math 3% / reading 25%, grade F, #530 of 627 statewide, top 84%, 494 students, 78% FRL); Goodwyn Middle School (math 0% / reading 16%, grade F, #239 of 257 statewide, top 93%, 808 students, 84% FRL); Jefferson Davis High School (math 3% / reading 16%, grade F, #258 of 305 statewide, top 85%, 1,522 students, 83% FRL).
• Market conditions: Rents rising fast (+6.3%/yr); 138 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $588 of loan paydown is wiped out by about $3k 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 + 6.3% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.86% ✓
• Cap rate: 13.79%
• Cash-on-cash: 26.78%
• DSCR: 2.19
• GRM: 4.5

CMA / ARV

• ARV (median comp): $69,758
• List price: $85,000
• Delta: 21.85%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.29% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.07×
• Total profit: $25,574
• Equity at exit: $12,674

10-year hold

• IRR: 34.8%
• Equity multiple: 4.78×
• Total profit: $90,032
• Equity at exit: $7,349

Cash invested: $23,800 (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 36106

• Home prices YoY: -13.1%
• Rents YoY: 6.3%
• Active inventory: 138
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$446
• Tax from tax record: −$48 /mo · $573/yr
• Insurance: −$35
• HOA: −$191
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $531

Break-even live

Break-even rent $911

Max offer price $85,000

Occupancy floor 61%

Sensitivity live

Price	-10% $579	-5% $555	+0% $531	+5% $507	+10% $483
Rent	-10% $406	-5% $469	+0% $531	+5% $594	+10% $656
Rate	-1.0pp $574	-0.5pp $553	base $531	+0.5pp $509	+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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4132 Carmichael Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,156	$1.28	15d	10	0.24mi
2000 Central Pkwy Montgomery, AL	1.0–3.0	1.0–2.0	1133	$2,135	$1.88	15d	14	0.50mi
4243 Vaughn Rd Unit 1043807P Montgomery, AL	4.0	2.0	1496	$3,360	$2.25	45d	1	0.59mi
1845 Young Farm Rd Montgomery, AL	3.0	2.0	1444	$1,750	$1.21	45d	1	0.65mi
4041A Beth Manor Dr Montgomery, AL	1.0–3.0	1.0–2.0	925	$1,000	$1.08	22d	20	0.80mi
750 S Marquette Dr Montgomery, AL	3.0	1.0	1325	$1,195	$0.90	45d	1	0.95mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	45d	1	0.98mi
2495 Meadow Ridge Ln Montgomery, AL	1.0–3.0	1.0–2.0	1205	$1,199	$1.00	15d	14	1.10mi
5600 Carmichael Rd Montgomery, AL	2.0	1.0–2.0	722	$1,153	$1.60	45d	1	1.22mi
5635 Red Barn Rd Unit 1043848P Montgomery, AL	3.0	2.0	1496	$3,390	$2.27	15d	1	1.24mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	15d	1	1.28mi
1229 Karen Rd Montgomery, AL	4.0	2.0	1344	$1,590	$1.18	45d	1	1.29mi
1421 Stonehenge Rd Montgomery, AL	1.0–3.0	1.0–1.5	895	$1,199	$1.34	45d	1	1.31mi
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	45d	1	1.32mi
2000 London Town Ln Montgomery, AL	1.0–3.0	1.0–2.0	950	$1,159	$1.22	15d	11	1.39mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	45d	1	1.39mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	15d	1	1.39mi
5720 Worchester Dr Montgomery, AL	2.0	2.0	1060	$895	$0.84	22d	1	1.40mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	45d	1	1.43mi

HOA detail condo

• Monthly dues: $191 · $2,292/yr
• Likely covers: watertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $85,000 Active 262 DOM
2. 2026-06-18
   days on market $85,000 Active 259 DOM
3. 2026-06-17
   days on market $85,000 Active 258 DOM
4. 2026-06-16
   days on market $85,000 Active 257 DOM
5. 2026-06-15
   days on market $85,000 Active 256 DOM
6. 2026-06-14
   days on market $85,000 Active 254 DOM
7. 2026-06-13
   days on market $85,000 Active 253 DOM
8. 2026-06-10
   days on market $85,000 Active 251 DOM
9. 2026-06-09
   days on market $85,000 Active 250 DOM
10. 2026-06-08
    days on market $85,000 Active 249 DOM
11. 2026-06-07
    days on market $85,000 Active 248 DOM
12. 2026-06-03
    days on market $85,000 Active 244 DOM
13. 2026-06-02
    days on market $85,000 Active 243 DOM
14. 2026-06-01
    days on market $85,000 Active 242 DOM
15. 2026-05-31
    days on market $85,000 Active 241 DOM
16. 2026-05-30
    days on market $85,000 Active 240 DOM
17. 2026-01-18
    price $85,000 394-char remark

    Show marketing remark (394 chars)

    Tenant occupied until 12/31/2026 at $1,100.00. This condo complex has a monthly HOA fee of $191 which is for water, trash, grass cutting and exterior termite treatment. This unit has a 1 car carport but there is still a parking lot for extra parking. This is a 2 story unit with all bedrooms upstairs. Downstairs you'll find living room, updated kitchen, and sliding door that leads to a porch.

18. 2025-10-01
    listed $90,000 Active 394-char remark

    Show marketing remark (394 chars)

    Tenant occupied until 12/31/2026 at $1,100.00. This condo complex has a monthly HOA fee of $191 which is for water, trash, grass cutting and exterior termite treatment. This unit has a 1 car carport but there is still a parking lot for extra parking. This is a 2 story unit with all bedrooms upstairs. Downstairs you'll find living room, updated kitchen, and sliding door that leads to a porch.

19. 2022-12-14
    soldstatus $69,900
20. 2022-12-12
    soldstatus $69,900 Closed 512-char remark

    Show marketing remark (512 chars)

    Move-in ready. New paint & flooring. Close to Eastchase, Shakespeare theater, shopping, restaurants, medical/professional offices & easy access to I-85. Includes one covered carport parking space & multiple on site parking lot spaces. Extra storage room attached to back patio. Covered front patio. HOA fee includes trash, water, yard maint, outside pest control, outside lighting, outside insurance including roof & foundation. Unit is in back of complex. No one behind you! Hidden Gem!

21. 2022-12-01
    listed Contingent 512-char remark

    Show marketing remark (512 chars)

    Move-in ready. New paint & flooring. Close to Eastchase, Shakespeare theater, shopping, restaurants, medical/professional offices & easy access to I-85. Includes one covered carport parking space & multiple on site parking lot spaces. Extra storage room attached to back patio. Covered front patio. HOA fee includes trash, water, yard maint, outside pest control, outside lighting, outside insurance including roof & foundation. Unit is in back of complex. No one behind you! Hidden Gem!

22. 2022-10-27
    listed $69,900 512-char remark

    Show marketing remark (512 chars)

    Move-in ready. New paint & flooring. Close to Eastchase, Shakespeare theater, shopping, restaurants, medical/professional offices & easy access to I-85. Includes one covered carport parking space & multiple on site parking lot spaces. Extra storage room attached to back patio. Covered front patio. HOA fee includes trash, water, yard maint, outside pest control, outside lighting, outside insurance including roof & foundation. Unit is in back of complex. No one behind you! Hidden Gem!

23. 2005-10-28
    soldstatus $66,000
24. 2005-08-14
    listed $68,000

ⓘ 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: $573 · $48/mo
• Projected year-2 tax: $573 · $48/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,003
• − Mortgage interest: −$4,761
• − Property taxes: −$573
• − Insurance: −$425
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − HOA: −$2,292
• − Depreciation: −$2,473
• Taxable income: $5,439
• Est. tax owed @ 24.0%: −$1,305
• After-tax cash flow: $5,068/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): 14,065
• Household income: $69,087
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 876.0

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 0.58)
• Race & ethnicity: White 47% Black 43% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% 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: ▼ -22.82%
• Current HPI: 151.1822
• Rent YoY: ▲ 6.29%
• 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

+25.0% since first listed

8 events — show timeline

• 2026-01-18 Price Changed $85,000 MAAR
• 2025-10-01 Listed $90,000 MAAR
• 2022-12-14 Sold (Public Records) $69,900 Public Records
• 2022-12-12 Sold (MLS) $69,900 MAAR
• 2022-12-01 Listed — MAAR
• 2022-10-27 Listed $69,900 MAAR
• 2005-10-28 Sold (MLS) $66,000 MAAR
• 2005-08-14 Listed $68,000 MAAR

Property tax history

+3.6%/yr

Latest (2025): $573 · -21.1% YoY. Source: county tax records.