119 Kent St · Montgomery, AL 36109

$140,000

3 bd · 2.0 ba · 1,785 sqft · SingleFamily public records · 34 Days on market

Built 1955 10,018 sqft lot Est $150k · 7% under

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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 +20.8/30.0
• ARV discount +10.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Superbly renovated home in well established neighborhood. 119 KENT has all the updates you would expect and then some. This home is like brand new and features very expensive upgrades throughout to include: * CROWN MOULDING * * UPGRADED LIGHTING * RECESSED LIGHTS * NEW INTERIOR PAINT * CUSTOM SOLID GRANITE COUNTERTOPS * STAINLESS RANGE HOOD * * UNDER CABINET LIGHTING * STAINLESS APPLIANCES * PULL OUT FAUCET WITH OFF SET SINK AND SOAP * NEW VANITIES * BEADBOARD BATHROOMS * NEW CARPET AND PAD * NEW DOOR KNOBS * NEW AC SYSTEM W WARRANTY * ARCHITCTURAL SHINGLED ROOF * MORTAR WASH EXTERIOR WITH STONE AND SHAKE SIDING * SLATE ENTRY COVERED PORCH * NEW SHOWER SETS AND FAUCETS * NEED I SAY MORE ALL WITH CLOSE TO 1800 SQ FOOT UNDER ROOF FOR UNDER $105K. LARGE FENCED YARD WIH WIRED WORKSHOP DOUBLE DRIVEWAY, THE WORKS. DONT MISS THIS OPPORTUNITY YOU WILL NOT SEE ANYTHING LIKE THIS HOME AGAIN!!!!

Key facts

• Tiled backsplash
• Granite countertops
• Gas range

Tags

• MORTAR WASHED BRICK FINISH
• STONE AND SHAKE SIDING
• TILED BACKSPLASH
• GRANITE COUNTERTOPS
• GAS RANGE
• UNDER CABINET LIGHTING

Property features AI

Exterior

• Parking: Driveway
• Security: Fire alarm
• Utilities: Public water; Public sewer; Natural gas available; Cable available; High-speed internet available
• Home design: Single-story home; Brick construction; Slab foundation; City lot (66 x 151 x 66 x 151)
• Construction: Brick construction
• Exterior features: Fully fenced yard; Covered porch; Porch storage; Detached storage structure

Interior

• Kitchen: First-floor kitchen
• Bedrooms: Two first-floor bedrooms
• Flooring: Carpet; Laminate; Tile; Wood
• Bathrooms: Two full bathrooms on the first floor
• Heating & cooling: Central heating (gas); Central electric cooling; Ceiling fans
• Interior features: Blinds and double-pane windows; Linen closet; Pull-down attic stairs; Window treatments; Living/Dining room configuration
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (6.7% below list).
• Recommended offer: $131k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $968 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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 $93k; list at $140k implies a 50% 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 $130,608 (6.7% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 7% 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. 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: 0.93% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $149,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Kent St	0.00mi	3/2.0	1,785 (0%)	1mo	$135,000	$76	99
3012 Pelzer Ave	0.16mi	3/2.0	1,790 (+0%)	0mo	$159,900	$89	92
125 Kent St	0.01mi	3/2.0	1,932 (+8%)	0mo	$130,000	$67	86
3013 Biltmore Ave	0.38mi	3/2.0	1,870 (+5%)	0mo	$165,000	$88	74
2311 Mccarter Ave	0.56mi	3/2.0	1,765 (-1%)	0mo	$64,000	$36	72
13 Brantwood Dr	0.33mi	3/2.5	1,909 (+7%)	1mo	$118,000	$62	71
20 Arden Rd	0.36mi	3/2.0	1,575 (-12%)	1mo	$165,000	$105	62
2731 Ashley Ave	0.47mi	3/2.5	1,919 (+8%)	2mo	$225,000	$117	62
713 Sweeten Creek Rd	0.73mi	3/2.0	1,836 (+3%)	1mo	$150,000	$82	61
2219 St Charles Ave	0.71mi	3/2.0	1,736 (-3%)	2mo	$155,000	$89	60
3553 S Georgetown Dr	0.72mi	3/2.0	1,674 (-6%)	0mo	$140,000	$84	56
3326 Vermont Dr	0.59mi	3/2.0	1,568 (-12%)	2mo	$80,000	$51	51

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-10,982
• Equity at exit: $20,874

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $4,067
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$734
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $192

Break-even live

Break-even rent $1,063

Max offer price $140,000

Occupancy floor 80%

Sensitivity live

Price	-10% $271	-5% $232	+0% $192	+5% $152	+10% $113
Rent	-10% $89	-5% $140	+0% $192	+5% $243	+10% $295
Rate	-1.0pp $262	-0.5pp $227	base $192	+0.5pp $156	+1.0pp $119

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	44d	1	0.09mi
19 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	2022	$795	$0.39	44d	1	0.18mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	14d	1	0.26mi
167 E Salem Dr Montgomery, AL	3.0	2.0	1700	$1,050	$0.62	44d	1	0.27mi
2769 Pelzer Ave Montgomery, AL	3.0	2.0	1608	$1,325	$0.82	44d	1	0.29mi
2814 Ashley Ave Montgomery, AL	3.0	2.0	1683	$1,350	$0.80	14d	1	0.31mi
2941 Ashley Ave Unit 6616 Montgomery, AL	3.0	2.0	2340	$1,250	$0.53	44d	1	0.32mi
3105 Pelzer Ave Montgomery, AL	4.0	2.0	1605	$1,425	$0.89	44d	1	0.36mi
7 Bradley Dr Montgomery, AL	3.0	2.0	1529	$1,500	$0.98	14d	1	0.41mi
18 Oak Forest Dr Montgomery, AL	3.0	2.0	1580	$1,050	$0.66	21d	1	0.42mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	21d	1	0.44mi
2822 Sumter Ave Montgomery, AL	3.0	2.5	1617	$1,300	$0.80	21d	1	0.44mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	14d	1	0.57mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	21d	1	0.59mi
2243 Winona Ave Montgomery, AL	3.0	1.0	1492	$1,225	$0.82	21d	1	0.63mi
401 Ridgewood Ln Montgomery, AL	3.0	2.0	1513	$1,195	$0.79	21d	1	0.65mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	44d	1	0.68mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	21d	1	0.74mi
3462 Biltmore Ave Montgomery, AL	3.0	2.0	1685	$1,225	$0.73	21d	1	0.79mi
931 Whitehall Pkwy Montgomery, AL	4.0	3.0	2403	$1,800	$0.75	45d	1	0.88mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	44d	1	0.88mi
3309 Hillcrest Ln Unit 1043908P Montgomery, AL	4.0	2.0	1625	$2,885	$1.78	21d	1	0.91mi
942 Parkwood Ct Montgomery, AL	4.0	2.0	1752	$1,299	$0.74	14d	1	0.91mi
2113 Brewton St Montgomery, AL	3.0	1.0	1363	$1,150	$0.84	44d	1	0.94mi
1007 Highpoint Rd Montgomery, AL	4.0	2.0	2089	$1,581	$0.76	14d	1	0.97mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	14d	1	0.99mi
2004 Capitol Ave Unit 1043879P Montgomery, AL	4.0	2.5	1797	$3,518	$1.96	14d	1	1.01mi
804 Hillman St Montgomery, AL	3.0	2.0	1370	$1,295	$0.95	14d	1	1.03mi
804 Hillman St Montgomery, AL	3.0	2.0	1356	$1,295	$0.96	21d	1	1.03mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	21d	1	1.03mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	44d	1	1.07mi
3614 Princess Ann St Montgomery, AL	4.0	2.0	1928	$1,581	$0.82	14d	1	1.08mi
2001 Speigle St Montgomery, AL	3.0	1.0	1260	$1,035	$0.82	44d	1	1.08mi
3737 Dalraida Pkwy Montgomery, AL	3.0	1.0	1618	$1,150	$0.71	44d	1	1.13mi
3760 Dalraida Pkwy Montgomery, AL	4.0	2.5	1900	$1,850	$0.97	44d	1	1.18mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	14d	1	1.23mi
926 Green Ridge Ct Montgomery, AL	3.0	2.0	1665	$1,381	$0.83	14d	1	1.27mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	44d	1	1.28mi
3008 Cabot St Montgomery, AL	4.0	2.0	1300	$1,150	$0.88	44d	1	1.31mi
3692 Fairfield Dr Montgomery, AL	3.0	2.0	1524	$1,400	$0.92	21d	1	1.31mi

Listing history 10 events

1. 2026-05-20
   status Pending
2. 2026-04-24
   historical Contingent
3. 2026-04-16
   listed $140,000 Active
4. 2014-05-27
   soldstatus $93,119
5. 2014-05-23
   soldstatus $92,800 906-char remark

   Show marketing remark (906 chars)

   Superbly renovated home in well established neighborhood. 119 KENT has all the updates you would expect and then some. This home is like brand new and features very expensive upgrades throughout to include: * CROWN MOULDING * * UPGRADED LIGHTING * RECESSED LIGHTS * NEW INTERIOR PAINT * CUSTOM SOLID GRANITE COUNTERTOPS * STAINLESS RANGE HOOD * * UNDER CABINET LIGHTING * STAINLESS APPLIANCES * PULL OUT FAUCET WITH OFF SET SINK AND SOAP * NEW VANITIES * BEADBOARD BATHROOMS * NEW CARPET AND PAD * NEW DOOR KNOBS * NEW AC SYSTEM W WARRANTY * ARCHITCTURAL SHINGLED ROOF * MORTAR WASH EXTERIOR WITH STONE AND SHAKE SIDING * SLATE ENTRY COVERED PORCH * NEW SHOWER SETS AND FAUCETS * NEED I SAY MORE ALL WITH CLOSE TO 1800 SQ FOOT UNDER ROOF FOR UNDER $105K. LARGE FENCED YARD WIH WIRED WORKSHOP DOUBLE DRIVEWAY, THE WORKS. DONT MISS THIS OPPORTUNITY YOU WILL NOT SEE ANYTHING LIKE THIS HOME AGAIN!!!!

6. 2014-02-27
   listed $98,900 906-char remark

   Show marketing remark (906 chars)

   Superbly renovated home in well established neighborhood. 119 KENT has all the updates you would expect and then some. This home is like brand new and features very expensive upgrades throughout to include: * CROWN MOULDING * * UPGRADED LIGHTING * RECESSED LIGHTS * NEW INTERIOR PAINT * CUSTOM SOLID GRANITE COUNTERTOPS * STAINLESS RANGE HOOD * * UNDER CABINET LIGHTING * STAINLESS APPLIANCES * PULL OUT FAUCET WITH OFF SET SINK AND SOAP * NEW VANITIES * BEADBOARD BATHROOMS * NEW CARPET AND PAD * NEW DOOR KNOBS * NEW AC SYSTEM W WARRANTY * ARCHITCTURAL SHINGLED ROOF * MORTAR WASH EXTERIOR WITH STONE AND SHAKE SIDING * SLATE ENTRY COVERED PORCH * NEW SHOWER SETS AND FAUCETS * NEED I SAY MORE ALL WITH CLOSE TO 1800 SQ FOOT UNDER ROOF FOR UNDER $105K. LARGE FENCED YARD WIH WIRED WORKSHOP DOUBLE DRIVEWAY, THE WORKS. DONT MISS THIS OPPORTUNITY YOU WILL NOT SEE ANYTHING LIKE THIS HOME AGAIN!!!!

7. 2013-07-26
   listed $69,900
8. 2000-06-16
   soldstatus $83,500
9. 2000-04-04
   listed $85,900
10. 1999-01-12
    listed $84,900

ⓘ 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: $569 · $47/mo
• Projected year-2 tax: $574 · $48/mo
• Expected delta: +$5/yr ($0/mo · 0.9%)

ⓘ 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 · 20 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: $15,673
• − Mortgage interest: −$7,842
• − Property taxes: −$569
• − Insurance: −$700
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$4,073
• Taxable loss: −$19
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $2,307/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

+64.9% since first listed

10 events — show timeline

• 2026-05-20 Pending — MAAR
• 2026-04-24 Contingent — MAAR
• 2026-04-16 Listed $140,000 MAAR
• 2014-05-27 Sold (Public Records) $93,119 Public Records
• 2014-05-23 Sold (MLS) $92,800 MAAR
• 2014-02-27 Listed $98,900 MAAR
• 2013-07-26 Listed $69,900 MAAR
• 2000-06-16 Sold (MLS) $83,500 MAAR
• 2000-04-04 Listed $85,900 MAAR
• 1999-01-12 Listed $84,900 MAAR

Property tax history

+5.5%/yr

Latest (2025): $569 · +4.1% YoY. Source: county tax records.