801 W Patton Ave · Montgomery, AL 36105

$50,000

3 bd · 1.0 ba · 1,595 sqft · SingleFamily public records · 2 Days on market

Built 1953 6,969 sqft lot Est $59k · 15% under

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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
• ARV discount +14.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming 3 bedroom 1 bath home great for a 1st time home buyer or investor looking for a great deal. This home has a formal living room and dining room with a den, must see to appreciate all it has to offer, schedule your showing before it' gone.

Key facts

• 6,969 sq ft lot
• Parking
• Built 1953

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Brick construction; Slab foundation; City lot with approximately 113 x 60 dimensions
• Construction: Built (year per public records); Brick exterior
• Exterior features: Fully fenced yard; Front porch; Outdoor storage

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms on the first floor
• Flooring: Wood
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Wood flooring; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 23.5% 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: 79 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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).
• This rent runs 37% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 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 $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $50,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.57% ✓
• Cap rate: 23.49%
• Cash-on-cash: 61.44%
• DSCR: 3.73
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $59,015
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3920 Oak St	0.12mi	3/2.0	1,625 (+2%)	4mo	$110,000	$68	84
901 National St	0.34mi	3/2.0	1,554 (-3%)	15mo	$102,000	$66	64
620 Clover Hill Dr	0.16mi	3/1.0	1,376 (-14%)	10mo	$15,000	$11	62
4016 Berwick Dr	0.22mi	4/1.5 (+1)	1,380 (-14%)	10mo	$51,000	$37	52
308 National St	0.59mi	3/2.0	1,514 (-5%)	21mo	$52,000	$34	42
124 National St	0.71mi	3/1.0	1,474 (-8%)	19mo	$37,850	$26	38
204 National St	0.69mi	4/2.5 (+1)	1,728 (+8%)	9mo	$140,000	$81	36
4510 Rosa Parks Ave	0.60mi	4/1.0 (+1)	1,772 (+11%)	16mo	$73,435	$41	35
3472 Rosa L Parks Ave	0.65mi	4/1.0 (+1)	1,364 (-14%)	8mo	$34,000	$25	34
313 W Patton Ave	0.41mi	4/2.0 (+1)	1,360 (-15%)	22mo	$42,001	$31	29
3945 S Court St	0.74mi	3/3.0	1,400 (-12%)	19mo	$105,000	$75	21

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: $10,632
• Equity at exit: $7,455

10-year hold

• IRR: 27.2%
• Equity multiple: 3.43×
• Total profit: $34,080
• Equity at exit: $4,323

Cash invested: $14,000 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,283 high
• Mortgage (P&I): −$262
• Tax from tax record: −$14 /mo · $165/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $290

Break-even live

Break-even rent $916

Max offer price $50,000

Occupancy floor 72%

Sensitivity live

Price	-10% $319	-5% $304	+0% $290	+5% $276	+10% $262
Rent	-10% $189	-5% $240	+0% $290	+5% $341	+10% $392
Rate	-1.0pp $315	-0.5pp $303	base $290	+0.5pp $277	+1.0pp $264

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4037 Oak St Montgomery, AL	3.0	2.0	1314	$1,450	$1.10	44d	1	0.14mi
370 Collinwood Ave Montgomery, AL	3.0	1.0	1080	$1,000	$0.93	21d	1	0.42mi
3616 Gaston Ave Montgomery, AL	4.0	2.0	1629	$1,300	$0.80	44d	1	0.44mi
3577 Whiting Ave Montgomery, AL	3.0	1.0	1269	$1,150	$0.91	44d	1	0.47mi
4148 Edgar D Nixon Ave Montgomery, AL	4.0	1.0	1208	$1,200	$0.99	44d	1	0.47mi
3220 Doris Cir Montgomery, AL	3.0	1.0	1139	$1,100	$0.97	44d	1	0.86mi
3544 Southmont Dr Montgomery, AL	4.0	1.5	1774	$1,300	$0.73	21d	1	0.94mi
2655 W Edgemont Ave Montgomery, AL	2.0	2.0	1743	$875	$0.50	44d	1	1.10mi
3608 Wilmington Rd Montgomery, AL	3.0	1.0	1160	$950	$0.82	44d	1	1.13mi
3225 McElvy St Montgomery, AL	3.0	2.0	1258	$1,350	$1.07	14d	1	1.23mi
2654 Rutland St Montgomery, AL	3.0	1.0	1176	$1,075	$0.91	21d	1	1.24mi
3515 Norman Bridge Rd Unit A Montgomery, AL	2.0	1.0	1150	$1,150	$1.00	44d	1	1.28mi
3304 Gilmer Ave Montgomery, AL	4.0	2.0	2009	$1,400	$0.70	21d	1	1.29mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	21d	1	1.31mi
548 Winston Dr Montgomery, AL	2.0	2.5	1396	$1,000	$0.72	44d	1	1.31mi
139 Mount Vernon Dr Unit A Montgomery, AL	4.0	2.5	1700	$1,000	$0.59	44d	1	1.38mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	44d	1	1.40mi
3543 Berkley Dr Montgomery, AL	4.0	2.0	2067	$1,575	$0.76	14d	1	1.44mi
3737 Wesley Dr Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	44d	1	1.45mi
3386 Lexington Rd Unit B Montgomery, AL	2.0	1.0	1950	$900	$0.46	21d	1	1.46mi
3701 Wesley Dr Unit 3737 Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	44d	1	1.47mi
3720 Stanley Dr Montgomery, AL	4.0	2.0	1719	$1,650	$0.96	21d	1	1.49mi

Listing history 3 events

1. 2026-05-31
   status $50,000 Pending 2 DOM
2. 2026-05-30
   days on market $50,000 Active 2 DOM
3. 2026-05-26
   listed $50,000 Active

ⓘ 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: $165 · $14/mo
• Projected year-2 tax: $205 · $17/mo
• Expected delta: +$40/yr (+$3/mo · 24.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $15,395
• − Mortgage interest: −$2,801
• − Property taxes: −$165
• − Insurance: −$5,368
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$1,455
• Taxable income: $3,143
• Est. tax owed @ 24.0%: −$754
• After-tax cash flow: $2,728/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

1 event — show timeline

• 2026-05-26 Listed $50,000 MAAR