309 3rd St · Montgomery, AL 36110

$90,000

3 bd · 2.0 ba · 1,348 sqft · SingleFamily public records · 10 Days on market

Built 1927 $67/sqft · 95% above area

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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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• 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 MLS

Investment opportunity!!! 3 Bed 2 Bath renting for $650 a month. Accepted offer to view the home around the tenant.

Key facts

• 2 parking spots
• Built 1927
• Listed 10 days

Property features AI

Exterior

• Parking: Attached carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-family residence; One story; Wood siding construction
• Construction: Wood siding
• Exterior features: Covered porch; Full fencing; City lot

Interior

• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (hot water, natural gas); Central electric air conditioning
• Interior features: Gas water heater; Tile and vinyl flooring; Central hot water heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 10.0% 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: 62 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $622 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 + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $45k; list at $90k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.12%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

• ARV (median comp): $46,053
• List price: $90,000
• Delta: 95.43%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 2nd St	0.10mi	3/1.0	1,415 (+5%)	1mo	$55,000	$39	82
525 5th St	0.15mi	4/2.0 (+1)	1,344 (-0%)	7mo	$110,000	$82	81
548 Conrad St	0.53mi	3/2.0	1,352 (+0%)	4mo	$77,000	$57	71
428 Conrad St	0.47mi	3/1.5	1,352 (+0%)	5mo	$85,000	$63	71
3061 Alta Rd	0.30mi	3/1.0	1,404 (+4%)	5mo	$45,000	$32	71
10 Johnson Ave	0.08mi	2/2.0 (-1)	1,490 (+10%)	4mo	$41,000	$28	70
3055 Alta Rd	0.30mi	3/1.0	1,300 (-4%)	11mo	$47,000	$36	67
345 Milton Rd	0.65mi	4/1.0 (+1)	1,350 (+0%)	0mo	$49,900	$37	60
2930 Milton Rd	0.38mi	3/2.0	1,186 (-12%)	10mo	$53,000	$45	54
117 Rotary St	0.56mi	3/1.0	1,245 (-8%)	12mo	$30,000	$24	47
921 Oakbrook Dr	0.61mi	4/2.0 (+1)	1,502 (+11%)	1mo	$100,000	$67	46
732 Oakbrook Dr	0.65mi	4/2.0 (+1)	1,215 (-10%)	15mo	$115,000	$95	36

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $2,939
• Equity at exit: $13,419

10-year hold

• IRR: 12.6%
• Equity multiple: 1.99×
• Total profit: $25,045
• Equity at exit: $7,782

Cash invested: $25,200 (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 36110

• Home prices YoY: -34.8%
• Active inventory: 62
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,046 high
• Mortgage (P&I): −$472
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $276

Break-even live

Break-even rent $697

Max offer price $90,000

Occupancy floor 69%

Sensitivity live

Price	-10% $327	-5% $301	+0% $276	+5% $250	+10% $225
Rent	-10% $193	-5% $234	+0% $276	+5% $317	+10% $358
Rate	-1.0pp $321	-0.5pp $298	base $276	+0.5pp $252	+1.0pp $229

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 3rd St Montgomery, AL	2.0	1.0	925	$850	$0.92	44d	1	0.10mi
3024 Tyler Rd Montgomery, AL	3.0	1.0	892	$725	$0.81	21d	1	0.18mi
622 6th St Montgomery, AL	3.0	1.0	1207	$1,095	$0.91	44d	1	0.23mi
3070 Tremont St Montgomery, AL	3.0	1.0	1102	$1,450	$1.32	44d	1	0.28mi
3 Rotary St Montgomery, AL	3.0	1.0	1131	$925	$0.82	21d	1	0.59mi
105 Dyas Ct Montgomery, AL	3.0	1.0	1025	$1,095	$1.07	44d	1	0.73mi
4029 Chelsea Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	44d	1	0.83mi
16 Garden St Montgomery, AL	3.0	1.5	1008	$775	$0.77	45d	1	0.84mi
216 Gardendale Dr Montgomery, AL	3.0	1.0	900	$850	$0.94	21d	1	0.94mi
204 W Park Ave Montgomery, AL	3.0	1.0	1145	$850	$0.74	21d	1	0.98mi
207 Destin St Montgomery, AL	3.0	1.0	966	$695	$0.72	21d	1	1.05mi
218 Broadway St Montgomery, AL	2.0	1.0	960	$895	$0.93	14d	1	1.07mi
298 Broadway St Montgomery, AL	2.0	1.0	896	$900	$1.00	44d	1	1.08mi
408 Briarbrook Dr Montgomery, AL	3.0	2.0	1025	$960	$0.94	21d	1	1.09mi
408 Briarbrook Dr #204 Montgomery, AL	3.0	2.0	1025	$1,000	$0.98	44d	1	1.09mi
3452 Harris St Montgomery, AL	3.0	1.0	1400	$1,150	$0.82	21d	1	1.18mi
3613 Erwin Dr Montgomery, AL	3.0	2.0	1092	$1,250	$1.14	44d	1	1.23mi
3329 Texas St Montgomery, AL	3.0	1.0	1000	$1,100	$1.10	44d	1	1.30mi
2107 Yarbrough Cir Montgomery, AL	3.0	1.0	910	$925	$1.02	44d	1	1.36mi
1653 N Yarbrough Ct Montgomery, AL	3.0	1.0	1130	$950	$0.84	21d	1	1.37mi
2111 Yarbrough St Montgomery, AL	3.0	1.0	962	$795	$0.83	44d	1	1.40mi

Listing history 14 events

1. 2026-05-17
   status Pending 560-char remark
2. 2026-05-04
   listed $90,000 Active 560-char remark
3. 2026-03-22
   historical $1,000
4. 2026-03-06
   listed $1,000
5. 2026-02-06
   historical $1,000
6. 2025-12-10
   price $1,000
7. 2025-12-05
   listed $995
8. 2025-11-24
   historical $950
9. 2025-10-14
   listed $950
10. 2023-02-01
    soldstatus $45,142
11. 2023-01-31
    status Pending 115-char remark

    Show marketing remark (115 chars)

    Investment opportunity!!! 3 Bed 2 Bath renting for $650 a month. Accepted offer to view the home around the tenant.

12. 2023-01-31
    soldstatus $45,142 Closed 115-char remark

    Show marketing remark (115 chars)

    Investment opportunity!!! 3 Bed 2 Bath renting for $650 a month. Accepted offer to view the home around the tenant.

13. 2023-01-12
    historical Contingent 115-char remark

    Show marketing remark (115 chars)

    Investment opportunity!!! 3 Bed 2 Bath renting for $650 a month. Accepted offer to view the home around the tenant.

14. 2022-10-18
    listed $58,000 Active 115-char remark

    Show marketing remark (115 chars)

    Investment opportunity!!! 3 Bed 2 Bath renting for $650 a month. Accepted offer to view the home around the tenant.

ⓘ 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: $493 · $41/mo
• Projected year-2 tax: $493 · $41/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $12,548
• − Mortgage interest: −$5,041
• − Property taxes: −$493
• − Insurance: −$450
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$2,618
• Taxable income: $1,938
• Est. tax owed @ 24.0%: −$465
• After-tax cash flow: $2,842/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): 12,102
• Household income: $47,315
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 753.0

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 11% Two or more races 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

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: ▼ -35.37%
• Current HPI: 66.3114
• 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

+55.2% since first listed

14 events — show timeline

• 2026-05-17 Pending — WBR
• 2026-05-04 Listed $90,000 WBR
• 2026-03-22 Rental Removed $1,000 APPFOLIO
• 2026-03-06 Listed for Rent $1,000 APPFOLIO
• 2026-02-06 Rental Removed $1,000 BUILDIUM
• 2025-12-10 Price Changed $1,000 BUILDIUM
• 2025-12-05 Listed for Rent $995 BUILDIUM
• 2025-11-24 Rental Removed $950 BUILDIUM
• 2025-10-14 Listed for Rent $950 BUILDIUM
• 2023-02-01 Sold (Public Records) $45,142 Public Records
• 2023-01-31 Pending — MAAR
• 2023-01-31 Sold (MLS) $45,142 MAAR
• 2023-01-12 Contingent — MAAR
• 2022-10-18 Listed $58,000 MAAR

Property tax history

+8.3%/yr

Latest (2025): $493 · +0.0% YoY. Source: county tax records.