111 Truett Dr · Montgomery, AL 36105

$139,900

3 bd · 2.0 ba · 1,798 sqft · SingleFamily public records · 44 Days on market

Built 1950 0.32 ac lot $78/sqft · 87% above area

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Why this score? — see what drove the D+ 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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.3/10.0
• 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

"Designed for Living. Positioned for Opportunity. ” Welcome to 111 Truett Drive—a home that stands with character, space, and undeniable potential. Nestled on a generous . 32-acre lot, this 3-bedroom, 2.5-bath residence offers 1,798 square feet of opportunity for the buyer who can see beyond the surface and into the value. From the moment you arrive, you’re greeted by a beautifully centered tree anchoring the yard—creating a natural focal point that speaks to both charm and tranquility. The long driveway leads you to a detached garage, offering both convenience and additional space—ideal for storage, projects, or future possibilities. Inside, the home carries warmth and function with two fireplaces, creating inviting spaces where comfort meets connection. The layout provides room to live, gather, and grow, while the back patio offers a quiet place to unwind or entertain. This property is being sold as-is with no repairs, and tenants are currently in place, making it a strong consideration for investors seeking immediate occupancy or buyers ready to step into a home with existing structure and long-term vision. Reach out TODAY!

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1950

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 $174 ($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 $130k (6.8% below list).
• Recommended offer: $130k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 6.0% in Montgomery — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 26 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 38% 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 $967 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 44 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $30k; list at $140k implies a 366% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $130,445 (6.8% below list)

Questions for the listing agent

1. It's been on market 44 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 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

• ARV (median comp): $75,010
• List price: $139,900
• Delta: 86.51%
• 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
3607 S Court St	0.33mi	3/2.0	1,703 (-5%)	2mo	$32,500	$19	74
204 National St	0.12mi	4/2.5 (+1)	1,728 (-4%)	9mo	$140,000	$81	73
316 Cullen St	0.33mi	3/2.0	1,912 (+6%)	12mo	$145,000	$76	64
3653 Kelley Ln	0.42mi	4/1.0 (+1)	1,934 (+8%)	0mo	$50,000	$26	58
3455 S Perry St	0.32mi	3/2.0	2,026 (+13%)	11mo	$127,000	$63	54
3302 S Perry St	0.59mi	4/2.0 (+1)	1,719 (-4%)	9mo	$114,900	$67	52
626 W Edgemont Ave	0.65mi	3/1.0	1,641 (-9%)	0mo	$10,000	$6	51
3515 Whiting Ave	0.66mi	4/2.0 (+1)	1,935 (+8%)	2mo	$125,000	$65	50
3606 Cambridge Rd	0.62mi	4/1.5 (+1)	1,882 (+5%)	9mo	$95,000	$50	49
27 W Edgemont Ave	0.39mi	4/2.5 (+1)	2,065 (+15%)	8mo	$155,000	$75	44
3357 Wilmington Rd	0.70mi	3/2.0	2,064 (+15%)	2mo	$165,000	$80	41
901 National St	0.73mi	3/2.0	1,554 (-14%)	15mo	$102,000	$66	31

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-11,606
• Equity at exit: $20,860

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $4,006
• Equity at exit: $12,096

Cash invested: $39,172 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,304 high
• Mortgage (P&I): −$734
• Tax from tax record: −$64 /mo · $769/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $174

Break-even live

Break-even rent $1,084

Max offer price $139,900

Occupancy floor 82%

Sensitivity live

Price	-10% $254	-5% $214	+0% $174	+5% $135	+10% $95
Rent	-10% $71	-5% $123	+0% $174	+5% $226	+10% $278
Rate	-1.0pp $245	-0.5pp $210	base $174	+0.5pp $138	+1.0pp $101

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3544 Southmont Dr Montgomery, AL	4.0	1.5	1774	$1,300	$0.73	21d	1	0.24mi
3616 Gaston Ave Montgomery, AL	4.0	2.0	1629	$1,300	$0.80	44d	1	0.58mi
3577 Whiting Ave Montgomery, AL	3.0	1.0	1269	$1,150	$0.91	44d	1	0.64mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	21d	1	0.67mi
3304 Gilmer Ave Montgomery, AL	4.0	2.0	2009	$1,400	$0.70	21d	1	0.68mi
3386 Lexington Rd Unit B Montgomery, AL	2.0	1.0	1950	$900	$0.46	21d	1	0.77mi
3543 Berkley Dr Montgomery, AL	4.0	2.0	2067	$1,575	$0.76	14d	1	0.77mi
4037 Oak St Montgomery, AL	3.0	2.0	1314	$1,450	$1.10	44d	1	0.78mi
139 Mount Vernon Dr Unit A Montgomery, AL	4.0	2.5	1700	$1,000	$0.59	44d	1	0.83mi
548 Winston Dr Montgomery, AL	2.0	2.5	1396	$1,000	$0.72	44d	1	0.87mi
3235 Norman Bridge Rd Montgomery, AL	3.0	1.0	1873	$900	$0.48	44d	1	0.88mi
3485 Wellington Rd Montgomery, AL	3.0	2.0	2437	$1,395	$0.57	21d	1	0.88mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	44d	1	0.88mi
3720 Stanley Dr Montgomery, AL	4.0	2.0	1719	$1,650	$0.96	21d	1	0.92mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	44d	1	0.96mi
3649 Princeton Rd Montgomery, AL	3.0	1.0	1266	$1,200	$0.95	21d	1	0.96mi
3708 Princeton Rd Montgomery, AL	2.0	2.0	1749	$900	$0.51	21d	1	0.97mi
3256 Montezuma Rd Montgomery, AL	3.0	2.0	1515	$1,450	$0.96	44d	1	1.04mi
3356 Audubon Rd Montgomery, AL	2.0	1.5	1340	$950	$0.71	44d	1	1.15mi
1919 Norman Bridge Ct Unit 1043838P Montgomery, AL	4.0	3.0	1539	$4,108	$2.67	44d	1	1.15mi
3510 Bankhead Ave Montgomery, AL	3.0	3.0	2210	$2,250	$1.02	44d	1	1.18mi
428 Thorn Pl Montgomery, AL	2.0	1.0	1549	$1,450	$0.94	44d	1	1.22mi
519 Thorn Pl Montgomery, AL	2.0	1.0	1632	$650	$0.40	21d	1	1.28mi
1067 Roslyn Dr Montgomery, AL	4.0	2.0	1760	$1,125	$0.64	21d	1	1.35mi
334 Felder Ave Montgomery, AL	3.0	2.0	2223	$2,395	$1.08	44d	1	1.36mi
1437 Beaumont Dr Montgomery, AL	4.0	2.0	2029	$1,500	$0.74	44d	1	1.48mi

Listing history 4 events

1. 2026-04-07
   listed $139,900 Active 1185-char remark

   Show marketing remark (1185 chars)

   "Designed for Living. Positioned for Opportunity. ” Welcome to 111 Truett Drive—a home that stands with character, space, and undeniable potential. Nestled on a generous . 32-acre lot, this 3-bedroom, 2.5-bath residence offers 1,798 square feet of opportunity for the buyer who can see beyond the surface and into the value. From the moment you arrive, you’re greeted by a beautifully centered tree anchoring the yard—creating a natural focal point that speaks to both charm and tranquility. The long driveway leads you to a detached garage, offering both convenience and additional space—ideal for storage, projects, or future possibilities. Inside, the home carries warmth and function with two fireplaces, creating inviting spaces where comfort meets connection. The layout provides room to live, gather, and grow, while the back patio offers a quiet place to unwind or entertain. This property is being sold as-is with no repairs, and tenants are currently in place, making it a strong consideration for investors seeking immediate occupancy or buyers ready to step into a home with existing structure and long-term vision. Reach out TODAY!

2. 2026-02-25
   listed $139,900 Active 1018-char remark

   Show marketing remark (1018 chars)

   Positioned for Opportunity. .. Welcome to 111 Truett Drive—a home that stands with character, space, and potential. Nestled on a generous . 32-acre lot, this 3-bedroom, 2.5-bath residence offers 1,798 square feet of opportunity for the buyer who can see beyond the surface and into the value. From the moment you arrive, you’re greeted by a beautifully centered tree anchoring the yard—creating a natural focal point that speaks to both charm and tranquility. The long driveway leads you to a detached garage, offering both convenience and additional space—ideal for storage, projects, or future possibilities. Inside, the home carries warmth and function with two fireplaces, creating inviting spaces where comfort meets connection. With room to live, gather and grow, while the back patio offers a quiet place to unwind or entertain. Sold as-is, no repairs, tenants are currently in place. For investors seeking immediate occupancy or buyers ready to step into a home with existing structure.

3. 2019-09-13
   soldstatus $30,000
4. 2018-03-05
   listed $39,900

ⓘ 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: $769 · $64/mo
• Projected year-2 tax: $769 · $64/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: $15,653
• − Mortgage interest: −$7,837
• − Property taxes: −$769
• − Insurance: −$700
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$4,070
• Taxable loss: −$226
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $2,148/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

+250.6% since first listed

4 events — show timeline

• 2026-04-07 Listed $139,900 MAAR
• 2026-02-25 Listed $139,900 Greater Alabama MLS
• 2019-09-13 Sold (MLS) $30,000 MAAR
• 2018-03-05 Listed $39,900 MAAR

Property tax history

+6.2%/yr

Latest (2025): $769 · +6.9% YoY. Source: county tax records.