3217 Old Wetumpka Hwy · Montgomery, AL 36110

$129,000

3 bd · 2.0 ba · 1,561 sqft · SingleFamily public records · 227 Days on market

Built 1967 0.51 ac lot $83/sqft · 29% below area Est $182k · 29% under ↓ 6% since listing

---

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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.2/10.0
• 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

Enjoy the perfect blend of peace and convenience in this 3BR/2BA home on 1.33 acres in Madison Park! With over 1,500 sq ft of living space, this home features hardwood floors, a living/dining combo, great room, and a galley kitchen with stove and refrigerator included. The primary suite offers a private bath with stand-up shower, and there’s also a separate laundry room, covered carport, and a newer HVAC system. The partially cleared acre offers a rural feel with plenty of room for gardening, outdoor entertaining, or future expansion. Ideal for first-time buyers or investors seeking value and space with easy access to I-85, shopping, and dining. Don’t wait! Schedule your showing today and experience all this property has to offer!

Key facts

• Galley kitchen
• Private bath
• Living dining combo

Tags

• HARDWOOD FLOORS
• LIVING DINING COMBO
• GALLEY KITCHEN
• PRIVATE BATH
• STAND UP SHOWER
• SEPARATE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 33% of the median local income ($47k/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 $892 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 227 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.02% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (median comp): $182,040
• List price: $129,000
• Delta: -29.14%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-6,196
• Equity at exit: $19,234

10-year hold

• IRR: 5.1%
• Equity multiple: 1.37×
• Total profit: $13,454
• Equity at exit: $11,154

Cash invested: $36,120 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $231

Break-even live

Break-even rent $1,022

Max offer price $129,000

Occupancy floor 77%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $129,000 Active 227 DOM
2. 2026-06-17
   days on market $129,000 Active 226 DOM
3. 2026-06-16
   days on market $129,000 Active 225 DOM
4. 2026-06-15
   days on market $129,000 Active 224 DOM
5. 2026-06-14
   days on market $129,000 Active 222 DOM
6. 2026-06-13
   days on market $129,000 Active 221 DOM
7. 2026-06-10
   days on market $129,000 Active 219 DOM
8. 2026-06-09
   days on market $129,000 Active 218 DOM
9. 2026-06-08
   days on market $129,000 Active 217 DOM
10. 2026-06-07
    days on market $129,000 Active 216 DOM
11. 2026-06-03
    days on market $129,000 Active 212 DOM
12. 2026-06-02
    days on market $129,000 Active 211 DOM
13. 2026-06-01
    days on market $129,000 Active 210 DOM
14. 2026-05-31
    days on market $129,000 Active 209 DOM
15. 2026-05-30
    days on market $129,000 Active 208 DOM
16. 2026-02-24
    status Active 752-char remark

    Show marketing remark (752 chars)

    Enjoy the perfect blend of peace and convenience in this 3BR/2BA home on 1.33 acres in Madison Park! With over 1,500 sq ft of living space, this home features hardwood floors, a living/dining combo, great room, and a galley kitchen with stove and refrigerator included. The primary suite offers a private bath with stand-up shower, and there’s also a separate laundry room, covered carport, and a newer HVAC system. The partially cleared acre offers a rural feel with plenty of room for gardening, outdoor entertaining, or future expansion. Ideal for first-time buyers or investors seeking value and space with easy access to I-85, shopping, and dining. Don’t wait! Schedule your showing today and experience all this property has to offer!

17. 2026-02-24
    price $129,000 752-char remark

    Show marketing remark (752 chars)

    Enjoy the perfect blend of peace and convenience in this 3BR/2BA home on 1.33 acres in Madison Park! With over 1,500 sq ft of living space, this home features hardwood floors, a living/dining combo, great room, and a galley kitchen with stove and refrigerator included. The primary suite offers a private bath with stand-up shower, and there’s also a separate laundry room, covered carport, and a newer HVAC system. The partially cleared acre offers a rural feel with plenty of room for gardening, outdoor entertaining, or future expansion. Ideal for first-time buyers or investors seeking value and space with easy access to I-85, shopping, and dining. Don’t wait! Schedule your showing today and experience all this property has to offer!

18. 2026-01-12
    historical Contingent 752-char remark

    Show marketing remark (752 chars)

    Enjoy the perfect blend of peace and convenience in this 3BR/2BA home on 1.33 acres in Madison Park! With over 1,500 sq ft of living space, this home features hardwood floors, a living/dining combo, great room, and a galley kitchen with stove and refrigerator included. The primary suite offers a private bath with stand-up shower, and there’s also a separate laundry room, covered carport, and a newer HVAC system. The partially cleared acre offers a rural feel with plenty of room for gardening, outdoor entertaining, or future expansion. Ideal for first-time buyers or investors seeking value and space with easy access to I-85, shopping, and dining. Don’t wait! Schedule your showing today and experience all this property has to offer!

19. 2025-11-03
    listed $137,700 Active 752-char remark

    Show marketing remark (752 chars)

    Enjoy the perfect blend of peace and convenience in this 3BR/2BA home on 1.33 acres in Madison Park! With over 1,500 sq ft of living space, this home features hardwood floors, a living/dining combo, great room, and a galley kitchen with stove and refrigerator included. The primary suite offers a private bath with stand-up shower, and there’s also a separate laundry room, covered carport, and a newer HVAC system. The partially cleared acre offers a rural feel with plenty of room for gardening, outdoor entertaining, or future expansion. Ideal for first-time buyers or investors seeking value and space with easy access to I-85, shopping, and dining. Don’t wait! Schedule your showing today and experience all this property has to offer!

ⓘ 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: $922 · $77/mo
• Projected year-2 tax: $922 · $77/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,775
• − Mortgage interest: −$7,226
• − Property taxes: −$922
• − Insurance: −$645
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$3,753
• Taxable income: $705
• Est. tax owed @ 24.0%: −$169
• After-tax cash flow: $2,608/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

-6.3% since first listed

4 events — show timeline

• 2026-02-24 Relisted — MAAR
• 2026-02-24 Price Changed $129,000 MAAR
• 2026-01-12 Contingent — MAAR
• 2025-11-03 Listed $137,700 MAAR

Property tax history

+10.3%/yr

Latest (2025): $922 · +0.0% YoY. Source: county tax records.