1502 Hill St · Montgomery, AL 36108

$44,999

2 bd · 1.0 ba · 1,270 sqft · SingleFamily public records · 109 Days on market

Built 1935 6,098 sqft lot $35/sqft · 7% below area Est $48k · 7% 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 +10.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Key facts

• 6,098 sq ft lot
• Parking
• Built 1935

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.3% 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: 65 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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

• In year one you build about $2k of equity ($311 loan paydown + $1k appreciation (2.7% local appreciation)).
• Montgomery County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $40,949 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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: 2.53% ✓
• Cap rate: 22.34%
• Cash-on-cash: 57.32%
• DSCR: 3.55
• GRM: 3.3

CMA / ARV

• ARV (median comp): $48,494
• List price: $44,999
• Delta: -7.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1136 Persons St	0.26mi	3/1.0 (+1)	1,320 (+4%)	6mo	$10,000	$8	71
2128 Early St	0.12mi	2/1.0	1,119 (-12%)	10mo	$30,000	$27	66
3267 Mobile Dr	0.74mi	2/1.0	1,304 (+3%)	1mo	$12,500	$10	60
1402 Bragg St	0.35mi	3/1.0 (+1)	1,232 (-3%)	18mo	$52,000	$42	59
2134 Early St	0.12mi	3/1.0 (+1)	1,350 (+6%)	24mo	$70,000	$52	59
3225 Mcelvy St	0.63mi	3/2.0 (+1)	1,258 (-1%)	2mo	$75,000	$60	58
1148 Bragg St	0.42mi	3/1.0 (+1)	1,456 (+15%)	6mo	$18,000	$12	46
1555 Sierra St	0.35mi	3/1.0 (+1)	1,151 (-9%)	21mo	$42,700	$37	45
840 Hill St	0.56mi	3/1.0 (+1)	1,188 (-6%)	21mo	$35,000	$29	40
1208 S Holt St	0.54mi	3/1.5 (+1)	1,404 (+11%)	14mo	$17,000	$12	39
2612 Rutland St	0.74mi	3/2.0 (+1)	1,156 (-9%)	19mo	$57,500	$50	26
612 Clarke St	0.72mi	3/2.0 (+1)	1,424 (+12%)	17mo	$83,000	$58	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.9%
• Equity multiple: 4.42×
• Total profit: $43,068
• Equity at exit: $19,494

10-year hold

• IRR: 61.7%
• Equity multiple: 8.98×
• Total profit: $100,487
• Equity at exit: $29,481

Cash invested: $12,600 (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 36108

• Home prices YoY: 2.9%
• Active inventory: 65
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,138 high
• Mortgage (P&I): −$236
• Tax from tax record: −$43 /mo · $510/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $602

Break-even live

Break-even rent $376

Max offer price $44,999

Occupancy floor 42%

Sensitivity live

Price	-10% $627	-5% $615	+0% $602	+5% $589	+10% $576
Rent	-10% $512	-5% $557	+0% $602	+5% $647	+10% $692
Rate	-1.0pp $625	-0.5pp $613	base $602	+0.5pp $590	+1.0pp $578

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3225 McElvy St Montgomery, AL	3.0	2.0	1258	$1,350	$1.07	14d	1	0.66mi
2654 Rutland St Montgomery, AL	3.0	1.0	1176	$1,075	$0.91	22d	1	0.80mi
3220 Doris Cir Montgomery, AL	3.0	1.0	1139	$1,100	$0.97	44d	1	0.89mi
2655 W Edgemont Ave Montgomery, AL	2.0	2.0	1743	$875	$0.50	44d	1	0.99mi
718 W Edgemont Ave Unit B Montgomery, AL	2.0	1.0	875	$800	$0.91	22d	1	1.09mi
718 W Edgemont Ave Unit A Montgomery, AL	3.0	1.0	875	$875	$1.00	44d	1	1.09mi
24 Flood St Montgomery, AL	2.0	1.0	1140	$1,000	$0.88	22d	1	1.15mi
1314 S Court St Montgomery, AL	2.0	2.0	1650	$1,495	$0.91	14d	1	1.19mi
3577 Whiting Ave Montgomery, AL	3.0	1.0	1269	$1,150	$0.91	44d	1	1.31mi
1301 S Perry St Unit A Montgomery, AL	2.0	1.0	1100	$950	$0.86	14d	1	1.32mi
1259 S Lawrence St Montgomery, AL	3.0	1.0	1728	$1,300	$0.75	44d	1	1.39mi
1020 S Lawrence St Montgomery, AL	2.0	1.0	1711	$2,000	$1.17	14d	1	1.39mi
545 Clay St Montgomery, AL	2.0	2.0	1104	$1,050	$0.95	44d	1	1.41mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	44d	1	1.41mi
605 Maxwell Blvd Montgomery, AL	1.0–2.0	1.0–2.0	971	$1,943	$2.00	14d	11	1.45mi

Listing history 17 events

1. 2026-06-21
   days on market $44,999 Active 109 DOM
2. 2026-06-18
   days on market $44,999 Active 106 DOM
3. 2026-06-17
   days on market $44,999 Active 105 DOM
4. 2026-06-16
   days on market $44,999 Active 104 DOM
5. 2026-06-15
   days on market $44,999 Active 103 DOM
6. 2026-06-14
   days on market $44,999 Active 101 DOM
7. 2026-06-13
   days on market $44,999 Active 100 DOM
8. 2026-06-10
   days on market $44,999 Active 98 DOM
9. 2026-06-09
   days on market $44,999 Active 97 DOM
10. 2026-06-08
    days on market $44,999 Active 96 DOM
11. 2026-06-07
    days on market $44,999 Active 95 DOM
12. 2026-06-03
    days on market $44,999 Active 91 DOM
13. 2026-06-02
    days on market $44,999 Active 90 DOM
14. 2026-06-01
    days on market $44,999 Active 89 DOM
15. 2026-05-31
    days on market $44,999 Active 88 DOM
16. 2026-05-30
    days on market $44,999 Active 87 DOM
17. 2026-03-03
    listed $44,999 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: $510 · $43/mo
• Projected year-2 tax: $510 · $43/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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,657
• − Mortgage interest: −$2,521
• − Property taxes: −$510
• − Insurance: −$225
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$1,309
• Taxable income: $6,907
• Est. tax owed @ 24.0%: −$1,658
• After-tax cash flow: $5,565/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
• City population: 175,913
• Population (ZIP): 15,549

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 (82%)
• Race & ethnicity: Black 82% White 10% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 2.71%
• Current HPI: 95.2405
• Rent YoY: —
• Metro: —
• 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

• 2026-03-03 Listed $44,999 MAAR

Property tax history

+7.3%/yr

Latest (2025): $510 · +6.9% YoY. Source: county tax records.