1679 E Trinity Blvd · Montgomery, AL 36106

$85,000

3 bd · 2.0 ba · 1,245 sqft · Condo public records · 259 Days on market

Built 1974 $68/sqft · 22% above area Est $70k · 22% over $191/mo HOA · 12% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant occupied until June 30, 2027 at $975.00. This condo is located inside of QUAIL RUN CONDOs with a $191/mo HOA fee which covers the water, trash, grass cutting and exterior termite treatment. Tenant pays all utilities, pest control and air filters. This is a long stay tenant that plans on staying for years to come. This unit has a 1 car carport also and is one of the only 1 story floor plans in the condo complex.

Key facts

• Hoa fee covers water
• Carport
• Hoa fee covers trash

Tags

• 1 STORY FLOOR PLANS
• CARPORT
• HOA FEE COVERS WATER
• HOA FEE COVERS TRASH
• HOA FEE COVERS GRASS CUTTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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: Rents rising fast (+6.3%/yr); 137 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $588 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 + 6.3% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $5k (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, 77% 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.86% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.64%
• DSCR: 2.19
• GRM: 4.5

CMA / ARV

• ARV (median comp): $69,837
• List price: $85,000
• Delta: 21.71%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.29% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.07×
• Total profit: $25,388
• Equity at exit: $12,674

10-year hold

• IRR: 34.7%
• Equity multiple: 4.77×
• Total profit: $89,613
• Equity at exit: $7,349

Cash invested: $23,800 (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 36106

• Home prices YoY: -13.1%
• Rents YoY: 6.3%
• Active inventory: 137
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,582 high
• Mortgage (P&I): −$446
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$35
• HOA: −$191
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $528

Break-even live

Break-even rent $913

Max offer price $85,000

Occupancy floor 62%

Sensitivity live

Price	-10% $576	-5% $552	+0% $528	+5% $504	+10% $480
Rent	-10% $403	-5% $466	+0% $528	+5% $591	+10% $653
Rate	-1.0pp $571	-0.5pp $550	base $528	+0.5pp $506	+1.0pp $484

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4132 Carmichael Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,156	$1.28	14d	10	0.24mi
2000 Central Pkwy Montgomery, AL	1.0–3.0	1.0–2.0	1133	$2,135	$1.88	14d	14	0.52mi
4243 Vaughn Rd Unit 1043807P Montgomery, AL	4.0	2.0	1496	$3,360	$2.25	44d	1	0.66mi
1845 Young Farm Rd Montgomery, AL	3.0	2.0	1444	$1,750	$1.21	44d	1	0.72mi
4041A Beth Manor Dr Montgomery, AL	1.0–3.0	1.0–2.0	925	$1,000	$1.08	22d	20	0.74mi
750 S Marquette Dr Montgomery, AL	3.0	1.0	1325	$1,195	$0.90	44d	1	0.89mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	44d	1	0.96mi
2495 Meadow Ridge Ln Montgomery, AL	1.0–3.0	1.0–2.0	1205	$1,199	$1.00	14d	14	1.13mi
5600 Carmichael Rd Montgomery, AL	2.0	1.0–2.0	722	$1,153	$1.60	44d	1	1.22mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	14d	1	1.24mi
1229 Karen Rd Montgomery, AL	4.0	2.0	1344	$1,590	$1.18	44d	1	1.27mi
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	44d	1	1.29mi
5635 Red Barn Rd Unit 1043848P Montgomery, AL	3.0	2.0	1496	$3,390	$2.27	14d	1	1.30mi
1421 Stonehenge Rd Montgomery, AL	1.0–3.0	1.0–1.5	895	$1,199	$1.34	44d	1	1.31mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	14d	1	1.34mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	44d	1	1.36mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	44d	1	1.39mi
2000 London Town Ln Montgomery, AL	1.0–3.0	1.0–2.0	950	$1,159	$1.22	14d	11	1.40mi
5720 Worchester Dr Montgomery, AL	2.0	2.0	1060	$895	$0.84	22d	1	1.46mi

HOA detail condo

• Monthly dues: $191 · $2,292/yr
• Likely covers: watertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $85,000 Active 259 DOM
2. 2026-06-17
   days on market $85,000 Active 258 DOM
3. 2026-06-16
   days on market $85,000 Active 257 DOM
4. 2026-06-15
   days on market $85,000 Active 256 DOM
5. 2026-06-14
   days on market $85,000 Active 254 DOM
6. 2026-06-13
   days on market $85,000 Active 253 DOM
7. 2026-06-10
   days on market $85,000 Active 251 DOM
8. 2026-06-09
   days on market $85,000 Active 250 DOM
9. 2026-06-08
   days on market $85,000 Active 249 DOM
10. 2026-06-07
    days on market $85,000 Active 248 DOM
11. 2026-06-03
    days on market $85,000 Active 244 DOM
12. 2026-06-02
    days on market $85,000 Active 243 DOM
13. 2026-06-01
    days on market $85,000 Active 242 DOM
14. 2026-05-31
    days on market $85,000 Active 241 DOM
15. 2026-05-30
    days on market $85,000 Active 240 DOM
16. 2026-03-11
    status Active 421-char remark

    Show marketing remark (421 chars)

    Tenant occupied until June 30, 2027 at $975.00. This condo is located inside of QUAIL RUN CONDOs with a $191/mo HOA fee which covers the water, trash, grass cutting and exterior termite treatment. Tenant pays all utilities, pest control and air filters. This is a long stay tenant that plans on staying for years to come. This unit has a 1 car carport also and is one of the only 1 story floor plans in the condo complex.

17. 2026-02-24
    historical Contingent 421-char remark

    Show marketing remark (421 chars)

    Tenant occupied until June 30, 2027 at $975.00. This condo is located inside of QUAIL RUN CONDOs with a $191/mo HOA fee which covers the water, trash, grass cutting and exterior termite treatment. Tenant pays all utilities, pest control and air filters. This is a long stay tenant that plans on staying for years to come. This unit has a 1 car carport also and is one of the only 1 story floor plans in the condo complex.

18. 2026-01-18
    price $85,000 421-char remark

    Show marketing remark (421 chars)

    Tenant occupied until June 30, 2027 at $975.00. This condo is located inside of QUAIL RUN CONDOs with a $191/mo HOA fee which covers the water, trash, grass cutting and exterior termite treatment. Tenant pays all utilities, pest control and air filters. This is a long stay tenant that plans on staying for years to come. This unit has a 1 car carport also and is one of the only 1 story floor plans in the condo complex.

19. 2025-10-02
    listed $90,000 Active 421-char remark

    Show marketing remark (421 chars)

    Tenant occupied until June 30, 2027 at $975.00. This condo is located inside of QUAIL RUN CONDOs with a $191/mo HOA fee which covers the water, trash, grass cutting and exterior termite treatment. Tenant pays all utilities, pest control and air filters. This is a long stay tenant that plans on staying for years to come. This unit has a 1 car carport also and is one of the only 1 story floor plans in the condo complex.

20. 2022-11-30
    soldstatus $84,000
21. 2022-11-28
    soldstatus $84,000 531-char remark

    Show marketing remark (531 chars)

    Updated and affordable condo off Carmichael Road!! 3 bed 2 bath condo with hardwood flooring in living areas and newer carpet in bedrooms. Tiled kitchen with ample cabinetry, eat in area, and laundry room. Spacious living room with high ceilings and great natural light. Ample sized bedrooms with plenty of closet space. Relax on any of the two patios or the front porch. One car garage for parking. Centrally located off of Carmichael Road, you are minutes from downtown, east side shopping, and all that Montgomery has to offer!!

22. 2022-11-01
    listed $89,900 531-char remark

    Show marketing remark (531 chars)

    Updated and affordable condo off Carmichael Road!! 3 bed 2 bath condo with hardwood flooring in living areas and newer carpet in bedrooms. Tiled kitchen with ample cabinetry, eat in area, and laundry room. Spacious living room with high ceilings and great natural light. Ample sized bedrooms with plenty of closet space. Relax on any of the two patios or the front porch. One car garage for parking. Centrally located off of Carmichael Road, you are minutes from downtown, east side shopping, and all that Montgomery has to offer!!

23. 2007-07-18
    soldstatus $83,104
24. 2007-06-21
    soldstatus $79,000
25. 2007-03-28
    listed $79,000

ⓘ 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: $591 · $49/mo
• Projected year-2 tax: $591 · $49/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $18,982
• − Mortgage interest: −$4,761
• − Property taxes: −$591
• − Insurance: −$425
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − HOA: −$2,292
• − Depreciation: −$2,473
• Taxable income: $5,403
• Est. tax owed @ 24.0%: −$1,297
• After-tax cash flow: $5,043/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): 14,065
• Household income: $69,087
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 876.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 47% Black 43% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% 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: ▼ -22.82%
• Current HPI: 151.1822
• Rent YoY: ▲ 6.29%
• 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

+7.6% since first listed

10 events — show timeline

• 2026-03-11 Relisted — MAAR
• 2026-02-24 Contingent — MAAR
• 2026-01-18 Price Changed $85,000 MAAR
• 2025-10-02 Listed $90,000 MAAR
• 2022-11-30 Sold (Public Records) $84,000 Public Records
• 2022-11-28 Sold (MLS) $84,000 MAAR
• 2022-11-01 Listed $89,900 MAAR
• 2007-07-18 Sold (Public Records) $83,104 Public Records
• 2007-06-21 Sold (MLS) $79,000 MAAR
• 2007-03-28 Listed $79,000 MAAR

Property tax history

+10.6%/yr

Latest (2025): $591 · -24.7% YoY. Source: county tax records.