1522 Dunbar St · Montgomery, AL 36106

$78,900

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 44 Days on market

Built 1940 7,840 sqft lot $77/sqft · 69% above area ↓ 1% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Turnkey opportunity just minutes from Alabama State University and Huntingdon College! This 3-bedroom, 1-bath home features hardwood floors throughout and is ready for immediate occupancy. Ideal for investors seeking a strong rental near campus or first-time buyers looking for an affordable, low-maintenance option. Convenient access to the interstate makes commuting easy. This property offers excellent potential and value. Schedule your private showing​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ today!

Key facts

• Strong rental
• Excellent potential
• Convenient access

Tags

• HARDWOOD FLOORS
• TURNKEY OPPORTUNITY
• CONVENIENT ACCESS
• STRONG RENTAL
• EXCELLENT POTENTIAL

Property features AI

Finance

• Other: Annual tax information not included per instructions
• Financial info: Lease expiration: 2026-05-31
• HOA & community: No HOA information specified

Exterior

• Parking: Driveway
• Security: No security features specified
• Utilities: Public water; Public sewer; Utilities otherwise listed as unknown
• Home design: Single-story home; Brick construction; Slab foundation
• Construction: Built (year source: public records)
• Exterior features: Partial fencing; City lot

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Three bedrooms on the first level
• Flooring: Tile; Vinyl; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric and gas); Central electric cooling
• Interior features: Tile, vinyl, and wood flooring; Water heater
• Laundry & utility: Utility features not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: Rents rising fast (+6.3%/yr); 137 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $545 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $76,533 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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.
6. 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.
7. 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: 1.51% ✓
• Cap rate: 13.00%
• Cash-on-cash: 23.96%
• DSCR: 2.07
• GRM: 5.5

CMA / ARV

• ARV (median comp): $46,636
• List price: $78,900
• Delta: 69.18%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1227 Woodward Ave	0.32mi	2/2.0 (-1)	1,164 (+14%)	4mo	$180,000	$155	50
700 Genetta Ct	0.58mi	3/2.0	1,148 (+12%)	6mo	$75,000	$65	43
1208 S Mcdonough St	0.67mi	3/1.0	1,122 (+10%)	21mo	$50,000	$45	35

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 · 6.29% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 1.88×
• Total profit: $19,361
• Equity at exit: $11,764

10-year hold

• IRR: 30.9%
• Equity multiple: 4.21×
• Total profit: $70,833
• Equity at exit: $6,822

Cash invested: $22,092 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$414
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $441

Break-even live

Break-even rent $630

Max offer price $78,900

Occupancy floor 58%

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: $19,725
• Closing costs: $2,367
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1343 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	13d	1	0.37mi
1347 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	13d	1	0.37mi
2727 Boultier St Montgomery, AL	1.0–3.0	1.0–2.0	1070	$1,582	$1.48	13d	3	0.50mi
432 Clanton Ave Montgomery, AL	2.0	1.0	800	$995	$1.24	13d	1	0.52mi
906 E Fairview Ave Unit 902 Montgomery, AL	2.0	1.0	1100	$995	$0.90	21d	1	0.57mi
2020 E 3rd St Montgomery, AL	2.0	1.0	1186	$750	$0.63	21d	1	0.66mi
1301 S Perry St Unit A Montgomery, AL	2.0	1.0	1100	$950	$0.86	13d	1	0.79mi
2205 E 5th St Montgomery, AL	3.0	1.0	1020	$800	$0.78	43d	1	0.80mi
2000 Cherry St Montgomery, AL	2.0	1.0	1106	$950	$0.86	43d	1	0.95mi
24 Flood St Montgomery, AL	2.0	1.0	1140	$1,000	$0.88	21d	1	0.96mi
671 S Perry St Montgomery, AL	2.0	1.0–2.0	525	$1,725	$3.29	21d	1	0.99mi
3356 Audubon Rd Montgomery, AL	2.0	1.5	1340	$950	$0.71	43d	1	1.00mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	43d	1	1.01mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	43d	1	1.03mi
3357 Lexington Rd Montgomery, AL	2.0	1.0	1200	$1,175	$0.98	13d	1	1.04mi
945 E Edgemont Ave Unit 951 Montgomery, AL	2.0	1.0	841	$750	$0.89	43d	1	1.05mi
951 E Edgemont Ave Montgomery, AL	2.0	1.0	841	$750	$0.89	43d	1	1.05mi
2454 Spruce Curv Montgomery, AL	3.0	1.0	988	$1,100	$1.11	43d	1	1.07mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	21d	1	1.11mi
2009 Palmetto St Montgomery, AL	3.0	1.0	1487	$1,050	$0.71	43d	1	1.16mi
1008 Pelham St Montgomery, AL	4.0	2.0	1288	$1,300	$1.01	43d	1	1.18mi
3394 Southmont Dr Unit 3 Montgomery, AL	2.0	1.0	810	$1,050	$1.30	43d	1	1.26mi
3394 Southmont Dr Unit 2 Montgomery, AL	2.0	1.0	810	$1,475	$1.82	43d	1	1.26mi
3445 Le Bron Rd Montgomery, AL	4.0	1.0	1100	$1,050	$0.95	21d	1	1.32mi
39 S Lewis St Montgomery, AL	2.0	1.0	1209	$950	$0.79	43d	1	1.38mi
3515 Norman Bridge Rd Unit A Montgomery, AL	2.0	1.0	1150	$1,150	$1.00	43d	1	1.43mi
1814 Pinecrest Dr Montgomery, AL	3.0	1.0	1053	$990	$0.94	43d	1	1.43mi
1415 Madison Ave Apt E Montgomery, AL	2.0	1.0	825	$1,095	$1.33	13d	1	1.44mi
1839 Robison Hill Rd Montgomery, AL	4.0	2.0	1370	$1,550	$1.13	21d	1	1.45mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	13d	1	1.48mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	43d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $78,900 Active 44 DOM
2. 2026-06-17
   days on market $78,900 Active 43 DOM
3. 2026-06-16
   days on market $78,900 Active 42 DOM
4. 2026-06-15
   days on market $78,900 Active 41 DOM
5. 2026-06-14
   days on market $78,900 Active 39 DOM
6. 2026-06-13
   days on market $78,900 Active 38 DOM
7. 2026-06-10
   days on market $78,900 Active 36 DOM
8. 2026-06-09
   days on market $78,900 Active 35 DOM
9. 2026-06-09
   price $78,900 Active 34 DOM
10. 2026-06-08
    days on market $80,000 Active 34 DOM
11. 2026-06-07
    days on market $80,000 Active 33 DOM
12. 2026-06-03
    days on market $80,000 Active 29 DOM
13. 2026-06-02
    days on market $80,000 Active 28 DOM
14. 2026-06-01
    days on market $80,000 Active 27 DOM
15. 2026-05-31
    days on market $80,000 Active 26 DOM
16. 2026-05-30
    days on market $80,000 Active 25 DOM
17. 2026-05-05
    listed $80,000 Active 555-char remark

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $615 · $51/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 7/10 Severe 7 d/yr ≥107°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: $14,263
• − Mortgage interest: −$4,420
• − Property taxes: −$615
• − Insurance: −$394
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$2,295
• Taxable income: $4,256
• Est. tax owed @ 24.0%: −$1,022
• After-tax cash flow: $4,272/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

-1.4% since first listed

2 events — show timeline

• 2026-06-08 Price Changed $78,900 MAAR
• 2026-05-05 Listed $80,000 MAAR

Property tax history

+3.1%/yr

Latest (2025): $615 · -8.9% YoY. Source: county tax records.