3555 Berkley Dr · Montgomery, AL 36116

$89,500

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 314 Days on market

Built 1950 1,393 sqft lot Est $62k · 44% over

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Rent growth +3.9/5.0
• 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

FRESH PAINT, NEW CARPETS, UPDATED BATHS . .. .. POSSIBLE OWNER Financing $7500 down and payments of $750.

Key facts

• Renovated
• New carpet
• New hvac

Tags

• RENOVATED
• NEW CARPET
• NEW PAINT
• NEW HVAC

Property features AI

Exterior

• Parking: 2-car garage; 1-car carport; Driveway
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-story home; Brick and wood siding exterior; Slab foundation
• Construction: Built (year per public records); Brick and wood siding construction; Shallow slab foundation
• Exterior features: Partial fencing; Porch

Interior

• Bedrooms: Bedrooms located on the first floor
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Carpet flooring; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

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: employment D, crime F, amenities D-.
• 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.
• Zoned schools: Bellingrath Middle School (math 0% / reading 12%, grade F, #252 of 257 statewide, top 98%, 607 students, 96% FRL, charter); Lanier Senior High School (math 2% / reading 12%, grade F, #265 of 305 statewide, top 89%, 798 students, 94% FRL) — zoned schools average 95% FRL vs 70% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 7% at this address vs 20% district-wide (-13 pts) — the specific schools serving this property underperform the Montgomery County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.7%/yr); 293 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $619 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 + 5.7% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $90k implies a 86% 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 $78,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 314 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 1950 — 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: 1.40% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.38%
• DSCR: 1.91
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $62,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3555 Berkley Dr	0.00mi	3/2.0	1,352 (0%)	1mo	$75,000	$55	99
3639 Norman Bridge Rd	0.23mi	3/1.0	1,349 (-0%)	8mo	$62,500	$46	78
3523 Princeton Rd	0.17mi	3/1.0	1,407 (+4%)	5mo	$55,000	$39	77
1301 Beaumont Dr	0.38mi	3/2.0	1,458 (+8%)	6mo	$117,000	$80	64
641 E Edgemont Ave	0.50mi	4/1.5 (+1)	1,430 (+6%)	2mo	$143,000	$100	58
3710 Berkley Dr	0.38mi	3/2.0	1,543 (+14%)	2mo	$38,500	$25	57
3357 S Hull St	0.66mi	3/1.0	1,413 (+4%)	3mo	$46,000	$33	55
3908 Princeton Rd	0.60mi	3/1.5	1,453 (+8%)	3mo	$52,500	$36	55
3594 S Perry St	0.63mi	3/2.0	1,265 (-6%)	8mo	$40,000	$32	53
836 Wesley Dr	0.71mi	3/2.0	1,458 (+8%)	3mo	$125,000	$86	51
329 Tanglewood Dr	0.45mi	4/1.0 (+1)	1,523 (+13%)	8mo	$95,000	$62	43
1063 Druid Hills Dr	0.74mi	3/3.0	1,550 (+15%)	4mo	$61,000	$39	34

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 · 5.65% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.64×
• Total profit: $16,025
• Equity at exit: $13,345

10-year hold

• IRR: 25.9%
• Equity multiple: 3.54×
• Total profit: $63,696
• Equity at exit: $7,738

Cash invested: $25,060 (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 36116

• Home prices YoY: -9.7%
• Rents YoY: 5.7%
• Active inventory: 293
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$469
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $426

Break-even live

Break-even rent $717

Max offer price $89,500

Occupancy floor 61%

Sensitivity live

Price	-10% $476	-5% $451	+0% $426	+5% $400	+10% $375
Rent	-10% $326	-5% $376	+0% $426	+5% $475	+10% $525
Rate	-1.0pp $471	-0.5pp $448	base $426	+0.5pp $402	+1.0pp $379

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3445 Le Bron Rd Montgomery, AL	4.0	1.0	1100	$1,050	$0.95	22d	1	0.21mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	45d	1	0.23mi
3515 Norman Bridge Rd Unit A Montgomery, AL	2.0	1.0	1150	$1,150	$1.00	45d	1	0.23mi
3608 Wilmington Rd Montgomery, AL	3.0	1.0	1160	$950	$0.82	45d	1	0.30mi
3649 Princeton Rd Montgomery, AL	3.0	1.0	1266	$1,200	$0.95	22d	1	0.32mi
3737 Wesley Dr Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	45d	1	0.34mi
3708 Princeton Rd Montgomery, AL	2.0	2.0	1749	$900	$0.51	22d	1	0.36mi
3701 Wesley Dr Unit 3723 Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	0.38mi
3701 Wesley Dr Unit 3733 Montgomery, AL	3.0	1.0	1000	$1,280	$1.28	45d	1	0.38mi
3701 Wesley Dr Unit 3737 Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	45d	1	0.38mi
3709 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	0.38mi
3720 Stanley Dr Montgomery, AL	4.0	2.0	1719	$1,650	$0.96	22d	1	0.39mi
3723 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	0.41mi
3733 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	0.43mi
3735 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	0.43mi
3751 Wesley Dr Apt A Montgomery, AL	2.0	1.0	1034	$550	$0.53	45d	1	0.47mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	45d	1	0.49mi
3357 Lexington Rd Montgomery, AL	2.0	1.0	1200	$1,175	$0.98	15d	1	0.53mi
3544 Southmont Dr Montgomery, AL	4.0	1.5	1774	$1,300	$0.73	22d	1	0.55mi
3356 Audubon Rd Montgomery, AL	2.0	1.5	1340	$950	$0.71	45d	1	0.58mi
548 Winston Dr Montgomery, AL	2.0	2.5	1396	$1,000	$0.72	45d	1	0.62mi
1067 Roslyn Dr Montgomery, AL	4.0	2.0	1760	$1,125	$0.64	22d	1	0.67mi
3256 Montezuma Rd Montgomery, AL	3.0	2.0	1515	$1,450	$0.96	45d	1	0.68mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	22d	1	0.68mi
3235 Norman Bridge Rd Montgomery, AL	3.0	1.0	1873	$900	$0.48	45d	1	0.70mi
1114 Druid Hills Dr Montgomery, AL	3.0	1.0	1192	$1,250	$1.05	22d	1	0.85mi
3770 Maclamar Rd Montgomery, AL	3.0	1.0	1129	$950	$0.84	22d	1	0.85mi
906 E Fairview Ave Unit 902 Montgomery, AL	2.0	1.0	1100	$995	$0.90	22d	1	0.95mi
253 John Morris Ave Montgomery, AL	3.0	1.0	912	$950	$1.04	22d	1	0.97mi
139 Mount Vernon Dr Unit A Montgomery, AL	4.0	2.5	1700	$1,000	$0.59	45d	1	0.97mi
4148 Edgar D Nixon Ave Montgomery, AL	4.0	1.0	1208	$1,200	$0.99	45d	1	1.03mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	45d	1	1.07mi
1919 Norman Bridge Ct Unit 1043838P Montgomery, AL	4.0	3.0	1539	$4,108	$2.67	45d	1	1.08mi
428 Thorn Pl Montgomery, AL	2.0	1.0	1549	$1,450	$0.94	45d	1	1.08mi
2727 Boultier St Montgomery, AL	1.0–3.0	1.0–2.0	1070	$1,582	$1.48	15d	3	1.10mi
519 Thorn Pl Montgomery, AL	2.0	1.0	1632	$650	$0.40	22d	1	1.11mi
4342 Sunshine Dr Montgomery, AL	3.0	2.0	1323	$1,250	$0.94	15d	1	1.19mi
1355 Buckingham Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	15d	1	1.24mi
370 Collinwood Ave Montgomery, AL	3.0	1.0	1080	$1,000	$0.93	22d	1	1.28mi
1450 Crenshaw Pl S Montgomery, AL	3.0	2.0	1641	$1,775	$1.08	45d	1	1.29mi

Listing history 18 events

1. 2026-05-18
   status Pending
2. 2026-04-13
   historical Contingent
3. 2026-04-07
   price $89,500
4. 2026-02-26
   price $89,000
5. 2026-01-14
   price $106,000
6. 2025-10-03
   price $109,000
7. 2025-10-03
   price $108,001
8. 2025-08-25
   price $108,000
9. 2025-07-07
   listed $109,000 Active
10. 2021-02-12
    soldstatus $48,000
11. 2021-02-05
    soldstatus $48,000 106-char remark

    Show marketing remark (106 chars)

    FRESH PAINT, NEW CARPETS, UPDATED BATHS . .. .. POSSIBLE OWNER Financing $7500 down and payments of $750.

12. 2021-01-07
    listed $59,000 106-char remark

    Show marketing remark (106 chars)

    FRESH PAINT, NEW CARPETS, UPDATED BATHS . .. .. POSSIBLE OWNER Financing $7500 down and payments of $750.

13. 2016-08-10
    soldstatus $55,000 473-char remark

    Show marketing remark (473 chars)

    OWNER Financing Possible with a down payment! $5000 down and payments of $675 piti This spacious home has lots to offer large lot, close to dinning, shopping. Starting to update home NOW!!! Buy now and pick out paint colors, carpet appliances Buy & move in or purchase home for an investment! Property Management Company are already in place. Owner has MANY more homes available that are currently rented if you want more than one. Contact Listing Agent for the List.

14. 2016-01-04
    listed $49,900 473-char remark

    Show marketing remark (473 chars)

    OWNER Financing Possible with a down payment! $5000 down and payments of $675 piti This spacious home has lots to offer large lot, close to dinning, shopping. Starting to update home NOW!!! Buy now and pick out paint colors, carpet appliances Buy & move in or purchase home for an investment! Property Management Company are already in place. Owner has MANY more homes available that are currently rented if you want more than one. Contact Listing Agent for the List.

15. 2014-03-14
    soldstatus $57,500
16. 2012-10-01
    listed $69,900
17. 2010-02-04
    listed $78,000
18. 2008-12-04
    listed $78,000

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $721 · $60/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: $15,072
• − Mortgage interest: −$5,013
• − Property taxes: −$721
• − Insurance: −$448
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$2,604
• Taxable income: $3,875
• Est. tax owed @ 24.0%: −$930
• After-tax cash flow: $4,177/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): 45,250
• Household income: $55,160
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2786.0

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 (80%)
• Race & ethnicity: Black 80% White 12% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Korean 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: ▼ -16.31%
• Current HPI: 151.8598
• Rent YoY: ▲ 5.65%
• 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

+14.7% since first listed

18 events — show timeline

• 2026-05-18 Pending — MAAR
• 2026-04-13 Contingent — MAAR
• 2026-04-07 Price Changed $89,500 MAAR
• 2026-02-26 Price Changed $89,000 MAAR
• 2026-01-14 Price Changed $106,000 MAAR
• 2025-10-03 Price Changed $109,000 MAAR
• 2025-10-03 Price Changed $108,001 MAAR
• 2025-08-25 Price Changed $108,000 MAAR
• 2025-07-07 Listed $109,000 MAAR
• 2021-02-12 Sold (Public Records) $48,000 Public Records
• 2021-02-05 Sold (MLS) $48,000 MAAR
• 2021-01-07 Listed $59,000 MAAR
• 2016-08-10 Sold (MLS) $55,000 MAAR
• 2016-01-04 Listed $49,900 MAAR
• 2014-03-14 Sold (Public Records) $57,500 Public Records
• 2012-10-01 Listed $69,900 MAAR
• 2010-02-04 Listed $78,000 MAAR
• 2008-12-04 Listed $78,000 MAAR

Property tax history

+7.9%/yr

Latest (2025): $721 · -10.7% YoY. Source: county tax records.