3553 S Georgetown Dr · Montgomery, AL 36109

$140,000

3 bd · 1.0 ba · 1,674 sqft · SingleFamily public records · 67 Days on market

Built 1954 0.28 ac lot Est $157k · 11% under

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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 +24.7/30.0
• ARV discount +12.5/15.0
• DSCR +8.0/10.0
• 1% rule +5.1/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 3 bedroom, 2 bath home full of potential and ready for its next owner to make it their own! This home offers an abundance of living space, including a formal living room, dining room, and a comfortable den that opens to the kitchen, creating a great layout for everyday living and entertaining. The den features a beautiful stone fireplace and built-in bookshelves, adding warmth and character to the space. The spacious kitchen overlooks the den, making it easy to stay connected while cooking or hosting. The primary suite is generously sized and includes an attached bathroom that is in great condition with plenty of room for upgrades or personal touches if desired. The addition

Key facts

• Large backyard
• Patio area
• Detached storage

Tags

• STONE FIREPLACE
• BUILT-IN BOOKSHELVES
• LARGE BACKYARD
• PATIO AREA
• DETACHED STORAGE
• COVERED CARPORT PARKING

Property features AI

Exterior

• Parking: Attached carport; Driveway; 1-car carport
• Security: Fire alarm
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single-story; Brick construction; Slab foundation
• Construction: Brick exterior
• Exterior features: Fully fenced yard; Covered porch; Covered patio; Storage structure

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator; Range hood; Gas water heater
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air; Ceiling fans; Electric cooling
• Interior features: Blinds and window treatments; Storm door(s); Linen closet; Breakfast bar
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 (+2.6%/yr); 207 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $968 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 67 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 1.01% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $157,356
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3553 S Georgetown Dr	0.00mi	3/2.0	1,674 (0%)	0mo	$140,000	$84	96
3558 S Georgetown Dr	0.03mi	3/2.0	1,507 (-10%)	1mo	$142,000	$94	77
3481 Biltmore Ave	0.15mi	2/1.0 (-1)	1,448 (-14%)	1mo	$125,000	$86	65
302 Ware Hill Ct	0.57mi	3/2.0	1,589 (-5%)	1mo	$179,000	$113	60
3730 Woodhill Rd	0.64mi	3/2.0	1,600 (-4%)	0mo	$212,000	$133	58
3012 Pelzer Ave	0.59mi	3/2.0	1,790 (+7%)	0mo	$159,900	$89	57
3706 Princess Ann St	0.44mi	3/2.0	1,858 (+11%)	1mo	$185,000	$100	56
3820 Cedar Ave	0.70mi	3/2.0	1,755 (+5%)	0mo	$199,000	$113	55
3013 Biltmore Ave	0.54mi	3/2.0	1,870 (+12%)	0mo	$165,000	$88	51
713 Sweeten Creek Rd	0.61mi	3/2.0	1,836 (+10%)	1mo	$150,000	$82	51
119 Kent St	0.72mi	3/2.0	1,785 (+7%)	1mo	$135,000	$76	50
4021 Caldwell Ct	0.74mi	3/2.0	1,428 (-15%)	0mo	$185,000	$130	36

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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-4,610
• Equity at exit: $20,874

10-year hold

• IRR: 6.2%
• Equity multiple: 1.45×
• Total profit: $17,693
• Equity at exit: $12,105

Cash invested: $39,200 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 207
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$734
• Tax from tax record: −$29 /mo · $350/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $293

Break-even live

Break-even rent $1,040

Max offer price $140,000

Occupancy floor 74%

Sensitivity live

Price	-10% $372	-5% $332	+0% $293	+5% $253	+10% $213
Rent	-10% $181	-5% $237	+0% $293	+5% $348	+10% $404
Rate	-1.0pp $363	-0.5pp $328	base $293	+0.5pp $256	+1.0pp $219

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3462 Biltmore Ave Montgomery, AL	3.0	2.0	1685	$1,225	$0.73	22d	1	0.13mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	14d	1	0.24mi
804 Hillman St Montgomery, AL	3.0	2.0	1356	$1,295	$0.96	22d	1	0.36mi
804 Hillman St Montgomery, AL	3.0	2.0	1370	$1,295	$0.95	14d	1	0.36mi
3737 Dalraida Pkwy Montgomery, AL	3.0	1.0	1618	$1,150	$0.71	44d	1	0.38mi
3105 Pelzer Ave Montgomery, AL	4.0	2.0	1605	$1,425	$0.89	44d	1	0.40mi
3614 Princess Ann St Montgomery, AL	4.0	2.0	1928	$1,581	$0.82	14d	1	0.41mi
3760 Dalraida Pkwy Montgomery, AL	4.0	2.5	1900	$1,850	$0.97	44d	1	0.43mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	44d	1	0.46mi
167 E Salem Dr Montgomery, AL	3.0	2.0	1700	$1,050	$0.62	44d	1	0.49mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	14d	1	0.50mi
1007 Highpoint Rd Montgomery, AL	4.0	2.0	2089	$1,581	$0.76	14d	1	0.53mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	14d	1	0.55mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	44d	1	0.55mi
3806 Marie Cook Dr Montgomery, AL	3.0	2.0	1791	$1,675	$0.94	14d	1	0.58mi
740 Coliseum Blvd Unit 740A Montgomery, AL	2.0	1.0	1100	$895	$0.81	14d	1	0.65mi
3801 Cedar Ave Montgomery, AL	3.0	2.0	1818	$1,681	$0.92	22d	1	0.67mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	44d	1	0.71mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	22d	1	0.73mi
4056 Wares Ferry Rd Montgomery, AL	3.0	2.0	1800	$1,500	$0.83	14d	1	0.74mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	44d	1	0.75mi
3944 Johnstown Dr Montgomery, AL	3.0	2.0	1912	$1,275	$0.67	44d	1	0.77mi
1201 Dalraida Rd Montgomery, AL	3.0	2.0	1673	$1,625	$0.97	44d	1	0.78mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	44d	1	0.81mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	14d	1	0.82mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	44d	1	0.85mi
2822 Sumter Ave Montgomery, AL	3.0	2.5	1617	$1,300	$0.80	22d	1	0.88mi
2814 Ashley Ave Montgomery, AL	3.0	2.0	1683	$1,350	$0.80	14d	1	0.88mi
942 Parkwood Ct Montgomery, AL	4.0	2.0	1752	$1,299	$0.74	14d	1	0.91mi
19 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	2022	$795	$0.39	44d	1	0.92mi
1024 Grenada Dr Montgomery, AL	3.0	1.0	1144	$1,125	$0.98	44d	1	0.93mi
2769 Pelzer Ave Montgomery, AL	3.0	2.0	1608	$1,325	$0.82	44d	1	0.97mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	22d	1	0.99mi
401 Ridgewood Ln Montgomery, AL	3.0	2.0	1513	$1,195	$0.79	22d	1	1.01mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	22d	1	1.02mi
3692 Fairfield Dr Montgomery, AL	3.0	2.0	1524	$1,400	$0.92	22d	1	1.07mi
18 Oak Forest Dr Montgomery, AL	3.0	2.0	1580	$1,050	$0.66	22d	1	1.08mi
7 Bradley Dr Montgomery, AL	3.0	2.0	1529	$1,500	$0.98	14d	1	1.10mi
3309 Hillcrest Ln Unit 1043908P Montgomery, AL	4.0	2.0	1625	$2,885	$1.78	22d	1	1.11mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	22d	1	1.12mi

Listing history 4 events

1. 2026-05-17
   status Pending
2. 2026-04-11
   historical Contingent
3. 2026-03-11
   listed $140,000 Active
4. 2002-07-27
   listed $105,000

ⓘ 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: $350 · $29/mo
• Projected year-2 tax: $574 · $48/mo
• Expected delta: +$224/yr (+$19/mo · 64.0%)

ⓘ 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 ≥107°F today · 19 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: $16,927
• − Mortgage interest: −$7,842
• − Property taxes: −$350
• − Insurance: −$700
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$4,073
• Taxable income: $1,253
• Est. tax owed @ 24.0%: −$301
• After-tax cash flow: $3,211/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): 23,581
• Household income: $59,193
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1039.0

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 0.60)
• Race & ethnicity: White 49% Black 39% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -37.64%
• Current HPI: 149.3867
• Rent YoY: ▲ 2.65%
• 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

+33.3% since first listed

4 events — show timeline

• 2026-05-17 Pending — MAAR
• 2026-04-11 Contingent — MAAR
• 2026-03-11 Listed $140,000 MAAR
• 2002-07-27 Listed $105,000 MAAR