5813 Hyde Park Dr · Montgomery, AL 36117

$82,000

3 bd · 2.0 ba · 1,107 sqft · SingleFamily public records · 17 Days on market

Built 1980 9,583 sqft lot Est $127k · 36% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

SECURITY SYSTEM!! CODE IN LOCK BOX!!! SUPER CONDITION-NEW A/C COMPRESSOR MAY REQUIRE FLOOD INS-ALL NEW APPLIANCES READY TO SELL-CALL FIRST

Key facts

• Large front yard
• Large backyard
• Ac heating unit

Tags

• WATER HEATER REPLACED
• AC HEATING UNIT
• LARGE FRONT YARD
• LARGE BACKYARD
• ACROSS FROM COMMUNITY PARK

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Brick construction; Slab foundation
• Construction: Brick exterior; Built in public-records year; Slab foundation
• Exterior features: Fully fenced yard; Covered porch; Patio

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.6% 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 (+3.0%/yr); 407 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $567 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 + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y 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

• 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 $80,770 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.76% ✓
• Cap rate: 15.63%
• Cash-on-cash: 33.35%
• DSCR: 2.48
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $127,305
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 N Burbank Dr	0.30mi	3/2.0	1,111 (+0%)	4mo	$142,500	$128	83
1320 Dunbarton Rd	0.41mi	3/2.0	1,084 (-2%)	10mo	$144,000	$133	70
6439 Yates Ct	0.59mi	3/2.0	1,120 (+1%)	2mo	$72,500	$65	69
5805 Acacia Ct	0.19mi	3/2.0	1,228 (+11%)	7mo	$115,000	$94	67
6459 Pinebrook Dr	0.61mi	3/2.0	1,144 (+3%)	1mo	$130,750	$114	66
728 Amity Ln	0.25mi	4/2.0 (+1)	1,218 (+10%)	2mo	$140,500	$115	65
6119 Hinchcliff Rd	0.46mi	3/2.0	1,170 (+6%)	7mo	$150,000	$128	63
944 David Dr	0.58mi	3/2.0	1,074 (-3%)	6mo	$122,500	$114	63
6382 Pinebrook Dr	0.70mi	3/2.0	1,144 (+3%)	4mo	$131,500	$115	58
5736 Roxboro Dr	0.41mi	3/2.0	1,215 (+10%)	9mo	$148,000	$122	57
426 Stroll Dr	0.51mi	3/1.5	1,226 (+11%)	4mo	$137,500	$112	53
329 Sultan Ct	0.64mi	3/1.5	1,260 (+14%)	10mo	$128,500	$102	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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 2.19×
• Total profit: $27,326
• Equity at exit: $12,226

10-year hold

• IRR: 36.0%
• Equity multiple: 4.31×
• Total profit: $76,006
• Equity at exit: $7,090

Cash invested: $22,960 (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 36117

• Home prices YoY: -20.0%
• Rents YoY: 3.0%
• Active inventory: 407
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,447 high
• Mortgage (P&I): −$430
• Tax from tax record: −$41 /mo · $489/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $638

Break-even live

Break-even rent $639

Max offer price $82,000

Occupancy floor 51%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
760 N Burbank Dr Montgomery, AL	3.0	2.0	1102	$1,400	$1.27	43d	1	0.12mi
728 Amity Ln Montgomery, AL	4.0	2.0	1218	$1,700	$1.40	13d	1	0.27mi
6265 Wares Ferry Rd Montgomery, AL	3.0	2.0	1336	$1,600	$1.20	13d	1	0.40mi
457 Mulligan Dr Montgomery, AL	3.0	2.0	1344	$1,335	$0.99	43d	1	0.49mi
706 Placid Dr Montgomery, AL	3.0	1.5	1120	$1,400	$1.25	13d	1	0.49mi
5735 Sweet Meadow Dr Montgomery, AL	3.0	2.0	1413	$1,525	$1.08	43d	1	0.50mi
438 Mulligan Dr Montgomery, AL	4.0	2.0	1232	$1,500	$1.22	43d	1	0.53mi
523 Placid Dr Montgomery, AL	3.0	2.0	1122	$1,195	$1.07	43d	1	0.55mi
428 Fieldbrook Dr Montgomery, AL	3.0	1.5	1440	$995	$0.69	21d	1	0.61mi
6411 Pinebrook Dr Montgomery, AL	3.0	1.5	1120	$1,095	$0.98	43d	1	0.63mi
241 Kroy Dr Montgomery, AL	4.0	2.0	1450	$1,195	$0.82	43d	1	0.77mi
6320 Burbank Crossing Loop Montgomery, AL	3.0	2.0	1238	$1,600	$1.29	43d	1	0.79mi
6265 Nature Dr Montgomery, AL	3.0	2.0	1400	$1,050	$0.75	13d	1	0.88mi
516 Lawndale Ln Montgomery, AL	3.0	1.0	1125	$1,150	$1.02	43d	1	0.90mi
535 Lawndale Ln Montgomery, AL	4.0	1.5	1260	$1,100	$0.87	13d	1	0.93mi
6121 Boardwalk Blvd Montgomery, AL	3.0	2.0	1155	$1,075	$0.93	21d	1	1.00mi
6121 Boardwalk Blvd Montgomery, AL	1.0–3.0	1.0–2.0	877	$1,075	$1.23	13d	4	1.00mi
633 Groveland Dr Montgomery, AL	3.0	2.0	1424	$1,200	$0.84	43d	1	1.03mi
538 Hollow Wood Rd Montgomery, AL	2.0	2.0	1053	$1,100	$1.04	43d	1	1.16mi
4732 Retreat Rd Montgomery, AL	2.0	2.0	1034	$995	$0.96	21d	1	1.18mi
6637 Ridgeview Cir Montgomery, AL	3.0	2.5	1458	$1,700	$1.17	21d	1	1.26mi
564 Glade Park Loop Unit 1043856P Montgomery, AL	4.0	2.0	1496	$2,736	$1.83	13d	1	1.27mi
185 Eastdale Rd S Montgomery, AL	1.0–2.0	1.0–2.0	846	$1,100	$1.30	21d	4	1.35mi
101 S Burbank Dr Montgomery, AL	1.0–2.0	1.0–1.5	850	$997	$1.17	13d	5	1.35mi
203 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.0	931	$1,290	$1.39	13d	13	1.43mi
5926 Carmel Dr Montgomery, AL	3.0	2.0	1158	$1,200	$1.04	43d	1	1.46mi
5918 Carmel Dr Montgomery, AL	2.0	2.0	1026	$1,100	$1.07	43d	1	1.46mi
529 Mitylene Dr Montgomery, AL	3.0	2.0	1463	$1,550	$1.06	21d	1	1.47mi

Listing history 13 events

1. 2026-06-18
   days on market $82,000 Active 17 DOM
2. 2026-06-17
   days on market $82,000 Active 16 DOM
3. 2026-06-16
   days on market $82,000 Active 15 DOM
4. 2026-06-15
   days on market $82,000 Active 14 DOM
5. 2026-06-14
   days on market $82,000 Active 12 DOM
6. 2026-06-13
   days on market $82,000 Active 11 DOM
7. 2026-06-10
   days on market $82,000 Active 9 DOM
8. 2026-06-09
   days on market $82,000 Active 8 DOM
9. 2026-06-08
   days on market $82,000 Active 7 DOM
10. 2026-06-07
    days on market $82,000 Active 6 DOM
11. 2026-06-03
    days on market $82,000 Active 2 DOM
12. 2026-06-02
    remarks 582-char remark
13. 2026-06-02
    listed $82,000 Active 1 DOM

ⓘ 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: $489 · $41/mo
• Projected year-2 tax: $489 · $41/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 4/10 Moderate
• 🌡 Heat 8/10 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,363
• − Mortgage interest: −$4,593
• − Property taxes: −$489
• − Insurance: −$410
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$2,385
• Taxable income: $6,708
• Est. tax owed @ 24.0%: −$1,610
• After-tax cash flow: $6,048/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): 53,172
• Household income: $74,720
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1742.0

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: Black 53% White 34% Asian 8% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 9% · South Korea, Canada, China
• Languages at home: 90% English-only · Korean 4% Spanish 3% Other Indo-European 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: ▼ -37.24%
• Current HPI: 148.7728
• Rent YoY: ▲ 2.99%
• 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

+19.7% since first listed

4 events — show timeline

• 2026-06-01 Listed $82,000 MAAR
• 2007-05-07 Sold (Public Records) $166,000 Public Records
• 2000-05-31 Sold (MLS) $76,500 MAAR
• 1999-01-27 Listed $68,500 MAAR

Property tax history

+7.6%/yr

Latest (2025): $489 · +2.4% YoY. Source: county tax records.