3269 S Perry St · Montgomery, AL 36105

$60,000

4 bd · 3.0 ba · 2,018 sqft · SingleFamily public records · 224 Days on market

Built 1942 0.33 ac lot $30/sqft · 36% below area

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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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow, what an opportunity to renovate this fabulous home. Major Fixer home located on the edges of Edgemont neighborhood, with enough space to share with loved ones. Garage, shop, with charm intact, nestled on a large treed lot. The opportunities abound with the right vision. Location offers quick access to all amenities and recreational living. Build out your own home the way you want to in the heart of Montgomery. Don't miss this, call today!

Key facts

• Large treed lot
• 0.33 acre lot
• 2 garage spots

Tags

• EDGEMONT NEIGHBORHOOD
• LARGE TREED LOT
• QUICK ACCESS TO AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.7% 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: 79 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 43% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $60k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 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 1942 — 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: 2.47% ✓
• Cap rate: 21.73%
• Cash-on-cash: 55.14%
• DSCR: 3.45
• GRM: 3.4

CMA / ARV

• ARV (median comp): $165,736
• List price: $60,000
• Delta: -63.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3357 Wilmington Rd	0.36mi	3/2.0 (-1)	2,064 (+2%)	2mo	$165,000	$80	69
3126 Gilmer Ave	0.17mi	3/2.0 (-1)	2,130 (+6%)	7mo	$39,900	$19	68
3155 Wilmington Rd	0.34mi	3/2.0 (-1)	1,937 (-4%)	6mo	$148,000	$76	64
3455 Wellington Rd	0.61mi	4/2.0	2,038 (+1%)	3mo	$100,000	$49	63
25 Arlington Rd	0.22mi	3/2.0 (-1)	2,231 (+11%)	0mo	$57,500	$26	63
3134 S Hull St	0.24mi	3/2.0 (-1)	1,830 (-9%)	2mo	$115,000	$63	62
114 Stuart St	0.50mi	4/2.0	1,726 (-14%)	5mo	$115,000	$67	44
3370 Lexington Rd	0.47mi	3/2.0 (-1)	2,265 (+12%)	6mo	$238,900	$105	44
1908 Norman Bridge Ct	0.53mi	3/2.0 (-1)	1,762 (-13%)	2mo	$129,000	$73	43
3469 Wellington Rd	0.61mi	3/2.0 (-1)	1,782 (-12%)	3mo	$49,900	$28	41
3417 Wellington Rd	0.59mi	3/2.0 (-1)	1,722 (-15%)	1mo	$100,000	$58	38
3524 S Perry St	0.55mi	3/2.0 (-1)	2,314 (+15%)	7mo	$79,900	$35	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.4%
• Equity multiple: 3.35×
• Total profit: $39,458
• Equity at exit: $8,946

10-year hold

• IRR: 58.6%
• Equity multiple: 6.82×
• Total profit: $97,724
• Equity at exit: $5,188

Cash invested: $16,800 (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 36105

• Home prices YoY: -32.6%
• Active inventory: 79
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$315
• Tax from tax record: −$61 /mo · $728/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $772

Break-even live

Break-even rent $507

Max offer price $60,000

Occupancy floor 43%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
139 Mount Vernon Dr Unit A Montgomery, AL	4.0	2.5	1700	$1,000	$0.59	43d	1	0.12mi
3304 Gilmer Ave Montgomery, AL	4.0	2.0	2009	$1,400	$0.70	21d	1	0.13mi
3235 Norman Bridge Rd Montgomery, AL	3.0	1.0	1873	$900	$0.48	43d	1	0.39mi
1919 Norman Bridge Ct Unit 1043838P Montgomery, AL	4.0	3.0	1539	$4,108	$2.67	43d	1	0.47mi
3544 Southmont Dr Montgomery, AL	4.0	1.5	1774	$1,300	$0.73	21d	1	0.61mi
3256 Montezuma Rd Montgomery, AL	3.0	2.0	1515	$1,450	$0.96	43d	1	0.61mi
3485 Wellington Rd Montgomery, AL	3.0	2.0	2437	$1,395	$0.57	21d	1	0.62mi
334 Felder Ave Montgomery, AL	3.0	2.0	2223	$2,395	$1.08	43d	1	0.65mi
1259 S Lawrence St Montgomery, AL	3.0	1.0	1728	$1,300	$0.75	43d	1	0.82mi
3543 Berkley Dr Montgomery, AL	4.0	2.0	2067	$1,575	$0.76	13d	1	0.90mi
3616 Gaston Ave Montgomery, AL	4.0	2.0	1629	$1,300	$0.80	43d	1	0.91mi
3556 Princeton Rd Montgomery, AL	4.0	2.0	2718	$1,200	$0.44	21d	1	1.04mi
22 W Cromwell St Montgomery, AL	4.0	2.0	1645	$1,350	$0.82	21d	1	1.05mi
3963 S Court St Montgomery, AL	5.0	2.0	2000	$1,840	$0.92	43d	1	1.06mi
3510 Bankhead Ave Montgomery, AL	3.0	3.0	2210	$2,250	$1.02	43d	1	1.09mi
1121 Felder Ave Unit 1043909P Montgomery, AL	4.0	2.5	2647	$3,152	$1.19	21d	1	1.19mi
1355 Magnolia Curv Montgomery, AL	3.0	3.0	2260	$1,800	$0.80	13d	1	1.26mi
3720 Stanley Dr Montgomery, AL	4.0	2.0	1719	$1,650	$0.96	21d	1	1.26mi
3902 Wesley Dr Montgomery, AL	5.0	2.0	1689	$1,595	$0.94	21d	1	1.38mi
1425 Blairwood Montgomery, AL	3.0	2.0	1700	$1,850	$1.09	13d	1	1.40mi
1450 Crenshaw Pl S Montgomery, AL	3.0	2.0	1641	$1,775	$1.08	43d	1	1.40mi
2043 Hazel Hedge Ln Montgomery, AL	4.0	3.0	2001	$1,650	$0.82	13d	1	1.46mi
1388 Adrian Ln Montgomery, AL	5.0	2.0	1701	$1,600	$0.94	13d	1	1.50mi

Listing history 31 events

1. 2026-06-18
   days on market $60,000 Active 224 DOM
2. 2026-06-17
   days on market $60,000 Active 223 DOM
3. 2026-06-16
   days on market $60,000 Active 222 DOM
4. 2026-06-15
   days on market $60,000 Active 221 DOM
5. 2026-06-14
   days on market $60,000 Active 219 DOM
6. 2026-06-13
   days on market $60,000 Active 218 DOM
7. 2026-06-10
   days on market $60,000 Active 216 DOM
8. 2026-06-09
   days on market $60,000 Active 215 DOM
9. 2026-06-08
   days on market $60,000 Active 214 DOM
10. 2026-06-07
    days on market $60,000 Active 213 DOM
11. 2026-06-03
    days on market $60,000 Active 209 DOM
12. 2026-06-02
    days on market $60,000 Active 208 DOM
13. 2026-06-01
    days on market $60,000 Active 207 DOM
14. 2026-05-31
    days on market $60,000 Active 206 DOM
15. 2026-05-30
    days on market $60,000 Active 205 DOM
16. 2026-02-13
    price $60,000 447-char remark

    Show marketing remark (447 chars)

    Wow, what an opportunity to renovate this fabulous home. Major Fixer home located on the edges of Edgemont neighborhood, with enough space to share with loved ones. Garage, shop, with charm intact, nestled on a large treed lot. The opportunities abound with the right vision. Location offers quick access to all amenities and recreational living. Build out your own home the way you want to in the heart of Montgomery. Don't miss this, call today!

17. 2025-11-05
    listed $65,000 Active 447-char remark

    Show marketing remark (447 chars)

    Wow, what an opportunity to renovate this fabulous home. Major Fixer home located on the edges of Edgemont neighborhood, with enough space to share with loved ones. Garage, shop, with charm intact, nestled on a large treed lot. The opportunities abound with the right vision. Location offers quick access to all amenities and recreational living. Build out your own home the way you want to in the heart of Montgomery. Don't miss this, call today!

18. 2025-05-01
    status Active
19. 2025-04-02
    status Active
20. 2025-02-23
    historical Contingent
21. 2024-11-22
    listed $65,000 Active
22. 2024-05-22
    status Active
23. 2024-05-16
    historical Contingent
24. 2024-05-03
    listed $73,800 Active
25. 2020-11-16
    listed $59,000
26. 2019-05-24
    soldstatus $25,000
27. 2019-01-15
    listed $35,000
28. 2011-01-12
    listed $83,500
29. 2006-10-16
    soldstatus $185,250
30. 2006-04-05
    soldstatus $54,000
31. 2005-09-06
    listed $56,905

ⓘ 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: $728 · $61/mo
• Projected year-2 tax: $728 · $61/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: $17,807
• − Mortgage interest: −$3,361
• − Property taxes: −$728
• − Insurance: −$300
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$1,745
• Taxable income: $8,823
• Est. tax owed @ 24.0%: −$2,118
• After-tax cash flow: $7,146/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): 9,207
• Household income: $41,486
• Rent vs Own: 39.9% rent · 60.1% own
• Severe rent burden: 679.0

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 (83%)
• Race & ethnicity: Black 83% White 12% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -31.17%
• Current HPI: 64.4673
• Rent YoY: —
• 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

+5.4% since first listed

16 events — show timeline

• 2026-02-13 Price Changed $60,000 Greater Alabama MLS
• 2025-11-05 Listed $65,000 Greater Alabama MLS
• 2025-05-01 Relisted — MAAR
• 2025-04-02 Relisted — MAAR
• 2025-02-23 Contingent — MAAR
• 2024-11-22 Listed $65,000 MAAR
• 2024-05-22 Relisted — MAAR
• 2024-05-16 Contingent — MAAR
• 2024-05-03 Listed $73,800 MAAR
• 2020-11-16 Listed $59,000 MAAR
• 2019-05-24 Sold (MLS) $25,000 MAAR
• 2019-01-15 Listed $35,000 MAAR
• 2011-01-12 Listed $83,500 MAAR
• 2006-10-16 Sold (Public Records) $185,250 Public Records
• 2006-04-05 Sold (MLS) $54,000 MAAR
• 2005-09-06 Listed $56,905 MAAR

Property tax history

+5.2%/yr

Latest (2025): $728 · -18.8% YoY. Source: county tax records.