227 Kingswood Rd · Montgomery, AL 36108

$74,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 16 Days on market

Built 1967 Est $94k · 20% under

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Why this score? — see what drove the A- 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
• Appreciation +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Nicely remodeled home in English Village. New carpet and new paint. Comes with a refrigerator. Great for a first time home buyer or great investment property potential. MOVE IN READY! Also qualifies for 100% financing. Schedule your personal showing today.

Key facts

• 2 parking spots
• Built 1967
• Listed 15 days

Property features AI

Exterior

• Parking: Detached carport; 2 carport spaces; Driveway
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-story home; Brick construction; Slab foundation; Year built per public records
• Construction: Brick exterior; Slab foundation
• Exterior features: Partial fencing; Patio; Storage structure; Mature trees; City lot in a subdivision; Lot dimensions approximately 70 x 145

Interior

• Kitchen: Electric range; Refrigerator; Eat-in kitchen
• Bedrooms: Two bedrooms on the first floor
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Family room on the first floor; Eat-in kitchen on the first floor; Laundry room on the first floor; Carpet, tile, and vinyl flooring
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: 65 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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

• In year one you build about $3k of equity ($518 loan paydown + $2k appreciation (2.7% local appreciation)).
• Montgomery County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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.
• Current owner paid $30k; list at $75k implies a 146% gain — meaningful room to come down on a strong offer.

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 $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.67% ✓
• Cap rate: 14.30%
• Cash-on-cash: 28.58%
• DSCR: 2.27
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $93,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Kingswood Rd	0.10mi	3/1.0	1,014 (-2%)	7mo	$38,000	$37	85
439 Upton Rd	0.28mi	3/1.0	1,040 (0%)	22mo	$68,000	$65	69
317 Southlawn Dr	0.29mi	3/2.0	1,048 (+1%)	17mo	$79,900	$76	67
5118 Greensboro Dr	0.45mi	3/1.0	1,080 (+4%)	10mo	$80,000	$74	64
5102 Nancy Ct	0.41mi	3/1.5	975 (-6%)	8mo	$100,000	$103	62
5268 Greensboro Dr	0.39mi	3/1.5	1,000 (-4%)	19mo	$90,000	$90	58
238 Winderton Dr	0.16mi	3/2.0	1,196 (+15%)	12mo	$80,000	$67	54
405 Southlawn Dr	0.40mi	3/1.5	1,100 (+6%)	20mo	$62,350	$57	53
5204 Patricia Ln	0.54mi	3/1.5	960 (-8%)	10mo	$110,000	$115	52
700 Southlawn Dr	0.69mi	3/2.0	1,134 (+9%)	2mo	$109,000	$96	48
322 Upton Dr	0.11mi	2/2.0 (-1)	1,189 (+14%)	18mo	$122,000	$103	46
631 Green Leaf Dr	0.54mi	3/2.0	1,170 (+12%)	9mo	$119,000	$102	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.0%
• Equity multiple: 2.89×
• Total profit: $39,680
• Equity at exit: $32,448

10-year hold

• IRR: 34.5%
• Equity multiple: 5.68×
• Total profit: $98,136
• Equity at exit: $49,070

Cash invested: $20,972 (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 36108

• Home prices YoY: 2.9%
• Active inventory: 65
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,247 high
• Mortgage (P&I): −$393
• Tax from tax record: −$62 /mo · $742/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $500

Break-even live

Break-even rent $615

Max offer price $74,900

Occupancy floor 55%

Sensitivity live

Price	-10% $542	-5% $521	+0% $500	+5% $478	+10% $457
Rent	-10% $401	-5% $450	+0% $500	+5% $549	+10% $598
Rate	-1.0pp $537	-0.5pp $519	base $500	+0.5pp $480	+1.0pp $460

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5002 Greensboro Ct Montgomery, AL	3.0	1.5	1100	$1,195	$1.09	45d	1	0.34mi
350 Southlawn Dr Montgomery, AL	4.0	2.0	1332	$1,400	$1.05	15d	1	0.40mi
350 Southlawn Dr Montgomery, AL	4.0	2.0	1332	$1,400	$1.05	45d	1	0.40mi
5125 E Linda Cir Montgomery, AL	4.0	2.0	1497	$1,450	$0.97	45d	1	0.47mi
5190 Greensboro Dr Montgomery, AL	3.0	1.5	1220	$895	$0.73	22d	1	0.49mi
5154 Greensboro Dr Montgomery, AL	3.0	1.5	1430	$1,250	$0.87	45d	1	0.50mi
636 Green Leaf Dr Montgomery, AL	4.0	2.0	1365	$1,350	$0.99	22d	1	0.57mi
5101 Levenson Rd Montgomery, AL	3.0	2.0	1182	$1,000	$0.85	45d	1	0.79mi

Listing history 12 events

1. 2026-06-21
   days on market $74,900 Active 16 DOM
2. 2026-06-18
   days on market $74,900 Active 13 DOM
3. 2026-06-17
   days on market $74,900 Active 12 DOM
4. 2026-06-16
   days on market $74,900 Active 11 DOM
5. 2026-06-15
   days on market $74,900 Active 10 DOM
6. 2026-06-14
   days on market $74,900 Active 8 DOM
7. 2026-06-13
   days on market $74,900 Active 7 DOM
8. 2026-06-10
   days on market $74,900 Active 5 DOM
9. 2026-06-09
   days on market $74,900 Active 4 DOM
10. 2026-06-08
    days on market $74,900 Active 3 DOM
11. 2026-06-07
    remarks 88-char remark
12. 2026-06-07
    listed $74,900 Active 2 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: $742 · $62/mo
• Projected year-2 tax: $742 · $62/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 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: $14,967
• − Mortgage interest: −$4,196
• − Property taxes: −$742
• − Insurance: −$374
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$2,179
• Taxable income: $5,081
• Est. tax owed @ 24.0%: −$1,220
• After-tax cash flow: $4,775/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
• City population: 175,913
• Population (ZIP): 15,549

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 (82%)
• Race & ethnicity: Black 82% White 10% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% 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: ▲ 2.71%
• Current HPI: 95.2405
• Rent YoY: —
• Metro: —
• 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

+114.0% since first listed

5 events — show timeline

• 2026-06-05 Listed $74,900 MAAR
• 2017-04-14 Sold (Public Records) $30,500 Public Records
• 2017-04-14 Sold (MLS) $30,500 MAAR
• 2017-01-12 Listed $34,995 MAAR
• 2015-11-09 Listed $34,995 MAAR

Property tax history

+14.3%/yr

Latest (2025): $742 · +7.6% YoY. Source: county tax records.