2652 Fairmont Rd · Montgomery, AL 36111

$160,000

3 bd · 2.0 ba · 2,291 sqft · SingleFamily public records · 170 Days on market

Built 1955 0.45 ac lot $70/sqft · at area comps Est $156k · at est.

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Why this score? — see what drove the D+ 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 +21.7/30.0
• DSCR +6.9/10.0
• ARV discount +6.3/15.0
• 1% rule +4.7/10.0
• 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

Investors! Investors! Investors! And first time home buyers!!! This is definitely one you want to have in your portfolio. This very well kept/hard to come by charming 3 bedroom & 2 bathroom home, offering 2,291 sq ft of living space is a gem in the quiet, well-established neighborhood of Gay Meadows. With a little TLC this could be your forever home.

Key facts

• 0.45 acre lot
• Parking
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (3.4% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 110 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $1k of loan paydown is wiped out by about $5k 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 170 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $79k; list at $160k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 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 1955 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.58%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (median comp): $156,002
• List price: $160,000
• Delta: 2.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2746 Fairmont Rd	0.20mi	3/2.0	2,095 (-9%)	4mo	$165,000	$79	73
2722 Fairmont Rd	0.13mi	4/3.0 (+1)	2,125 (-7%)	1mo	$80,000	$38	72
2721 S Colonial Dr	0.32mi	3/3.0	2,464 (+8%)	2mo	$185,000	$75	67
2454 Hawthorn Dr	0.61mi	3/2.0	2,349 (+2%)	3mo	$329,500	$140	65
2554 Churchill Dr	0.46mi	4/2.0 (+1)	2,418 (+6%)	3mo	$225,000	$93	62
2484 Hawthorn Dr	0.58mi	3/2.5	2,495 (+9%)	4mo	$325,000	$130	53
3858 Antoinette Dr	0.62mi	4/2.0 (+1)	2,168 (-5%)	5mo	$125,000	$58	53
3469 Warrenton Rd	0.47mi	3/2.5	1,957 (-15%)	3mo	$265,000	$135	50
3918 Rouse Ridge Ct	0.60mi	4/2.0 (+1)	2,035 (-11%)	0mo	$197,900	$97	48
2801 Crawford St	0.55mi	4/3.0 (+1)	2,564 (+12%)	1mo	$260,000	$101	44
3849 Fieldcrest Dr	0.73mi	4/2.0 (+1)	2,083 (-9%)	3mo	$205,000	$98	43
3424 Sommerville Dr	0.73mi	4/2.0 (+1)	2,608 (+14%)	2mo	$249,900	$96	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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-10,328
• Equity at exit: $23,857

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $10,935
• Equity at exit: $13,834

Cash invested: $44,800 (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 36111

• Home prices YoY: -6.9%
• Active inventory: 110
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,545 high
• Mortgage (P&I): −$839
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $246

Break-even live

Break-even rent $1,234

Max offer price $160,000

Occupancy floor 79%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2656 Fisk Rd Montgomery, AL	4.0	2.0	1584	$1,400	$0.88	43d	1	0.06mi
2716 Ashlawn Dr Montgomery, AL	4.0	3.0	2829	$1,600	$0.57	21d	1	0.21mi
3001 Sutton Dr Montgomery, AL	3.0	3.0	2298	$1,750	$0.76	43d	1	0.26mi
3050 Bryn Mawr Rd Montgomery, AL	3.0	2.0	2290	$1,500	$0.66	43d	1	0.27mi
3050 Sutton Dr Montgomery, AL	2.0	2.0	1719	$1,450	$0.84	21d	1	0.33mi
2440 Price St Unit C Montgomery, AL	3.0	2.0	1800	$1,050	$0.58	43d	1	0.39mi
2198 Beverly Dr Montgomery, AL	4.0	2.5	2476	$1,495	$0.60	43d	1	0.74mi
3332 Allendale Pl Montgomery, AL	3.0	2.0	2741	$2,250	$0.82	13d	1	0.87mi
2724 Forsyth Ln Montgomery, AL	4.0	2.0	1794	$1,400	$0.78	43d	1	0.98mi
3252 Cheltenham Dr Montgomery, AL	3.0	2.0	1705	$1,200	$0.70	43d	1	1.01mi
2988 Old Farm Rd Montgomery, AL	3.0	2.5	2314	$1,900	$0.82	43d	1	1.16mi
2983 Old Farm Rd Montgomery, AL	3.0	2.0	2000	$1,725	$0.86	21d	1	1.16mi
2929 Canterbury Ct Unit 1043474P Montgomery, AL	4.0	2.5	2464	$2,667	$1.08	21d	1	1.18mi
3352 Ridgefield Dr Montgomery, AL	3.0	2.0	1932	$1,761	$0.91	21d	1	1.20mi
1437 Beaumont Dr Montgomery, AL	4.0	2.0	2029	$1,500	$0.74	43d	1	1.23mi
1434 E Audubon Rd Montgomery, AL	4.0	2.0	2237	$1,475	$0.66	43d	1	1.23mi
1814 Sylvan Dr Montgomery, AL	3.0	2.0	1785	$1,400	$0.78	21d	1	1.38mi
1067 Roslyn Dr Montgomery, AL	4.0	2.0	1760	$1,125	$0.64	21d	1	1.40mi
1355 Buckingham Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	13d	1	1.44mi

Listing history 23 events

1. 2026-06-18
   days on market $160,000 Active 170 DOM
2. 2026-06-17
   days on market $160,000 Active 169 DOM
3. 2026-06-16
   days on market $160,000 Active 168 DOM
4. 2026-06-15
   days on market $160,000 Active 167 DOM
5. 2026-06-14
   days on market $160,000 Active 165 DOM
6. 2026-06-13
   days on market $160,000 Active 164 DOM
7. 2026-06-10
   days on market $160,000 Active 162 DOM
8. 2026-06-09
   days on market $160,000 Active 161 DOM
9. 2026-06-08
   days on market $160,000 Active 160 DOM
10. 2026-06-07
    days on market $160,000 Active 159 DOM
11. 2026-06-03
    days on market $160,000 Active 157 DOM
12. 2026-06-02
    days on market $160,000 Active 156 DOM
13. 2026-06-01
    days on market $160,000 Active 155 DOM
14. 2026-05-31
    days on market $160,000 Active 154 DOM
15. 2026-05-30
    days on market $160,000 Active 153 DOM
16. 2025-12-03
    listed $160,000 Active 359-char remark

    Show marketing remark (359 chars)

    Investors! Investors! Investors! And first time home buyers!!! This is definitely one you want to have in your portfolio. This very well kept/hard to come by charming 3 bedroom & 2 bathroom home, offering 2,291 sq ft of living space is a gem in the quiet, well-established neighborhood of Gay Meadows. With a little TLC this could be your forever home.

17. 2016-03-25
    soldstatus $79,400 582-char remark

    Show marketing remark (582 chars)

    This wonderful home will steal your heart, without breaking your bank account! Boasting large rooms, you will find custom details throughout this elegant home. The updated kitchen overlooks the cozy yet spacious den/family room complete with a wall of built-in bookshelves and a real masonry fireplace. One of the three big bedrooms has a wonderful built-in desk and shelves, perfect for a teen OR a home office area. Main bedroom has lots of closets space, too! Covered loggia out back overlooks private and shady back yard. Located conveniently to shopping, dining, and schools.

18. 2016-03-25
    soldstatus $158,900

    Show marketing remark (582 chars)

    This wonderful home will steal your heart, without breaking your bank account! Boasting large rooms, you will find custom details throughout this elegant home. The updated kitchen overlooks the cozy yet spacious den/family room complete with a wall of built-in bookshelves and a real masonry fireplace. One of the three big bedrooms has a wonderful built-in desk and shelves, perfect for a teen OR a home office area. Main bedroom has lots of closets space, too! Covered loggia out back overlooks private and shady back yard. Located conveniently to shopping, dining, and schools.

19. 2016-03-25
    soldstatus $158,900

    Show marketing remark (582 chars)

    This wonderful home will steal your heart, without breaking your bank account! Boasting large rooms, you will find custom details throughout this elegant home. The updated kitchen overlooks the cozy yet spacious den/family room complete with a wall of built-in bookshelves and a real masonry fireplace. One of the three big bedrooms has a wonderful built-in desk and shelves, perfect for a teen OR a home office area. Main bedroom has lots of closets space, too! Covered loggia out back overlooks private and shady back yard. Located conveniently to shopping, dining, and schools.

20. 2015-07-02
    listed $87,500 582-char remark

    Show marketing remark (582 chars)

    This wonderful home will steal your heart, without breaking your bank account! Boasting large rooms, you will find custom details throughout this elegant home. The updated kitchen overlooks the cozy yet spacious den/family room complete with a wall of built-in bookshelves and a real masonry fireplace. One of the three big bedrooms has a wonderful built-in desk and shelves, perfect for a teen OR a home office area. Main bedroom has lots of closets space, too! Covered loggia out back overlooks private and shady back yard. Located conveniently to shopping, dining, and schools.

21. 2013-12-02
    listed $90,000
22. 2012-07-13
    listed $115,000
23. 2012-04-24
    listed $129,900

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $830 · $69/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: $18,543
• − Mortgage interest: −$8,962
• − Property taxes: −$830
• − Insurance: −$800
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$4,655
• Taxable income: $329
• Est. tax owed @ 24.0%: −$79
• After-tax cash flow: $2,871/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): 12,196

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 34% Asian 3% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Chinese 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: ▼ -11.63%
• Current HPI: 156.4412
• 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

+23.2% since first listed

8 events — show timeline

• 2025-12-03 Listed $160,000 MAAR
• 2016-03-25 Sold (Public Records) $158,900 Public Records
• 2016-03-25 Sold (Public Records) $158,900 Public Records
• 2016-03-25 Sold (MLS) $79,400 MAAR
• 2015-07-02 Listed $87,500 MAAR
• 2013-12-02 Listed $90,000 MAAR
• 2012-07-13 Listed $115,000 MAAR
• 2012-04-24 Listed $129,900 MAAR

Property tax history

+0.8%/yr

Latest (2025): $830 · +3.3% YoY. Source: county tax records.