4127 Edgar D Nixon Ave · Montgomery, AL 36105

$16,000

4 bd · 1.0 ba · 1,375 sqft · SingleFamily public records · 3 Days on market

Built 1949 7,840 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investors Special. 4 bedroom 1 bath 1375 square feet home with a lot of potential. This fixer upper is ready for a new look. Location offers quick access to all amenities. Perfect for investor or handymen that are open to renovating. This is a tax deed property which will be conveyed quit claim deed. Sold as is.

Key facts

• Tax deed property
• Sold as is
• Fixer upper

Tags

• QUICK ACCESS TO ALL AMENITIES
• FIXER UPPER
• TAX DEED PROPERTY
• SOLD AS IS

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service (unspecified); Utilities: Unknown (status unspecified)
• Home design: Single-story; Vinyl siding; Slab foundation
• Construction: Vinyl siding construction; Built (year per public records)
• Exterior features: Porch; City lot with approximate dimensions 100 x 124

Interior

• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: Tile flooring; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $16k.

Deal economics

• At list price, monthly cash flow is $933 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $16k).
• Cap rate 76.3% 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: employment D, crime F, amenities D-.
• 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.
• Zoned schools: Davis Elementary School (math 2% / reading 12%, grade F, #601 of 627 statewide, top 98%, 509 students, 97% FRL, charter); Bellingrath Middle School (math 0% / reading 12%, grade F, #252 of 257 statewide, top 98%, 607 students, 96% FRL, charter); Lanier Senior High School (math 2% / reading 12%, grade F, #265 of 305 statewide, top 89%, 798 students, 94% FRL) — zoned schools average 95% FRL vs 70% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 7% at this address vs 20% district-wide (-13 pts) — the specific schools serving this property underperform the Montgomery County average; the district grade overstates school quality for this exact location.
• Market conditions: 79 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 38% 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 $111 of loan paydown is wiped out by about $480 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $16,000

Questions for the listing agent

1. Built in 1949 — 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. 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?
5. 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.
6. 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.
7. 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: 8.12% ✓
• Cap rate: 76.25%
• Cash-on-cash: 249.85%
• DSCR: 12.12
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $50,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Clover Hill Dr	0.34mi	3/1.0 (-1)	1,376 (+0%)	10mo	$15,000	$11	71
4016 Berwick Dr	0.68mi	4/1.5	1,380 (+0%)	10mo	$51,000	$37	57
238 Burgwyn Rd	0.47mi	3/1.0 (-1)	1,270 (-8%)	9mo	$84,000	$66	53
711 Iris Ln	0.48mi	3/1.5 (-1)	1,316 (-4%)	13mo	$78,000	$59	53
410 E Patton Ave	0.69mi	3/1.0 (-1)	1,377 (+0%)	13mo	$74,200	$54	52
39 W Fleming Rd	0.72mi	3/1.0 (-1)	1,349 (-2%)	9mo	$40,000	$30	51
3594 S Perry St	0.45mi	3/2.0 (-1)	1,265 (-8%)	8mo	$40,000	$32	50
329 Tanglewood Dr	0.60mi	4/1.0	1,523 (+11%)	8mo	$95,000	$62	48
3532 Gilmer Ave	0.68mi	3/2.0 (-1)	1,318 (-4%)	13mo	$40,000	$30	42
3617 Wilmington Rd	0.72mi	3/1.0 (-1)	1,233 (-10%)	11mo	$10,000	$8	36
418 E Delano Ave	0.74mi	3/2.0 (-1)	1,500 (+9%)	11mo	$10,000	$7	32
901 National St	0.69mi	3/2.0 (-1)	1,554 (+13%)	15mo	$102,000	$66	25

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: —
• Equity multiple: 13.68×
• Total profit: $56,826
• Equity at exit: $2,386

10-year hold

• IRR: —
• Equity multiple: 29.13×
• Total profit: $126,020
• Equity at exit: $1,383

Cash invested: $4,480 (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: 1.0×

Monthly cashflow live

• Estimated rent: $1,299 high
• Mortgage (P&I): −$84
• Tax from tax record: −$3 /mo · $38/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $933

Break-even live

Break-even rent $119

Max offer price $16,000

Occupancy floor 23%

Sensitivity live

Price	-10% $942	-5% $937	+0% $933	+5% $928	+10% $924
Rent	-10% $830	-5% $881	+0% $933	+5% $984	+10% $1,035
Rate	-1.0pp $941	-0.5pp $937	base $933	+0.5pp $929	+1.0pp $924

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: $4,000
• Closing costs: $480
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4148 Edgar D Nixon Ave Montgomery, AL	4.0	1.0	1208	$1,200	$0.99	45d	1	0.06mi
370 Collinwood Ave Montgomery, AL	3.0	1.0	1080	$1,000	$0.93	22d	1	0.32mi
4037 Oak St Montgomery, AL	3.0	2.0	1314	$1,450	$1.10	45d	1	0.49mi
763 Belvedere Dr Montgomery, AL	3.0	1.0	1044	$1,000	$0.96	45d	1	0.50mi
3544 Southmont Dr Montgomery, AL	4.0	1.5	1774	$1,300	$0.73	22d	1	0.58mi
3616 Gaston Ave Montgomery, AL	4.0	2.0	1629	$1,300	$0.80	45d	1	0.63mi
3577 Whiting Ave Montgomery, AL	3.0	1.0	1269	$1,150	$0.91	45d	1	0.69mi
3608 Wilmington Rd Montgomery, AL	3.0	1.0	1160	$950	$0.82	45d	1	0.70mi
253 John Morris Ave Montgomery, AL	3.0	1.0	912	$950	$1.04	22d	1	0.87mi
3902 Wesley Dr Montgomery, AL	5.0	2.0	1689	$1,595	$0.94	22d	1	0.89mi
718 W Edgemont Ave Unit A Montgomery, AL	3.0	1.0	875	$875	$1.00	45d	1	0.90mi
3735 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	0.97mi
3733 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	0.97mi
3737 Wesley Dr Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	45d	1	0.98mi
3709 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	0.98mi
3723 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	0.98mi
3701 Wesley Dr Unit 3723 Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	1.00mi
3701 Wesley Dr Unit 3737 Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	45d	1	1.00mi
3701 Wesley Dr Unit 3733 Montgomery, AL	3.0	1.0	1000	$1,280	$1.28	45d	1	1.00mi
3720 Stanley Dr Montgomery, AL	4.0	2.0	1719	$1,650	$0.96	22d	1	1.02mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	45d	1	1.04mi
3220 Doris Cir Montgomery, AL	3.0	1.0	1139	$1,100	$0.97	45d	1	1.10mi
3649 Princeton Rd Montgomery, AL	3.0	1.0	1266	$1,200	$0.95	22d	1	1.10mi
3445 Le Bron Rd Montgomery, AL	4.0	1.0	1100	$1,050	$0.95	22d	1	1.15mi
139 Mount Vernon Dr Unit A Montgomery, AL	4.0	2.5	1700	$1,000	$0.59	45d	1	1.21mi
3235 Norman Bridge Rd Montgomery, AL	3.0	1.0	1873	$900	$0.48	45d	1	1.26mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	45d	1	1.30mi
3256 Montezuma Rd Montgomery, AL	3.0	2.0	1515	$1,450	$0.96	45d	1	1.40mi
4342 Sunshine Dr Montgomery, AL	3.0	2.0	1323	$1,250	$0.94	15d	1	1.44mi
1067 Roslyn Dr Montgomery, AL	4.0	2.0	1760	$1,125	$0.64	22d	1	1.47mi
1388 Adrian Ln Montgomery, AL	5.0	2.0	1701	$1,600	$0.94	15d	1	1.49mi

Listing history 3 events

1. 2026-06-21
   days on market $16,000 Active 3 DOM
2. 2026-06-18
   remarks 313-char remark
3. 2026-06-18
   listed $16,000 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: $38 · $3/mo
• Projected year-2 tax: $66 · $5/mo
• Expected delta: +$27/yr (+$2/mo · 71.5%)

ⓘ 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 3/10 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: $15,593
• − Mortgage interest: −$896
• − Property taxes: −$38
• − Insurance: −$80
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$465
• Taxable income: $11,618
• Est. tax owed @ 24.0%: −$2,788
• After-tax cash flow: $8,405/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

1 event — show timeline

• 2026-06-18 Listed $16,000 MAAR

Property tax history

-6.9%/yr

Latest (2022): $38 · -19.3% YoY. Source: county tax records.