195 Melton St · Montevallo, AL 35115

$139,000

6 bd · 4.0 ba · 1,280 sqft · MultiFamily · 58 Days on market

Built 1956 Fair condition

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Duplex ready for you to find new residents! Kitchen appliances remain and the property has a freshly painted interior. Both units have washer/dryer hook-ups. 1 bedroom unit was leased for $500 mth and the 2 bedroom was leased for $650 mth. The units are vacant now waiting on your new residents. Duplex is on one water meter and for water and trash pick up; the cost is at $120 per month. Ready to view on or before October 15th.

Key facts

• Duplex set up
• Built 1956
• Listed 58 days

Tags

• INVESTMENT OPPORTUNITY
• DUPLEX SET UP
• UNIVERSITY OF MONTEVALLO
• RESTAURANTS AND SHOPPING

Property features AI

Finance

• Financial info: Down payment assistance available; Monthly expense reported as 35 (expense term: per month)

Exterior

• Parking: Assigned parking
• Utilities: Public water; Connected sewer
• Home design: Multi-unit property with 2 total units; Existing structure; Located in the Fanchers subdivision
• Construction: Brick and siding exterior
• Exterior features: Slab foundation; Not in a flood plain

Interior

• Kitchen: Unit 1: Stove; Unit 2: Stove, Refrigerator
• Bedrooms: One unit with 2 bedrooms; One unit with 1 bedroom
• Flooring: Laminate flooring; Some hardwood flooring
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Laminate and some hardwood flooring
• Laundry & utility: Unit 2 has a washer/dryer connection; Tenants pay all utilities

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $139k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive. Per door: $243/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#217 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: amenities F, commute F, employment F.
• Shelby County (suburban): math 30% / reading 58% proficiency, ranked #16 of 129 in AL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Montevallo Elementary School (math 29% / reading 49%, grade F, #257 of 627 statewide, top 41%, 749 students, 77% FRL); Montevallo Middle School (math 5% / reading 43%, grade F, #168 of 257 statewide, top 66%, 369 students, 78% FRL); Montevallo High School (math 17% / reading 27%, grade F, #142 of 305 statewide, top 51%, 506 students, 76% FRL) — zoned schools average 77% FRL vs 26% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 44% district-wide (-16 pts) — the specific schools serving this property underperform the Shelby County average; the district grade overstates school quality for this exact location.
• Market conditions: 115 active listings in the ZIP; 987 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Shelby County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $139k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.96%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.6%
• Equity multiple: 1.22×
• Total profit: $8,400
• Equity at exit: $20,725

10-year hold

• IRR: 15.0%
• Equity multiple: 2.21×
• Total profit: $47,211
• Equity at exit: $12,018

Cash invested: $38,920 (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 35115

• Home prices YoY: -19.3%
• Active inventory: 115
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,830 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $485

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 68%

Sensitivity live

Price	-10% $581	-5% $533	+0% $485	+5% $437	+10% $389
Rent	-10% $341	-5% $413	+0% $485	+5% $557	+10% $630
Rate	-1.0pp $555	-0.5pp $520	base $485	+0.5pp $449	+1.0pp $412

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$1,830
Total (2 units)			$1,830

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   pricedays on market $139,000 Active 58 DOM
2. 2026-06-18
   days on market $150,000 Active 55 DOM
3. 2026-06-17
   days on market $150,000 Active 54 DOM
4. 2026-06-16
   days on market $150,000 Active 53 DOM
5. 2026-06-15
   days on market $150,000 Active 52 DOM
6. 2026-06-13
   days on market $150,000 Active 50 DOM
7. 2026-06-13
   days on market $150,000 Active 49 DOM
8. 2026-06-10
   days on market $150,000 Active 47 DOM
9. 2026-06-09
   days on market $150,000 Active 46 DOM
10. 2026-06-08
    days on market $150,000 Active 45 DOM
11. 2026-06-07
    days on market $150,000 Active 44 DOM
12. 2026-06-05
    days on market $150,000 Active 41 DOM
13. 2026-06-03
    days on market $150,000 Active 40 DOM
14. 2026-06-02
    days on market $150,000 Active 39 DOM
15. 2026-06-01
    days on market $150,000 Active 38 DOM
16. 2026-05-31
    days on market $150,000 Active 37 DOM
17. 2026-05-15
    status Active 384-char remark
18. 2026-04-30
    historical Contingent 384-char remark
19. 2026-04-24
    listed $150,000 Active 384-char remark
20. 2019-10-25
    soldstatus $60,000 Sold 430-char remark

    Show marketing remark (430 chars)

    Duplex ready for you to find new residents! Kitchen appliances remain and the property has a freshly painted interior. Both units have washer/dryer hook-ups. 1 bedroom unit was leased for $500 mth and the 2 bedroom was leased for $650 mth. The units are vacant now waiting on your new residents. Duplex is on one water meter and for water and trash pick up; the cost is at $120 per month. Ready to view on or before October 15th.

21. 2019-10-16
    historical Contingent 430-char remark

    Show marketing remark (430 chars)

    Duplex ready for you to find new residents! Kitchen appliances remain and the property has a freshly painted interior. Both units have washer/dryer hook-ups. 1 bedroom unit was leased for $500 mth and the 2 bedroom was leased for $650 mth. The units are vacant now waiting on your new residents. Duplex is on one water meter and for water and trash pick up; the cost is at $120 per month. Ready to view on or before October 15th.

22. 2019-09-26
    listed $69,500 Active 430-char remark

    Show marketing remark (430 chars)

    Duplex ready for you to find new residents! Kitchen appliances remain and the property has a freshly painted interior. Both units have washer/dryer hook-ups. 1 bedroom unit was leased for $500 mth and the 2 bedroom was leased for $650 mth. The units are vacant now waiting on your new residents. Duplex is on one water meter and for water and trash pick up; the cost is at $120 per month. Ready to view on or before October 15th.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,960
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$4,044
• Taxable income: $3,837
• Est. tax owed @ 24.0%: −$921
• After-tax cash flow: $4,900/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the porch, exterior siding, and bathrooms.

Repairs flagged

• Major Porch — Structural damage visible under the porch
• Moderate Exterior siding — Weathered and peeling
• Major Bathroom tub/shower — Needs replacement or major repair

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace air conditioning units — Modern units improve comfort and energy efficiency
• Both Landscaping and curb appeal — Enhances property's visual appeal and marketability

Renovation cost estimate screening

Repair item	Severity	Est. cost
Porch · Structural damage visible under the porch	Major	$15,000–50,000
Exterior siding · Weathered and peeling	Moderate	$3,000–15,000
Bathroom tub/shower · Needs replacement or major repair	Major	$15,000–50,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace air conditioning units — Modern units improve comfort and energy efficiency ↑
• Both Landscaping and curb appeal — Enhances property's visual appeal and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Shelby County
• NCES district ID: 0103030
• Math proficiency: 30% ▼ -28.00%
• Reading proficiency: 58% ▲ 2.00%
• Median HH income: $66,672
• Composite: 39.29/100
• National rank: #3995
• State rank: #16 of 129 in AL

Livability — Montevallo

• Score: 62/100
• State rank: #217
• US rank: #16530

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing B+ Health & safety F User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montevallo, AL
• Population (ZIP): 16,911

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 237,024 people
• By 2030: 249,868 · +5.4%
• By 2040: 272,778 · +15.1%
• By 2050: 291,062 · +22.8%
• By 2075: 326,049 · +37.6%
• By 2100: 335,870 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 21% Black 15% Two or more races 6%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 78% English-only · Spanish 21% Chinese 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: +12.6pp toward D · 2008: -53.4pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+40.4 2016: R+50.3 2012: R+55.6 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.55%
• Current HPI: 207.2205
• 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

+115.8% since first listed

6 events — show timeline

• 2026-05-15 Relisted — Greater Alabama MLS
• 2026-04-30 Contingent — Greater Alabama MLS
• 2026-04-24 Listed $150,000 Greater Alabama MLS
• 2019-10-25 Sold (MLS) $60,000 Greater Alabama MLS
• 2019-10-16 Contingent — Greater Alabama MLS
• 2019-09-26 Listed $69,500 Greater Alabama MLS