3581 Foxhall Dr · Montgomery, AL 36111

$250,000

5 bd · 3.0 ba · 3,011 sqft · SingleFamily public records · 44 Days on market

Built 1971 0.37 ac lot $83/sqft · 7% above area Est $234k · 7% over

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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 +18.6/30.0
• DSCR +5.8/10.0
• ARV discount +4.5/15.0
• 1% rule +3.6/10.0
• 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

This is a huge family friendly home in mint move-in condition. Features 5 bedrooms, 4 baths, huge living room with adjoining formal dining room and beautiful family room with french doors that overlook a sparkling in-ground pool. It even has a home office with built in desk and shelving. The exterior is mostly maintenance free with brick and vinyl trim. New owners will not need appliances because the existing refrigerator, washer and dryer are included. You won't find this much house anywhere else in the area at this price.

Key facts

• Stunning family room
• Huge living room
• Large patio

Tags

• HUGE LIVING ROOM
• FORMAL DINING AREA
• STUNNING FAMILY ROOM
• LARGE PATIO
• PRIVACY-FENCED YARD
• NEWER HVAC SYSTEM

Property features AI

Finance

• Other: Property in Brentwood subdivision; Lot number 12; Approximately 0.37 acres

Exterior

• Parking: Driveway parking
• Utilities: Underground utilities; Well water; Connected sewer/septic; Electric water heater
• Home design: Existing home; One-side brick and vinyl siding construction; Slab foundation
• Construction: 1-side brick with vinyl siding
• Exterior features: Fenced yard; Covered and open patio; Located on a cul-de-sac; Public road access

Interior

• Kitchen: Laminate countertops; Breakast bar; Eating area; Pantry; Dishwasher (built-in); Disposal; Electric oven
• Bedrooms: Multiple bedrooms including a master bedroom (main level) and additional bedrooms on main and upper levels
• Flooring: Carpet; Hardwood laminate; Tile
• Bathrooms: Four full bathrooms; Bathrooms include separate shower and tub/shower combos; Linen closet
• Heating & cooling: Central heating; Central electric cooling
• Interior features: Smooth ceilings; One wood-burning masonry fireplace in the den; Has attic
• Laundry & utility: Laundry on main level; Washer hookup; Electric dryer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $242 ($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 $216k (13.8% below list).
• Recommended offer: $216k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 6.0% in Montgomery — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Dannelly Elementary School (math 2% / reading 21%, grade F, #556 of 627 statewide, top 89%, 622 students, 88% FRL); Brewbaker Middle School (math 0% / reading 19%, grade F, #227 of 257 statewide, top 90%, 838 students, 91% FRL); Jefferson Davis High School (math 3% / reading 16%, grade F, #258 of 305 statewide, top 85%, 1,522 students, 83% FRL) — zoned schools average 87% FRL vs 70% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $2k of loan paydown is wiped out by about $8k 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 44 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $18k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $250k implies a 67% 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 $215,592 (13.8% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.86% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.15%
• DSCR: 1.18
• GRM: 9.7

CMA / ARV

• ARV (median comp): $234,281
• List price: $250,000
• Delta: 6.71%
• 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
2558 Aimee Dr	0.53mi	4/2.5 (-1)	2,962 (-2%)	5mo	$335,000	$113	61
2831 Crawford St	0.47mi	4/3.5 (-1)	2,801 (-7%)	6mo	$295,000	$105	54
2908 Fernway Dr	0.70mi	4/3.0 (-1)	3,106 (+3%)	4mo	$324,900	$105	53
3358 Warrenton Rd	0.68mi	4/3.0 (-1)	3,051 (+1%)	9mo	$399,000	$131	53
3424 Sommerville Dr	0.29mi	4/2.0 (-1)	2,608 (-13%)	2mo	$249,900	$96	53
3366 Carter Hill Rd	0.55mi	5/3.5	2,722 (-10%)	7mo	$115,000	$42	51
3176 Rolling Rd	0.65mi	5/3.0	3,331 (+11%)	2mo	$340,000	$102	50
2576 Aimee Dr	0.59mi	4/2.5 (-1)	2,723 (-10%)	2mo	$300,000	$110	48
3212 Capstone Ct	0.42mi	4/2.5 (-1)	2,594 (-14%)	4mo	$195,000	$75	46
2801 Crawford St	0.56mi	4/3.0 (-1)	2,564 (-15%)	1mo	$260,000	$101	43
2564 Aimee Dr	0.55mi	4/3.0 (-1)	2,600 (-14%)	9mo	$320,000	$123	39
3125 Highfield Dr	0.66mi	4/2.5 (-1)	3,439 (+14%)	8mo	$269,900	$78	32

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-25,228
• Equity at exit: $37,276

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-2,654
• Equity at exit: $21,615

Cash invested: $70,000 (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: 114
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,156 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $242

Break-even live

Break-even rent $1,850

Max offer price $250,000

Occupancy floor 84%

Sensitivity live

Price	-10% $384	-5% $313	+0% $242	+5% $171	+10% $100
Rent	-10% $72	-5% $157	+0% $242	+5% $327	+10% $412
Rate	-1.0pp $368	-0.5pp $306	base $242	+0.5pp $177	+1.0pp $111

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2716 Ashlawn Dr Montgomery, AL	4.0	3.0	2829	$1,600	$0.57	23d	1	0.74mi
1936 Vaughn Ln Montgomery, AL	5.0	4.0	3516	$2,900	$0.82	45d	1	0.90mi
2929 Canterbury Ct Unit 1043474P Montgomery, AL	4.0	2.5	2464	$2,667	$1.08	23d	1	0.98mi
2198 Beverly Dr Montgomery, AL	4.0	2.5	2476	$1,495	$0.60	45d	1	1.27mi
4318 White Acres Rd Unit 1043851P Montgomery, AL	5.0	3.0	2292	$5,876	$2.56	15d	1	1.35mi

Listing history 20 events

1. 2026-06-21
   days on market $250,000 Active 44 DOM
2. 2026-06-18
   days on market $250,000 Active 41 DOM
3. 2026-06-17
   days on market $250,000 Active 40 DOM
4. 2026-06-16
   days on market $250,000 Active 39 DOM
5. 2026-06-15
   days on market $250,000 Active 38 DOM
6. 2026-06-14
   days on market $250,000 Active 36 DOM
7. 2026-06-13
   days on market $250,000 Active 35 DOM
8. 2026-06-10
   days on market $250,000 Active 33 DOM
9. 2026-06-09
   days on market $250,000 Active 32 DOM
10. 2026-06-08
    days on market $250,000 Active 31 DOM
11. 2026-06-07
    days on market $250,000 Active 30 DOM
12. 2026-06-03
    days on market $250,000 Active 26 DOM
13. 2026-06-02
    days on market $250,000 Active 25 DOM
14. 2026-06-01
    days on market $250,000 Active 24 DOM
15. 2026-05-31
    days on market $250,000 Active 23 DOM
16. 2026-05-30
    pricedays on market $250,000 Active 22 DOM
17. 2026-05-08
    listed $268,000 Active 868-char remark
18. 2023-11-23
    listed $215,000 Active
19. 2009-11-10
    soldstatus $150,000

    Show marketing remark (529 chars)

    This is a huge family friendly home in mint move-in condition. Features 5 bedrooms, 4 baths, huge living room with adjoining formal dining room and beautiful family room with french doors that overlook a sparkling in-ground pool. It even has a home office with built in desk and shelving. The exterior is mostly maintenance free with brick and vinyl trim. New owners will not need appliances because the existing refrigerator, washer and dryer are included. You won't find this much house anywhere else in the area at this price.

20. 2009-07-25
    listed $174,900

    Show marketing remark (529 chars)

    This is a huge family friendly home in mint move-in condition. Features 5 bedrooms, 4 baths, huge living room with adjoining formal dining room and beautiful family room with french doors that overlook a sparkling in-ground pool. It even has a home office with built in desk and shelving. The exterior is mostly maintenance free with brick and vinyl trim. New owners will not need appliances because the existing refrigerator, washer and dryer are included. You won't find this much house anywhere else in the area at this price.

ⓘ 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: $552 · $46/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$473/yr (+$39/mo · 85.8%)

ⓘ 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: $25,871
• − Mortgage interest: −$14,004
• − Property taxes: −$552
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$7,273
• Taxable loss: −$1,347
• Est. tax savings @ 24.0%: +$323
• After-tax cash flow: $3,227/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

+42.9% since first listed

5 events — show timeline

• 2026-05-31 Price Changed $250,000 Greater Alabama MLS
• 2026-05-08 Listed $268,000 Greater Alabama MLS
• 2023-11-23 Listed $215,000 MAAR
• 2009-11-10 Sold (MLS) $150,000 MAAR
• 2009-07-25 Listed $174,900 MAAR

Property tax history

-2.8%/yr

Latest (2018): $552 · -10.9% YoY. Source: county tax records.