869 Queensbury Dr · Montgomery, AL 36116

$113,000

3 bd · 2.0 ba · 1,862 sqft · SingleFamily public records · 360 Days on market

Built 1969 10,454 sqft lot $61/sqft · 7% below area Est $121k · 7% under

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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 +30.0/30.0
• ARV discount +10.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor's special. Renovations have already started on this one. Just need your special touch and vision to complete. Could be a nice rental and/or quick flip. Do not let this one pass you buy. If you wanted to be a landlord or flipper, here's your chance. The home offers 3 bedrooms (additional optional room that could be a 4th bedroom) and 2 bathrooms. The porch has been enclosed for more living space. Don't believe me, check the rental rates. Call your realtor and go see this one today.

Key facts

• Enclosed porch
• Investment potential
• Rental opportunity

Tags

• ENCLOSED PORCH
• RENTAL OPPORTUNITY
• INVESTMENT POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: Rents rising fast (+5.7%/yr); 293 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 32% of the median local income ($55k/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 $781 of loan paydown is wiped out by about $3k 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 + 5.7% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 360 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $95k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $99,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 360 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 1969 — 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. 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: 1.31% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.64%
• DSCR: 1.74
• GRM: 6.3

CMA / ARV

• ARV (median comp): $121,409
• List price: $113,000
• Delta: -6.93%
• 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
829 Leicester Dr	0.33mi	3/2.0	1,774 (-5%)	3mo	$50,000	$28	74
1160 Queensbury Dr	0.32mi	3/2.0	1,734 (-7%)	8mo	$115,000	$66	66
540 Seibles Rd	0.34mi	3/2.0	1,833 (-2%)	20mo	$165,000	$90	65
731 Leicester Dr	0.42mi	3/2.0	1,743 (-6%)	7mo	$140,000	$80	64
4712 Falcon Ln	0.20mi	3/2.0	1,636 (-12%)	9mo	$132,000	$81	63
651 Seibles Rd	0.17mi	3/2.0	1,611 (-14%)	10mo	$126,000	$78	61
760 Queensbury Dr	0.22mi	4/2.0 (+1)	1,755 (-6%)	19mo	$110,000	$63	60
4506 Narrow Lane Rd	0.63mi	3/2.0	1,784 (-4%)	10mo	$21,100	$12	56
743 Leicester Dr	0.39mi	3/2.0	1,610 (-14%)	6mo	$124,000	$77	54
4348 Rainbow Rd	0.55mi	3/2.0	1,590 (-15%)	18mo	$122,500	$77	35
1422 Flamingo Ln	0.67mi	4/2.5 (+1)	2,110 (+13%)	10mo	$149,900	$71	31
4312 Amherst Dr	0.75mi	4/2.0 (+1)	2,104 (+13%)	13mo	$78,000	$37	28

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 · 5.65% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.43×
• Total profit: $13,682
• Equity at exit: $16,849

10-year hold

• IRR: 21.7%
• Equity multiple: 3.07×
• Total profit: $65,465
• Equity at exit: $9,770

Cash invested: $31,640 (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 36116

• Home prices YoY: -9.7%
• Rents YoY: 5.7%
• Active inventory: 293
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$593
• Tax from tax record: −$94 /mo · $1,133/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $439

Break-even live

Break-even rent $929

Max offer price $113,000

Occupancy floor 65%

Sensitivity live

Price	-10% $503	-5% $471	+0% $439	+5% $407	+10% $375
Rent	-10% $321	-5% $380	+0% $439	+5% $497	+10% $556
Rate	-1.0pp $496	-0.5pp $467	base $439	+0.5pp $409	+1.0pp $380

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 Queensbury Dr Montgomery, AL	4.0	2.0	1783	$1,500	$0.84	44d	1	0.03mi
1219 Biscayne Dr Montgomery, AL	4.0	1.5	1228	$1,295	$1.05	22d	1	0.47mi
4342 Sunshine Dr Montgomery, AL	3.0	2.0	1323	$1,250	$0.94	14d	1	0.65mi
1355 Buckingham Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	14d	1	0.82mi
1434 E Audubon Rd Montgomery, AL	4.0	2.0	2237	$1,475	$0.66	44d	1	1.19mi
548 Winston Dr Montgomery, AL	2.0	2.5	1396	$1,000	$0.72	44d	1	1.30mi
1067 Roslyn Dr Montgomery, AL	4.0	2.0	1760	$1,125	$0.64	22d	1	1.39mi
3720 Stanley Dr Montgomery, AL	4.0	2.0	1719	$1,650	$0.96	22d	1	1.45mi
3324 Cross Creek Dr Montgomery, AL	3.0	2.0	1791	$1,395	$0.78	22d	1	1.45mi
2198 Beverly Dr Montgomery, AL	4.0	2.5	2476	$1,495	$0.60	44d	1	1.48mi
3708 Princeton Rd Montgomery, AL	2.0	2.0	1749	$900	$0.51	22d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $113,000 Active 360 DOM
2. 2026-06-17
   days on market $113,000 Active 359 DOM
3. 2026-06-16
   days on market $113,000 Active 358 DOM
4. 2026-06-15
   days on market $113,000 Active 357 DOM
5. 2026-06-14
   days on market $113,000 Active 355 DOM
6. 2026-06-13
   days on market $113,000 Active 354 DOM
7. 2026-06-10
   days on market $113,000 Active 352 DOM
8. 2026-06-09
   days on market $113,000 Active 351 DOM
9. 2026-06-08
   days on market $113,000 Active 350 DOM
10. 2026-06-07
    days on market $113,000 Active 349 DOM
11. 2026-06-03
    pricedays on market $113,000 Active 345 DOM
12. 2026-06-02
    days on market $115,000 Active 344 DOM
13. 2026-06-01
    days on market $115,000 Active 343 DOM
14. 2026-05-31
    days on market $115,000 Active 342 DOM
15. 2026-05-30
    days on market $115,000 Active 341 DOM
16. 2026-04-17
    status Active 494-char remark

    Show marketing remark (494 chars)

    Investor's special. Renovations have already started on this one. Just need your special touch and vision to complete. Could be a nice rental and/or quick flip. Do not let this one pass you buy. If you wanted to be a landlord or flipper, here's your chance. The home offers 3 bedrooms (additional optional room that could be a 4th bedroom) and 2 bathrooms. The porch has been enclosed for more living space. Don't believe me, check the rental rates. Call your realtor and go see this one today.

17. 2026-04-13
    historical Contingent 494-char remark

    Show marketing remark (494 chars)

    Investor's special. Renovations have already started on this one. Just need your special touch and vision to complete. Could be a nice rental and/or quick flip. Do not let this one pass you buy. If you wanted to be a landlord or flipper, here's your chance. The home offers 3 bedrooms (additional optional room that could be a 4th bedroom) and 2 bathrooms. The porch has been enclosed for more living space. Don't believe me, check the rental rates. Call your realtor and go see this one today.

18. 2025-12-17
    status Active 494-char remark

    Show marketing remark (494 chars)

    Investor's special. Renovations have already started on this one. Just need your special touch and vision to complete. Could be a nice rental and/or quick flip. Do not let this one pass you buy. If you wanted to be a landlord or flipper, here's your chance. The home offers 3 bedrooms (additional optional room that could be a 4th bedroom) and 2 bathrooms. The porch has been enclosed for more living space. Don't believe me, check the rental rates. Call your realtor and go see this one today.

19. 2025-05-04
    listed $115,000 Active 494-char remark

    Show marketing remark (494 chars)

    Investor's special. Renovations have already started on this one. Just need your special touch and vision to complete. Could be a nice rental and/or quick flip. Do not let this one pass you buy. If you wanted to be a landlord or flipper, here's your chance. The home offers 3 bedrooms (additional optional room that could be a 4th bedroom) and 2 bathrooms. The porch has been enclosed for more living space. Don't believe me, check the rental rates. Call your realtor and go see this one today.

20. 2022-08-12
    soldstatus $95,000

ⓘ 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: $1,133 · $94/mo
• Projected year-2 tax: $1,133 · $94/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: $17,813
• − Mortgage interest: −$6,330
• − Property taxes: −$1,133
• − Insurance: −$565
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$3,287
• Taxable income: $3,648
• Est. tax owed @ 24.0%: −$876
• After-tax cash flow: $4,388/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): 45,250
• Household income: $55,160
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2786.0

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 (80%)
• Race & ethnicity: Black 80% White 12% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Korean 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: ▼ -16.31%
• Current HPI: 151.8598
• Rent YoY: ▲ 5.65%
• 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

+21.1% since first listed

5 events — show timeline

• 2026-04-17 Relisted — MAAR
• 2026-04-13 Contingent — MAAR
• 2025-12-17 Relisted — MAAR
• 2025-05-04 Listed $115,000 MAAR
• 2022-08-12 Sold (Public Records) $95,000 Public Records

Property tax history

+17.3%/yr

Latest (2023): $1,133 · +319.6% YoY. Source: county tax records.