1728 Robison Hill Rd · Montgomery, AL 36107

$138,950

3 bd · 2.0 ba · 1,539 sqft · SingleFamily public records · 4 Days on market

Built 1960 0.25 ac lot Est $140k · at est.

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Why this score? — see what drove the C 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 +24.2/30.0
• ARV discount +7.9/15.0
• DSCR +7.8/10.0
• 1% rule +4.9/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cute home has 3 bedrooms, 2 bathrooms, 2 separate spacious living areas, a nice size kitchen that is open to the eat-in area, and a separate laundry room. Covered patio huge fenced backyard, you can sit under the covered patio while enjoying the large back yard. Also has a detached storage building. Carport will keep you out of the rain. This home has it all!

Key facts

• Covered porch
• Large backyard
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• SEPARATE LAUNDRY ROOM
• LARGE BACKYARD
• COVERED PORCH

Property features AI

Finance

• Other: City lot with mature trees; Lot dimensions approximately 50 x 174

Exterior

• Parking: Attached carport; Driveway; One carport space
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Single-story home; Brick construction; Slab foundation
• Construction: Brick exterior; Built (year per public records)
• Exterior features: Fully fenced yard; Covered porch; Porch; Outdoor storage

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Electric range
• Bedrooms: Two first-floor bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms, both on the first floor
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Carpet, tile and vinyl flooring; Family room; Living room; Eat-in kitchen; Covered porch; Storage
• Laundry & utility: First-floor laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $276 ($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 $138k (0.6% below list).
• Recommended offer: $138k (0.6% below list) — sets the bar for 1% rule.
• Cap rate 8.7% 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 (+5.0%/yr); 67 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• At $1,381/mo this rent would consume 51% of the median local household income ($32k/yr) (locally 642% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $960 of loan paydown is wiped out by about $4k 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 + 5.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 16y 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 $66k; list at $139k implies a 112% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,097 (0.6% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.68%
• Cash-on-cash: 8.52%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $140,049
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1728 Robison Hill Rd	0.00mi	3/2.0	1,574 (+2%)	1mo	$65,500	$42	95
1955 Gorgas St	0.36mi	2/2.0 (-1)	1,536 (-0%)	2mo	$150,000	$98	77
3221 Gatsby Ln	0.50mi	3/2.0	1,491 (-3%)	0mo	$150,000	$101	71
2009 Commodore St	0.29mi	3/2.0	1,661 (+8%)	4mo	$65,000	$39	70
1232 Zephyr Hills Dr	0.59mi	4/2.0 (+1)	1,497 (-3%)	1mo	$128,675	$86	62
2045 Gorgas St	0.38mi	3/1.0	1,337 (-13%)	0mo	$120,000	$90	56
1934 Gorgas St	0.40mi	2/2.0 (-1)	1,347 (-12%)	2mo	$139,504	$104	54
2121 E 3rd St	0.73mi	3/1.0	1,600 (+4%)	4mo	$15,000	$9	52
1300 Zephyr Hills Dr	0.63mi	3/2.0	1,389 (-10%)	6mo	$91,500	$66	50
2948 Canterbury Dr	0.70mi	3/2.0	1,702 (+11%)	4mo	$155,000	$91	47
2958 Old Farm Rd	0.55mi	2/2.0 (-1)	1,712 (+11%)	6mo	$159,000	$93	45
3243 Durham Dr	0.68mi	4/2.0 (+1)	1,363 (-11%)	1mo	$150,000	$110	43

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 · 5.05% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,079
• Equity at exit: $20,718

10-year hold

• IRR: 10.1%
• Equity multiple: 1.85×
• Total profit: $33,011
• Equity at exit: $12,014

Cash invested: $38,906 (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 36107

• Home prices YoY: -10.9%
• Rents YoY: 5.0%
• Active inventory: 67
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,381 high
• Mortgage (P&I): −$729
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $276

Break-even live

Break-even rent $1,031

Max offer price $138,950

Occupancy floor 75%

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: $34,738
• Closing costs: $4,168
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1814 Pinecrest Dr Montgomery, AL	3.0	1.0	1053	$990	$0.94	44d	1	0.12mi
1827 Pinecrest Dr Montgomery, AL	4.0	3.0	1893	$1,550	$0.82	13d	1	0.15mi
2736 Chevy Chase Dr Montgomery, AL	3.0	1.0	1100	$1,300	$1.18	44d	1	0.19mi
1839 Robison Hill Rd Montgomery, AL	4.0	2.0	1370	$1,550	$1.13	21d	1	0.26mi
1842 Gillespie Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	44d	1	0.30mi
2014 Commodore St Montgomery, AL	3.0	2.0	1613	$1,450	$0.90	13d	1	0.32mi
2053 Gorgas St Montgomery, AL	3.0	1.0	1955	$1,200	$0.61	21d	1	0.38mi
1814 Sylvan Dr Montgomery, AL	3.0	2.0	1785	$1,400	$0.78	21d	1	0.42mi
2045 Bullard St Unit 1043526P Montgomery, AL	3.0	2.0	1797	$2,198	$1.22	44d	1	0.44mi
2226 Carter Hill Rd Montgomery, AL	2.0	1.0	1506	$905	$0.60	44d	1	0.58mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	44d	1	0.61mi
2983 Old Farm Rd Montgomery, AL	3.0	2.0	2000	$1,725	$0.86	21d	1	0.63mi
3318 Habersham Rd Montgomery, AL	3.0	2.0	1134	$1,250	$1.10	13d	1	0.67mi
2020 E 3rd St Montgomery, AL	2.0	1.0	1186	$750	$0.63	21d	1	0.76mi
3323 Bedford Ln Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	21d	1	0.81mi
3346 Bedford Ln Montgomery, AL	3.0	1.0	1134	$1,295	$1.14	13d	1	0.84mi
1425 Blairwood Montgomery, AL	3.0	2.0	1700	$1,850	$1.09	13d	1	0.84mi
1450 Crenshaw Pl S Montgomery, AL	3.0	2.0	1641	$1,775	$1.08	44d	1	0.86mi
3359 Bedford Ln Montgomery, AL	4.0	2.0	1786	$1,600	$0.90	13d	1	0.87mi
1216 Karen Rd Montgomery, AL	3.0	2.0	1620	$1,350	$0.83	13d	1	0.91mi
2043 Hazel Hedge Ln Montgomery, AL	4.0	3.0	2001	$1,650	$0.82	13d	1	0.91mi
1229 Karen Rd Montgomery, AL	4.0	2.0	1344	$1,590	$1.18	44d	1	0.94mi
2000 Cherry St Montgomery, AL	2.0	1.0	1106	$950	$0.86	44d	1	1.01mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	44d	1	1.02mi
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	44d	1	1.02mi
3352 Ridgefield Dr Montgomery, AL	3.0	2.0	1932	$1,761	$0.91	21d	1	1.05mi
926 Green Ridge Ct Montgomery, AL	3.0	2.0	1665	$1,381	$0.83	13d	1	1.08mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	44d	1	1.14mi
1738 Fairforest Dr Montgomery, AL	3.0	2.0	2166	$1,895	$0.87	44d	1	1.15mi
2009 Palmetto St Montgomery, AL	3.0	1.0	1487	$1,050	$0.71	44d	1	1.21mi
2727 Boultier St Montgomery, AL	1.0–3.0	1.0–2.0	1070	$1,582	$1.48	13d	3	1.24mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	44d	1	1.28mi
844 Sir Michael Dr Montgomery, AL	4.0	2.0	1502	$1,650	$1.10	44d	1	1.30mi
817 Dumont Dr Montgomery, AL	3.0	2.0	1635	$1,800	$1.10	13d	1	1.31mi
3309 Hillcrest Ln Unit 1043908P Montgomery, AL	4.0	2.0	1625	$2,885	$1.78	21d	1	1.34mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	21d	1	1.34mi
2113 Brewton St Montgomery, AL	3.0	1.0	1363	$1,150	$0.84	44d	1	1.37mi
2430 Price St Montgomery, AL	2.0	1.5	1275	$1,175	$0.92	13d	1	1.38mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	21d	1	1.40mi
2440 Price St Unit C Montgomery, AL	3.0	2.0	1800	$1,050	$0.58	44d	1	1.40mi

Listing history 5 events

1. 2026-06-18
   days on market $138,950 Active 4 DOM
2. 2026-06-17
   days on market $138,950 Active 3 DOM
3. 2026-06-16
   days on market $138,950 Active 2 DOM
4. 2026-06-15
   remarks 397-char remark
5. 2026-06-15
   listed $138,950 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: $337 · $28/mo
• Projected year-2 tax: $570 · $47/mo
• Expected delta: +$233/yr (+$19/mo · 69.1%)

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,572
• − Mortgage interest: −$7,783
• − Property taxes: −$337
• − Insurance: −$695
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$4,042
• Taxable income: $1,063
• Est. tax owed @ 24.0%: −$255
• After-tax cash flow: $3,061/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): 8,001
• Household income: $32,492
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 642.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 43% White 27% Hispanic / Latino 23% Two or more races 20%
• Hispanic origin (detail): Mexican 8% Cuban 3%
• Common ancestry: Slovak 1% Iranian 1% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 83% English-only · Spanish 13%

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: ▼ -18.16%
• Current HPI: 147.8065
• Rent YoY: ▲ 5.05%
• 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

+63.7% since first listed

18 events — show timeline

• 2026-06-14 Listed $138,950 MAAR
• 2026-05-11 Sold (MLS) $65,500 MAAR
• 2026-04-27 Pending — MAAR
• 2026-04-14 Listed $55,000 MAAR
• 2024-11-13 Rental Removed $1,350 MAAR
• 2024-09-19 Listed for Rent $1,350 MAAR
• 2023-04-04 Pending — MAAR
• 2023-03-31 Sold (MLS) $65,000 MAAR
• 2023-03-05 Contingent — MAAR
• 2023-03-02 Listed $70,000 MAAR
• 2018-06-13 Sold (Public Records) $60,000 Public Records
• 2018-06-12 Sold (MLS) $60,000 MAAR
• 2017-09-27 Listed $67,900 MAAR
• 2016-05-18 Listed $61,500 MAAR
• 2015-05-28 Listed $71,500 MAAR
• 2014-01-27 Listed $72,000 MAAR
• 2011-08-15 Listed $84,900 MAAR
• 2010-08-26 Listed $84,900 MAAR

Property tax history

-3.8%/yr

Latest (2023): $337 · +55.6% YoY. Source: county tax records.