6216 South Hampton Dr · Montgomery, AL 36116

$89,900

3 bd · 1.0 ba · 956 sqft · SingleFamily public records · 69 Days on market

Built 1989 0.32 ac lot $94/sqft · 30% above area Est $69k · 30% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful 3-bedroom, 2-bath home is the perfect starter home and is move-in ready. The interior features new countertops, stylish vinyl plank flooring, fresh paint, updated fixtures, and new carpet in all bedrooms. The home has been well maintained and offers a clean, modern feel throughout. Outside, you’ll find a large backyard that provides plenty of space for relaxing or entertaining. This home is a great opportunity for buyers looking for comfort, updates, and value.

Key facts

• 0.32 acre lot
• Parking
• Built 1989

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $622 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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.

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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.37% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.26%
• DSCR: 1.95
• GRM: 6.1

CMA / ARV

• ARV (median comp): $69,356
• List price: $89,900
• Delta: 29.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4373 Wimbledon Rd	0.15mi	2/1.0 (-1)	936 (-2%)	11mo	$40,000	$43	75
6232 S Hampton Dr	0.04mi	3/2.0	1,068 (+12%)	8mo	$75,000	$70	68
6253 S Hampton Dr	0.09mi	3/2.0	1,080 (+13%)	12mo	$75,000	$69	60
6249 S Hampton Dr	0.08mi	3/2.0	1,080 (+13%)	18mo	$64,000	$59	55
6153 Cherry Hill Rd	0.43mi	3/2.0	1,075 (+12%)	0mo	$20,000	$19	55
6000 Oakleigh Rd	0.56mi	3/1.0	1,080 (+13%)	0mo	$21,000	$19	52
4535 Wimbledon Rd	0.29mi	3/2.0	1,092 (+14%)	11mo	$22,000	$20	50
4521 Lilly Ln	0.40mi	3/2.0	1,092 (+14%)	8mo	$60,500	$55	47
5862 Virgil Ct	0.60mi	3/1.0	864 (-10%)	12mo	$55,000	$64	46
6056 Eric Ln	0.54mi	3/2.0	1,048 (+10%)	15mo	$98,000	$94	42

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: 16.4%
• Equity multiple: 1.68×
• Total profit: $17,160
• Equity at exit: $13,404

10-year hold

• IRR: 26.7%
• Equity multiple: 3.62×
• Total profit: $65,920
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,228 high
• Mortgage (P&I): −$471
• Tax from tax record: −$15 /mo · $184/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $446

Break-even live

Break-even rent $664

Max offer price $89,900

Occupancy floor 59%

Sensitivity live

Price	-10% $497	-5% $471	+0% $446	+5% $318	+10% $287
Rent	-10% $349	-5% $398	+0% $446	+5% $495	+10% $543
Rate	-1.0pp $491	-0.5pp $469	base $446	+0.5pp $423	+1.0pp $399

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6061 Briarhurst Dr Montgomery, AL	3.0	2.0	1124	$1,075	$0.96	44d	1	0.38mi
6028 Oakleigh Rd Montgomery, AL	3.0	2.0	1105	$850	$0.77	44d	1	0.50mi
4590 Troy Hwy Montgomery, AL	2.0–3.0	2.0	1330	$1,299	$0.98	14d	1	0.79mi
4611 Virginia Loop Rd Montgomery, AL	3.0	1.0	1029	$1,195	$1.16	21d	1	1.18mi
3231 Virginia Pines Ln Montgomery, AL	2.0	2.0	1068	$800	$0.75	44d	1	1.21mi
4604 Virginia Loop Rd Montgomery, AL	1.0–2.0	1.0–2.0	810	$895	$1.10	44d	1	1.26mi

Listing history 19 events

1. 2026-06-18
   days on market $89,900 Active 69 DOM
2. 2026-06-17
   days on market $89,900 Active 68 DOM
3. 2026-06-16
   days on market $89,900 Active 67 DOM
4. 2026-06-15
   days on market $89,900 Active 66 DOM
5. 2026-06-14
   days on market $89,900 Active 64 DOM
6. 2026-06-13
   days on market $89,900 Active 63 DOM
7. 2026-06-10
   days on market $89,900 Active 61 DOM
8. 2026-06-09
   days on market $89,900 Active 60 DOM
9. 2026-06-08
   days on market $89,900 Active 59 DOM
10. 2026-06-07
    days on market $89,900 Active 58 DOM
11. 2026-06-03
    days on market $89,900 Active 54 DOM
12. 2026-06-02
    days on market $89,900 Active 53 DOM
13. 2026-06-01
    days on market $89,900 Active 52 DOM
14. 2026-05-31
    days on market $89,900 Active 51 DOM
15. 2026-05-30
    days on market $89,900 Active 50 DOM
16. 2026-04-10
    listed $89,900 Active 486-char remark

    Show marketing remark (486 chars)

    This beautiful 3-bedroom, 2-bath home is the perfect starter home and is move-in ready. The interior features new countertops, stylish vinyl plank flooring, fresh paint, updated fixtures, and new carpet in all bedrooms. The home has been well maintained and offers a clean, modern feel throughout. Outside, you’ll find a large backyard that provides plenty of space for relaxing or entertaining. This home is a great opportunity for buyers looking for comfort, updates, and value.

17. 2008-02-01
    listed $69,500
18. 2007-08-15
    listed $69,500
19. 2007-01-22
    listed $55,500

ⓘ 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: $184 · $15/mo
• Projected year-2 tax: $369 · $31/mo
• Expected delta: +$185/yr (+$15/mo · 100.3%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,738
• − Mortgage interest: −$5,036
• − Property taxes: −$184
• − Insurance: −$450
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$2,615
• Taxable income: $4,096
• Est. tax owed @ 24.0%: −$983
• After-tax cash flow: $4,369/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

+62.0% since first listed

4 events — show timeline

• 2026-04-10 Listed $89,900 MAAR
• 2008-02-01 Listed $69,500 MAAR
• 2007-08-15 Listed $69,500 MAAR
• 2007-01-22 Listed $55,500 MAAR

Property tax history

+1.2%/yr

Latest (2025): $184 · +8.6% YoY. Source: county tax records.