617 Durward Dr · Montgomery, AL 36117

$79,900

3 bd · 2.0 ba · 1,346 sqft · SingleFamily public records · 20 Days on market

Built 1974 8,712 sqft lot $59/sqft · 46% below area Est $147k · 46% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Constructed in 1974, this 1346 sqft single-story residence features a durable brick and wood exterior on a 0.20 acre lot. The interior floor plan includes 3 bedrooms and 2 bathrooms, offering bright and open living areas designed for everyday use and entertaining. The kitchen is equipped with ample cabinet and counter space, while the sleeping quarters are sized for comfort and relaxation. Exterior highlights include a welcoming front porch, mature landscaping, and a private driveway for off-street parking. The property features a spacious backyard suitable for outdoor activities and gardening. Situated within the Montgomery Terrace subdivision, this home is located near prominent schools. Residents have convenient access to local shopping centers, dining options, and major roadways for efficient travel throughout the city. This residence provides a central location in proximity to area hospitals and community amenities.

Key facts

• Spacious backyard
• Private driveway
• Central location

Tags

• BRICK AND WOOD EXTERIOR
• WELCOMING FRONT PORCH
• MATURE LANDSCAPING
• PRIVATE DRIVEWAY
• SPACIOUS BACKYARD
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.6% 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 (+3.0%/yr); 407 active listings in the ZIP; 39 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — 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: 1.84% ✓
• Cap rate: 15.62%
• Cash-on-cash: 33.31%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (median comp): $147,476
• List price: $79,900
• Delta: -45.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6120 Hinchcliff Rd	0.17mi	3/2.0	1,350 (+0%)	3mo	$159,000	$118	89
6265 Wares Ferry Rd	0.27mi	3/2.0	1,336 (-1%)	0mo	$141,000	$106	86
441 Mulligan Dr	0.20mi	4/2.0 (+1)	1,296 (-4%)	3mo	$145,400	$112	77
220 Newcastle Ln	0.56mi	3/2.0	1,368 (+2%)	2mo	$162,500	$119	69
426 Stroll Dr	0.23mi	3/1.5	1,226 (-9%)	4mo	$137,500	$112	69
576 Dunbarton Rd	0.57mi	3/2.0	1,355 (+1%)	4mo	$152,000	$112	69
6204 Lycoming Rd	0.50mi	3/2.0	1,293 (-4%)	3mo	$137,000	$106	68
5791 Darien Dr	0.37mi	3/2.0	1,473 (+9%)	1mo	$153,000	$104	66
6459 Pinebrook Dr	0.34mi	3/2.0	1,144 (-15%)	1mo	$130,750	$114	59
5737 Darien Dr	0.48mi	3/2.0	1,511 (+12%)	3mo	$172,000	$114	54
728 Amity Ln	0.50mi	4/2.0 (+1)	1,218 (-10%)	2mo	$140,500	$115	54
6382 Pinebrook Dr	0.39mi	3/2.0	1,144 (-15%)	4mo	$131,500	$115	53

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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: 28.5%
• Equity multiple: 2.19×
• Total profit: $26,602
• Equity at exit: $11,913

10-year hold

• IRR: 36.0%
• Equity multiple: 4.31×
• Total profit: $74,094
• Equity at exit: $6,908

Cash invested: $22,372 (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 36117

• Home prices YoY: -20.0%
• Rents YoY: 3.0%
• Active inventory: 407
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$419
• Tax from tax record: −$91 /mo · $1,088/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $621

Break-even live

Break-even rent $687

Max offer price $79,900

Occupancy floor 53%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
760 N Burbank Dr Montgomery, AL	3.0	2.0	1102	$1,400	$1.27	44d	1	0.17mi
457 Mulligan Dr Montgomery, AL	3.0	2.0	1344	$1,335	$0.99	44d	1	0.22mi
438 Mulligan Dr Montgomery, AL	4.0	2.0	1232	$1,500	$1.22	44d	1	0.26mi
6265 Wares Ferry Rd Montgomery, AL	3.0	2.0	1336	$1,600	$1.20	14d	1	0.27mi
523 Placid Dr Montgomery, AL	3.0	2.0	1122	$1,195	$1.07	44d	1	0.30mi
5805 Hyde Park Dr Montgomery, AL	3.0	2.0	1757	$1,511	$0.86	21d	1	0.32mi
706 Placid Dr Montgomery, AL	3.0	1.5	1120	$1,400	$1.25	14d	1	0.32mi
428 Fieldbrook Dr Montgomery, AL	3.0	1.5	1440	$995	$0.69	21d	1	0.34mi
6411 Pinebrook Dr Montgomery, AL	3.0	1.5	1120	$1,095	$0.98	44d	1	0.38mi
323 N Burbank Dr Montgomery, AL	4.0	2.0	1584	$1,381	$0.87	14d	1	0.44mi
728 Amity Ln Montgomery, AL	4.0	2.0	1218	$1,700	$1.40	14d	1	0.47mi
713 Amity Ln Montgomery, AL	4.0	2.0	1696	$1,900	$1.12	44d	1	0.49mi
5712 Roxboro Dr Montgomery, AL	4.0	2.0	1544	$1,450	$0.94	21d	1	0.52mi
241 Kroy Dr Montgomery, AL	4.0	2.0	1450	$1,195	$0.82	44d	1	0.53mi
6320 Burbank Crossing Loop Montgomery, AL	3.0	2.0	1238	$1,600	$1.29	44d	1	0.59mi
6265 Nature Dr Montgomery, AL	3.0	2.0	1400	$1,050	$0.75	14d	1	0.62mi
6121 Boardwalk Blvd Montgomery, AL	3.0	2.0	1155	$1,075	$0.93	21d	1	0.74mi
6121 Boardwalk Blvd Montgomery, AL	1.0–3.0	1.0–2.0	877	$1,075	$1.23	14d	4	0.74mi
5735 Sweet Meadow Dr Montgomery, AL	3.0	2.0	1413	$1,525	$1.08	44d	1	0.76mi
6409 Deerwood Pl Montgomery, AL	3.0	2.0	1504	$1,711	$1.14	14d	1	0.96mi
6637 Ridgeview Cir Montgomery, AL	3.0	2.5	1458	$1,700	$1.17	21d	1	1.00mi
516 Lawndale Ln Montgomery, AL	3.0	1.0	1125	$1,150	$1.02	44d	1	1.09mi
6272 Deerwood Dr Montgomery, AL	3.0	2.0	1754	$1,875	$1.07	21d	1	1.09mi
6272 Deerwood Dr Montgomery, AL	3.0	2.0	1754	$1,785	$1.02	14d	1	1.09mi
535 Lawndale Ln Montgomery, AL	4.0	1.5	1260	$1,100	$0.87	14d	1	1.13mi
6061 Karen Valley Cv Montgomery, AL	3.0	2.0	1509	$1,500	$0.99	21d	1	1.13mi
101 S Burbank Dr Montgomery, AL	1.0–2.0	1.0–1.5	850	$997	$1.17	14d	5	1.15mi
185 Eastdale Rd S Montgomery, AL	1.0–2.0	1.0–2.0	846	$1,100	$1.30	21d	4	1.21mi
633 Groveland Dr Montgomery, AL	3.0	2.0	1424	$1,200	$0.84	44d	1	1.22mi
529 Mitylene Dr Montgomery, AL	3.0	2.0	1463	$1,550	$1.06	21d	1	1.24mi
538 Hollow Wood Rd Montgomery, AL	2.0	2.0	1053	$1,100	$1.04	44d	1	1.25mi
4732 Retreat Rd Montgomery, AL	2.0	2.0	1034	$995	$0.96	21d	1	1.26mi
5926 Carmel Dr Montgomery, AL	3.0	2.0	1158	$1,200	$1.04	44d	1	1.29mi
203 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.0	931	$1,290	$1.39	14d	13	1.29mi
5918 Carmel Dr Montgomery, AL	2.0	2.0	1026	$1,100	$1.07	44d	1	1.29mi
605 Plantation Way Montgomery, AL	4.0	2.0	1519	$1,200	$0.79	21d	1	1.31mi
135 Hambleton Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,640	$1.82	14d	11	1.33mi
6005 Tamarack Dr Montgomery, AL	4.0	2.0	1617	$1,650	$1.02	44d	1	1.34mi
564 Glade Park Loop Unit 1043856P Montgomery, AL	4.0	2.0	1496	$2,736	$1.83	14d	1	1.45mi

Listing history 6 events

1. 2026-05-07
   status Pending 934-char remark

   Show marketing remark (934 chars)

   Constructed in 1974, this 1346 sqft single-story residence features a durable brick and wood exterior on a 0.20 acre lot. The interior floor plan includes 3 bedrooms and 2 bathrooms, offering bright and open living areas designed for everyday use and entertaining. The kitchen is equipped with ample cabinet and counter space, while the sleeping quarters are sized for comfort and relaxation. Exterior highlights include a welcoming front porch, mature landscaping, and a private driveway for off-street parking. The property features a spacious backyard suitable for outdoor activities and gardening. Situated within the Montgomery Terrace subdivision, this home is located near prominent schools. Residents have convenient access to local shopping centers, dining options, and major roadways for efficient travel throughout the city. This residence provides a central location in proximity to area hospitals and community amenities.

2. 2026-04-17
   listed $79,900 Active 934-char remark

   Show marketing remark (934 chars)

   Constructed in 1974, this 1346 sqft single-story residence features a durable brick and wood exterior on a 0.20 acre lot. The interior floor plan includes 3 bedrooms and 2 bathrooms, offering bright and open living areas designed for everyday use and entertaining. The kitchen is equipped with ample cabinet and counter space, while the sleeping quarters are sized for comfort and relaxation. Exterior highlights include a welcoming front porch, mature landscaping, and a private driveway for off-street parking. The property features a spacious backyard suitable for outdoor activities and gardening. Situated within the Montgomery Terrace subdivision, this home is located near prominent schools. Residents have convenient access to local shopping centers, dining options, and major roadways for efficient travel throughout the city. This residence provides a central location in proximity to area hospitals and community amenities.

3. 2022-08-26
   soldstatus $6,791,616
4. 2018-09-07
   soldstatus $53,000 278-char remark

   Show marketing remark (278 chars)

   INVESTOR BARGAIN!!!! "AS-IS" SALE. FORMALLY A RENTAL PROPERTY. NEEDS PAINT AND FIX UP. VINLY PLANK IN LIVING, DINING, HALLWAY, AND BEDROOMS. VINYL IN THE KITCHEN. COVERED PATIO, QUIET LOCATION CLOSE TO SCHOOLS AND SHOPPING. WOULD MAKE A GOOD "FLIP" PROPERTY.

5. 2018-09-07
   soldstatus $53,000

   Show marketing remark (278 chars)

   INVESTOR BARGAIN!!!! "AS-IS" SALE. FORMALLY A RENTAL PROPERTY. NEEDS PAINT AND FIX UP. VINLY PLANK IN LIVING, DINING, HALLWAY, AND BEDROOMS. VINYL IN THE KITCHEN. COVERED PATIO, QUIET LOCATION CLOSE TO SCHOOLS AND SHOPPING. WOULD MAKE A GOOD "FLIP" PROPERTY.

6. 2018-08-03
   listed $58,750 278-char remark

   Show marketing remark (278 chars)

   INVESTOR BARGAIN!!!! "AS-IS" SALE. FORMALLY A RENTAL PROPERTY. NEEDS PAINT AND FIX UP. VINLY PLANK IN LIVING, DINING, HALLWAY, AND BEDROOMS. VINYL IN THE KITCHEN. COVERED PATIO, QUIET LOCATION CLOSE TO SCHOOLS AND SHOPPING. WOULD MAKE A GOOD "FLIP" PROPERTY.

ⓘ 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: $1,088 · $91/mo
• Projected year-2 tax: $1,088 · $91/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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,680
• − Mortgage interest: −$4,476
• − Property taxes: −$1,088
• − Insurance: −$400
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$2,324
• Taxable income: $6,563
• Est. tax owed @ 24.0%: −$1,575
• After-tax cash flow: $5,876/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): 53,172
• Household income: $74,720
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1742.0

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 0.60)
• Race & ethnicity: Black 53% White 34% Asian 8% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 9% · South Korea, Canada, China
• Languages at home: 90% English-only · Korean 4% Spanish 3% Other Indo-European 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: ▼ -37.24%
• Current HPI: 148.7728
• Rent YoY: ▲ 2.99%
• 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

+36.0% since first listed

6 events — show timeline

• 2026-05-07 Pending — Greater Alabama MLS
• 2026-04-17 Listed $79,900 Greater Alabama MLS
• 2022-08-26 Sold (Public Records) $6,791,616 Public Records
• 2018-09-07 Sold (Public Records) $53,000 Public Records
• 2018-09-07 Sold (MLS) $53,000 MAAR
• 2018-08-03 Listed $58,750 MAAR

Property tax history

+7.8%/yr

Latest (2025): $1,088 · +2.4% YoY. Source: county tax records.