5980 Carmel Dr · Montgomery, AL 36117

$114,900

2 bd · 2.0 ba · 1,421 sqft · Townhouse public records · 27 Days on market

Built 1984 Est $148k · 22% under

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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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.4/10.0
• 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

Charming townhome close to everything! Great starter home features eat-in kitchen, living room with fireplace and 2 roomy bedrooms upstairs. Newly installed flooring if Greatroom and all the bedrooms. Lots of cabinets in kitchen and laundry has overhead cabinets too! Outside storage area attached. Neutral colors throughout. Could be a great investment property. Call today for more information!

Key facts

• Outdoor storage
• Laundry area
• Eat-in kitchen

Tags

• FIREPLACE
• EAT-IN KITCHEN
• ABUNDANT CABINET STORAGE
• LUXURY VINYL PLANK FLOORING
• LAUNDRY AREA
• OUTDOOR STORAGE

Property features AI

Exterior

• Parking: Parking pad with space for 2 vehicles
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: 2-story brick home; Slab foundation
• Construction: Brick construction; Built (year per public records)
• Exterior features: Covered porch; Patio; Exterior storage; City lot

Interior

• Kitchen: Dishwasher; Electric range; Garbage disposal; Refrigerator
• Bedrooms: Bedroom on second level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Blinds and double-pane windows; Insulated doors; Window treatments; One fireplace
• Laundry & utility: Laundry room on first level; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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); 409 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $794 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 28y 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 $80k; 44% 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 $113,176 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $147,784
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5946 Carmel Dr	0.06mi	2/1.5	1,250 (-12%)	17mo	$130,000	$104	61

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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-5,610
• Equity at exit: $17,132

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $11,792
• Equity at exit: $9,934

Cash invested: $32,172 (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 36117

• Home prices YoY: -20.0%
• Rents YoY: 3.0%
• Active inventory: 409
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$603
• Tax from tax record: −$92 /mo · $1,099/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $205

Break-even live

Break-even rent $939

Max offer price $114,900

Occupancy floor 78%

Sensitivity live

Price	-10% $270	-5% $237	+0% $205	+5% $172	+10% $140
Rent	-10% $110	-5% $157	+0% $205	+5% $252	+10% $299
Rate	-1.0pp $263	-0.5pp $234	base $205	+0.5pp $175	+1.0pp $145

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5926 Carmel Dr Montgomery, AL	3.0	2.0	1158	$1,200	$1.04	45d	1	0.07mi
5918 Carmel Dr Montgomery, AL	2.0	2.0	1026	$1,100	$1.07	45d	1	0.09mi
101 S Burbank Dr Montgomery, AL	1.0–2.0	1.0–1.5	850	$997	$1.17	15d	5	0.20mi
203 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.0	931	$1,082	$1.16	15d	13	0.24mi
185 Eastdale Rd S Montgomery, AL	1.0–2.0	1.0–2.0	846	$1,100	$1.30	22d	4	0.27mi
500 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.5	1042	$772	$0.74	22d	20	0.29mi
455 Eastdale Rd S Montgomery, AL	1.0–2.0	1.0	950	$850	$0.89	15d	6	0.32mi
547 Eastdale Rd S Unit 547 Montgomery, AL	2.0	2.0	900	$900	$1.00	45d	1	0.44mi
5701 E Shirley Ln Montgomery, AL	1.0–2.0	1.0	975	$850	$0.87	15d	7	0.48mi
6320 Burbank Crossing Loop Montgomery, AL	3.0	2.0	1238	$1,600	$1.29	45d	1	0.68mi
336 Davors Dr Montgomery, AL	3.0	2.0	1569	$2,200	$1.40	45d	1	0.72mi
6037 Monticello Dr Montgomery, AL	1.0–2.0	1.0–2.0	974	$1,025	$1.05	15d	3	0.73mi
6121 Boardwalk Blvd Montgomery, AL	1.0–3.0	1.0–2.0	877	$950	$1.08	15d	4	0.83mi
6121 Boardwalk Blvd Montgomery, AL	3.0	2.0	1155	$1,075	$0.93	22d	1	0.83mi
6265 Nature Dr Montgomery, AL	3.0	2.0	1400	$1,050	$0.75	15d	1	0.87mi
457 Mulligan Dr Montgomery, AL	3.0	2.0	1344	$1,335	$0.99	45d	1	1.11mi
428 Fieldbrook Dr Montgomery, AL	3.0	1.5	1440	$995	$0.69	22d	1	1.16mi
4732 Retreat Rd Montgomery, AL	2.0	2.0	1034	$995	$0.96	22d	1	1.27mi
6225 Whitewater Ct Montgomery, AL	3.0	2.0	1581	$1,600	$1.01	22d	1	1.27mi
6637 Ridgeview Cir Montgomery, AL	3.0	2.5	1458	$1,700	$1.17	22d	1	1.28mi
523 Placid Dr Montgomery, AL	3.0	2.0	1122	$1,195	$1.07	45d	1	1.29mi
6411 Pinebrook Dr Montgomery, AL	3.0	1.5	1120	$1,095	$0.98	45d	1	1.31mi
538 Hollow Wood Rd Montgomery, AL	2.0	2.0	1053	$1,100	$1.04	45d	1	1.33mi
760 N Burbank Dr Montgomery, AL	3.0	2.0	1102	$1,400	$1.27	45d	1	1.34mi
135 Hambleton Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,403	$1.56	15d	11	1.45mi
5600 Carmichael Rd Montgomery, AL	2.0	1.0–2.0	722	$1,153	$1.60	45d	1	1.47mi
5805 Hyde Park Dr Montgomery, AL	3.0	2.0	1757	$1,511	$0.86	22d	1	1.47mi
706 Placid Dr Montgomery, AL	3.0	1.5	1120	$1,400	$1.25	15d	1	1.47mi
6265 Wares Ferry Rd Montgomery, AL	3.0	2.0	1336	$1,600	$1.20	15d	1	1.49mi

Listing history 30 events

1. 2026-06-21
   pricedays on market $114,900 Active 27 DOM
2. 2026-06-18
   days on market $119,900 Active 24 DOM
3. 2026-06-17
   days on market $119,900 Active 23 DOM
4. 2026-06-16
   days on market $119,900 Active 22 DOM
5. 2026-06-15
   days on market $119,900 Active 21 DOM
6. 2026-06-14
   days on market $119,900 Active 19 DOM
7. 2026-06-13
   days on market $119,900 Active 18 DOM
8. 2026-06-10
   days on market $119,900 Active 16 DOM
9. 2026-06-09
   days on market $119,900 Active 15 DOM
10. 2026-06-08
    days on market $119,900 Active 14 DOM
11. 2026-06-07
    days on market $119,900 Active 13 DOM
12. 2026-06-03
    days on market $119,900 Active 9 DOM
13. 2026-06-02
    days on market $119,900 Active 8 DOM
14. 2026-06-01
    days on market $119,900 Active 7 DOM
15. 2026-05-31
    days on market $119,900 Active 6 DOM
16. 2026-05-30
    days on market $119,900 Active 5 DOM
17. 2026-05-25
    listed $119,900 Active
18. 2020-10-09
    soldstatus $80,000 396-char remark

    Show marketing remark (396 chars)

    Charming townhome close to everything! Great starter home features eat-in kitchen, living room with fireplace and 2 roomy bedrooms upstairs. Newly installed flooring if Greatroom and all the bedrooms. Lots of cabinets in kitchen and laundry has overhead cabinets too! Outside storage area attached. Neutral colors throughout. Could be a great investment property. Call today for more information!

19. 2020-10-09
    soldstatus $80,000

    Show marketing remark (396 chars)

    Charming townhome close to everything! Great starter home features eat-in kitchen, living room with fireplace and 2 roomy bedrooms upstairs. Newly installed flooring if Greatroom and all the bedrooms. Lots of cabinets in kitchen and laundry has overhead cabinets too! Outside storage area attached. Neutral colors throughout. Could be a great investment property. Call today for more information!

20. 2020-08-04
    listed $85,000 396-char remark

    Show marketing remark (396 chars)

    Charming townhome close to everything! Great starter home features eat-in kitchen, living room with fireplace and 2 roomy bedrooms upstairs. Newly installed flooring if Greatroom and all the bedrooms. Lots of cabinets in kitchen and laundry has overhead cabinets too! Outside storage area attached. Neutral colors throughout. Could be a great investment property. Call today for more information!

21. 2017-07-31
    listed $83,500
22. 2006-06-07
    soldstatus $78,979
23. 2006-05-30
    soldstatus $79,000
24. 2006-01-19
    listed $79,900
25. 2005-10-05
    listed $87,900
26. 2005-05-17
    listed $81,500
27. 2003-02-03
    soldstatus $62,100
28. 2002-06-25
    listed $60,000
29. 2000-07-12
    listed $62,750
30. 1998-06-30
    listed $62,175

ⓘ 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: $1,099 · $92/mo
• Projected year-2 tax: $1,099 · $92/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 3/10 Moderate
• 🌡 Heat 8/10 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: $14,380
• − Mortgage interest: −$6,436
• − Property taxes: −$1,099
• − Insurance: −$574
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$3,343
• Taxable income: $627
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $2,305/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

+92.8% since first listed

14 events — show timeline

• 2026-05-25 Listed $119,900 MAAR
• 2020-10-09 Sold (Public Records) $80,000 Public Records
• 2020-10-09 Sold (MLS) $80,000 MAAR
• 2020-08-04 Listed $85,000 MAAR
• 2017-07-31 Listed $83,500 MAAR
• 2006-06-07 Sold (Public Records) $78,979 Public Records
• 2006-05-30 Sold (MLS) $79,000 MAAR
• 2006-01-19 Listed $79,900 MAAR
• 2005-10-05 Listed $87,900 MAAR
• 2005-05-17 Listed $81,500 MAAR
• 2003-02-03 Sold (MLS) $62,100 MAAR
• 2002-06-25 Listed $60,000 MAAR
• 2000-07-12 Listed $62,750 MAAR
• 1998-06-30 Listed $62,175 MAAR

Property tax history

+11.3%/yr

Latest (2025): $1,099 · -3.6% YoY. Source: county tax records.