5905 Freestone Pl · Montgomery, AL 36116

$170,000

3 bd · 2.0 ba · 1,365 sqft · SingleFamily public records · 72 Days on market

Built 1998 0.30 ac lot $125/sqft · 7% below area Est $183k · 7% under

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Why this score? — see what drove the D 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 +12.6/30.0
• ARV discount +10.7/15.0
• Rent growth +3.9/5.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 3-bedroom, 2-bath home featuring a functional split bedroom floor plan in Montgomery, AL! The spacious living area includes a fireplace, creating a comfortable setting for relaxing or entertaining, and flows into a practical kitchen and dining space! The primary suite offers a walk-in closet, dual sinks, and a garden tub. Additional bedrooms are positioned on the opposite side of the home, providing added privacy and flexibility! Conveniently located near shopping, dining, and major roadways, this home offers both comfort and convenience. Great opportunity for buyers seeking an affordable home or investment property in Montgomery!

Key facts

• Dual sinks
• Spacious living area
• Walk-in closet

Tags

• SPLIT BEDROOM FLOOR PLAN
• SPACIOUS LIVING AREA
• FIREPLACE
• WALK-IN CLOSET
• DUAL SINKS
• GARDEN TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-22 ($-264/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (25.7% below list).
• Recommended offer: $126k (25.7% below list) — sets the bar for 1% rule.

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: employment D, crime F, amenities D-.
• 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.
• Zoned schools: Brewbaker Primary School (799 students, 78% FRL); Brewbaker Middle School (math 0% / reading 19%, grade F, #227 of 257 statewide, top 90%, 838 students, 91% FRL); Jefferson Davis High School (math 3% / reading 16%, grade F, #258 of 305 statewide, top 85%, 1,522 students, 83% FRL).
• Market conditions: Rents rising fast (+5.7%/yr); 293 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1k of loan paydown is wiped out by about $5k 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 72 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 7 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.

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 $126,353 (25.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 11.2

CMA / ARV

• ARV (median comp): $183,092
• List price: $170,000
• Delta: -7.15%
• 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
5744 Neely Ln	0.24mi	3/2.0	1,395 (+2%)	3mo	$170,000	$122	83
5920 Freestone Pl	0.05mi	3/2.0	1,332 (-2%)	18mo	$170,000	$128	79
5930 Blackstone Dr	0.14mi	3/2.0	1,408 (+3%)	17mo	$199,900	$142	74
5912 Portsmouth Dr	0.08mi	3/2.0	1,529 (+12%)	6mo	$200,000	$131	71
5766 Portsmouth Dr	0.26mi	3/2.0	1,436 (+5%)	16mo	$193,000	$134	66
6642 Triston Way	0.52mi	3/2.0	1,382 (+1%)	11mo	$230,000	$166	65
6485 Triston Way	0.49mi	3/2.0	1,494 (+10%)	6mo	$222,500	$149	56
5901 Welbourne Pl	0.36mi	3/2.0	1,546 (+13%)	8mo	$199,500	$129	55
5951 Brookline Ln	0.29mi	3/2.0	1,566 (+15%)	9mo	$195,000	$125	54
6100 Old Post Ln	0.38mi	4/2.0 (+1)	1,565 (+15%)	1mo	$209,000	$134	52
6607 Meadow Lark Dr	0.49mi	3/2.0	1,431 (+5%)	21mo	$209,000	$146	52
5861 Hammermill Loop	0.36mi	4/2.0 (+1)	1,462 (+7%)	19mo	$185,000	$127	51

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: -14.7%
• Equity multiple: 0.46×
• Total profit: $-25,566
• Equity at exit: $25,348

10-year hold

• IRR: -2.7%
• Equity multiple: 0.80×
• Total profit: $-9,392
• Equity at exit: $14,698

Cash invested: $47,600 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$891
• Tax from tax record: −$58 /mo · $694/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-22

Break-even live

Break-even rent $1,291

Max offer price $166,114

Occupancy floor 97%

Sensitivity live

Price	-10% $74	-5% $26	+0% $-22	+5% $-70	+10% $-118
Rent	-10% $-122	-5% $-72	+0% $-22	+5% $28	+10% $78
Rate	-1.0pp $64	-0.5pp $21	base $-22	+0.5pp $-66	+1.0pp $-111

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5819 Brewbaker Blvd Unit 5819 Montgomery, AL	2.0	2.0	1200	$1,200	$1.00	45d	1	0.20mi
4590 Troy Hwy Montgomery, AL	2.0–3.0	2.0	1330	$1,299	$0.98	15d	1	0.67mi
5931 Singleton St Montgomery, AL	3.0	2.5	1302	$695	$0.53	45d	1	0.75mi
5917 Cherry Hill Rd Montgomery, AL	4.0	2.0	1161	$1,450	$1.25	15d	1	0.86mi
2420 Haddington Rd Unit 1519890P Montgomery, AL	4.0	1.0	1679	$4,483	$2.67	15d	1	0.98mi
6028 Oakleigh Rd Montgomery, AL	3.0	2.0	1105	$850	$0.77	45d	1	0.99mi
4008 Oak Shadow Ln Montgomery, AL	3.0	2.5	1741	$1,395	$0.80	23d	1	1.03mi
6105 Jennifer Ln Montgomery, AL	3.0	2.0	1553	$1,250	$0.80	15d	1	1.08mi
6061 Briarhurst Dr Montgomery, AL	3.0	2.0	1124	$1,075	$0.96	45d	1	1.09mi
3638 Castle Ridge Rd Montgomery, AL	3.0	2.0	1100	$800	$0.73	15d	1	1.18mi
5800 Eagle Cir Montgomery, AL	1.0–3.0	1.0–2.0	1000	$1,051	$1.05	45d	1	1.24mi
3364 Fountain Ln Montgomery, AL	1.0–3.0	1.0–2.5	1221	$1,099	$0.90	45d	1	1.47mi
4025 Edge Hill Ln Montgomery, AL	3.0	2.0	1154	$1,350	$1.17	15d	1	1.49mi
2140 Rexford Rd Montgomery, AL	2.0	2.5	1428	$1,275	$0.89	45d	1	1.50mi

Listing history 28 events

1. 2026-06-21
   days on market $170,000 Active 72 DOM
2. 2026-06-18
   price $170,000 Active 69 DOM
3. 2026-06-18
   days on market $175,000 Active 69 DOM
4. 2026-06-17
   days on market $175,000 Active 68 DOM
5. 2026-06-16
   days on market $175,000 Active 67 DOM
6. 2026-06-15
   days on market $175,000 Active 66 DOM
7. 2026-06-14
   days on market $175,000 Active 64 DOM
8. 2026-06-13
   days on market $175,000 Active 63 DOM
9. 2026-06-10
   days on market $175,000 Active 61 DOM
10. 2026-06-09
    days on market $175,000 Active 60 DOM
11. 2026-06-08
    days on market $175,000 Active 59 DOM
12. 2026-06-07
    days on market $175,000 Active 58 DOM
13. 2026-06-03
    days on market $175,000 Active 54 DOM
14. 2026-06-02
    days on market $175,000 Active 53 DOM
15. 2026-06-01
    days on market $175,000 Active 52 DOM
16. 2026-05-31
    days on market $175,000 Active 51 DOM
17. 2026-05-30
    days on market $175,000 Active 50 DOM
18. 2026-04-23
    status Active 656-char remark

    Show marketing remark (656 chars)

    Well-maintained 3-bedroom, 2-bath home featuring a functional split bedroom floor plan in Montgomery, AL! The spacious living area includes a fireplace, creating a comfortable setting for relaxing or entertaining, and flows into a practical kitchen and dining space! The primary suite offers a walk-in closet, dual sinks, and a garden tub. Additional bedrooms are positioned on the opposite side of the home, providing added privacy and flexibility! Conveniently located near shopping, dining, and major roadways, this home offers both comfort and convenience. Great opportunity for buyers seeking an affordable home or investment property in Montgomery!

19. 2026-04-14
    historical Contingent 656-char remark

    Show marketing remark (656 chars)

    Well-maintained 3-bedroom, 2-bath home featuring a functional split bedroom floor plan in Montgomery, AL! The spacious living area includes a fireplace, creating a comfortable setting for relaxing or entertaining, and flows into a practical kitchen and dining space! The primary suite offers a walk-in closet, dual sinks, and a garden tub. Additional bedrooms are positioned on the opposite side of the home, providing added privacy and flexibility! Conveniently located near shopping, dining, and major roadways, this home offers both comfort and convenience. Great opportunity for buyers seeking an affordable home or investment property in Montgomery!

20. 2026-04-10
    listed $175,000 Active 656-char remark

    Show marketing remark (656 chars)

    Well-maintained 3-bedroom, 2-bath home featuring a functional split bedroom floor plan in Montgomery, AL! The spacious living area includes a fireplace, creating a comfortable setting for relaxing or entertaining, and flows into a practical kitchen and dining space! The primary suite offers a walk-in closet, dual sinks, and a garden tub. Additional bedrooms are positioned on the opposite side of the home, providing added privacy and flexibility! Conveniently located near shopping, dining, and major roadways, this home offers both comfort and convenience. Great opportunity for buyers seeking an affordable home or investment property in Montgomery!

21. 2009-02-09
    soldstatus $229,909
22. 2009-02-03
    soldstatus $112,500 596-char remark

    Show marketing remark (596 chars)

    $5,000 HOLIDAY BUYER BONUS!!!! You won't believe this deal. .. but it's true. The buyer can cash in on this great opportunity of receiving $5,000 towards closing costs, pre-paids, etc. This one owner home is immaculate and move-in ready with NEW PAINT, NEW CARPET. The REFRIGERATOR, WASHER AND DRYER REMAINS also. This GREAT DEAL is all included in a full price offer at the reduced price of $123,700. Hurry this HOLIDAY SPECIAL ends January 31, 2009. You can possibly walk away with cash in your pocket when you buy this house during this HOLIDAY SPECIAL. A MUST SEE! JUST LIKE BRAND NEW!!!!

23. 2008-12-11
    listed $123,700 596-char remark

    Show marketing remark (596 chars)

    $5,000 HOLIDAY BUYER BONUS!!!! You won't believe this deal. .. but it's true. The buyer can cash in on this great opportunity of receiving $5,000 towards closing costs, pre-paids, etc. This one owner home is immaculate and move-in ready with NEW PAINT, NEW CARPET. The REFRIGERATOR, WASHER AND DRYER REMAINS also. This GREAT DEAL is all included in a full price offer at the reduced price of $123,700. Hurry this HOLIDAY SPECIAL ends January 31, 2009. You can possibly walk away with cash in your pocket when you buy this house during this HOLIDAY SPECIAL. A MUST SEE! JUST LIKE BRAND NEW!!!!

24. 2008-10-10
    listed $123,700
25. 2008-07-11
    listed $125,900
26. 1998-09-24
    soldstatus $87,600
27. 1998-06-10
    listed $87,600
28. 1998-06-10
    listed $87,600

ⓘ 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: $694 · $58/mo
• Projected year-2 tax: $697 · $58/mo
• Expected delta: +$3/yr ($0/mo · 0.4%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,162
• − Mortgage interest: −$9,523
• − Property taxes: −$694
• − Insurance: −$850
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$4,945
• Taxable loss: −$3,276
• Est. tax savings @ 24.0%: +$786
• After-tax cash flow: $522/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

+99.8% since first listed

11 events — show timeline

• 2026-04-23 Relisted — MAAR
• 2026-04-14 Contingent — MAAR
• 2026-04-10 Listed $175,000 MAAR
• 2009-02-09 Sold (Public Records) $229,909 Public Records
• 2009-02-03 Sold (MLS) $112,500 MAAR
• 2008-12-11 Listed $123,700 MAAR
• 2008-10-10 Listed $123,700 MAAR
• 2008-07-11 Listed $125,900 MAAR
• 1998-09-24 Sold (MLS) $87,600 MAAR
• 1998-06-10 Listed $87,600 MAAR
• 1998-06-10 Listed $87,600 MAAR

Property tax history

+6.6%/yr

Latest (2025): $694 · +7.3% YoY. Source: county tax records.