139 Simpson St · Montgomery, AL 36104

$69,900

3 bd · 1.0 ba · 992 sqft · SingleFamily public records · 35 Days on market

Built 1960 7,840 sqft lot $70/sqft · 33% above area Est $53k · 33% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 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

Cozy 3 bedroom and 1 bath home needing a little "TLC. "

Key facts

• Spacious backyard
• Detached carport
• Updated flooring

Tags

• CUL-DE-SAC
• BUNGALOW-STYLE
• UPDATED FLOORING
• SPACIOUS BACKYARD
• DETACHED CARPORT
• ADDITIONAL STORAGE SPACE

Property features AI

Exterior

• Parking: Detached carport; Driveway; 2 carport spaces
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Built with vinyl and wood siding; Level lot with mature trees; Public road frontage on a paved street
• Construction: Vinyl siding; Wood siding; Built (year per public records)
• Exterior features: Fully fenced yard; Patio; Exterior storage

Interior

• Kitchen: Gas range
• Bedrooms: Three first-floor bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Window treatments throughout; Living room; Dining room
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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: 53 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• At $1,325/mo this rent would consume 47% of the median local household income ($34k/yr) (locally 641% 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 $483 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $50k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 78% 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 $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.90% ✓
• Cap rate: 17.12%
• Cash-on-cash: 38.68%
• DSCR: 2.72
• GRM: 4.4

CMA / ARV

• ARV (median comp): $52,698
• List price: $69,900
• Delta: 32.64%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Simpson St	0.00mi	3/1.0	992 (0%)	12mo	$50,000	$50	90
977 Lawrence St	0.36mi	3/1.0	1,068 (+8%)	9mo	$75,000	$70	63
1208 S Mcdonough St	0.49mi	3/1.0	1,122 (+13%)	21mo	$50,000	$45	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.8%
• Equity multiple: 2.47×
• Total profit: $28,830
• Equity at exit: $10,422

10-year hold

• IRR: 41.6%
• Equity multiple: 4.92×
• Total profit: $76,753
• Equity at exit: $6,044

Cash invested: $19,572 (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 36104

• Active inventory: 53
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$367
• Tax from tax record: −$20 /mo · $245/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $631

Break-even live

Break-even rent $527

Max offer price $69,900

Occupancy floor 47%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
671 S Perry St Montgomery, AL	2.0	1.0–2.0	525	$1,725	$3.29	21d	1	0.36mi
1301 S Perry St Unit A Montgomery, AL	2.0	1.0	1100	$950	$0.86	14d	1	0.42mi
432 Clanton Ave Montgomery, AL	2.0	1.0	800	$995	$1.24	14d	1	0.68mi
207 Montgomery St Montgomery, AL	1.0–2.0	1.0–2.0	890	$1,785	$2.01	14d	4	0.81mi
545 Clay St Montgomery, AL	2.0	2.0	1104	$1,050	$0.95	44d	1	0.89mi
605 Maxwell Blvd Montgomery, AL	1.0–2.0	1.0–2.0	971	$1,943	$2.00	14d	11	0.98mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	44d	1	1.01mi
906 E Fairview Ave Unit 902 Montgomery, AL	2.0	1.0	1100	$995	$0.90	21d	1	1.35mi
3394 Southmont Dr Unit 3 Montgomery, AL	2.0	1.0	810	$1,050	$1.30	44d	1	1.42mi
3394 Southmont Dr Unit 2 Montgomery, AL	2.0	1.0	810	$1,475	$1.82	44d	1	1.42mi
2727 Boultier St Montgomery, AL	1.0–3.0	1.0–2.0	1070	$1,582	$1.48	14d	3	1.47mi
1343 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	14d	1	1.48mi
1347 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	14d	1	1.48mi
718 W Edgemont Ave Unit A Montgomery, AL	3.0	1.0	875	$875	$1.00	44d	1	1.49mi
718 W Edgemont Ave Unit B Montgomery, AL	2.0	1.0	875	$800	$0.91	21d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $69,900 Active 35 DOM
2. 2026-06-17
   days on market $69,900 Active 34 DOM
3. 2026-06-16
   days on market $69,900 Active 33 DOM
4. 2026-06-15
   days on market $69,900 Active 32 DOM
5. 2026-06-14
   days on market $69,900 Active 30 DOM
6. 2026-06-13
   days on market $69,900 Active 29 DOM
7. 2026-06-10
   days on market $69,900 Active 27 DOM
8. 2026-06-09
   days on market $69,900 Active 26 DOM
9. 2026-06-08
   days on market $69,900 Active 25 DOM
10. 2026-06-07
    days on market $69,900 Active 24 DOM
11. 2026-06-03
    days on market $69,900 Active 20 DOM
12. 2026-06-02
    days on market $69,900 Active 19 DOM
13. 2026-06-01
    days on market $69,900 Active 18 DOM
14. 2026-05-31
    days on market $69,900 Active 17 DOM
15. 2026-05-30
    days on market $69,900 Active 16 DOM
16. 2026-05-14
    listed $69,900 Active 517-char remark
17. 2025-06-25
    status Pending 65-char remark

    Show marketing remark (65 chars)

    Cozy 3 bedroom and 1 bath home needing a little "TLC. "

18. 2025-06-25
    soldstatus $50,000 Closed 65-char remark

    Show marketing remark (65 chars)

    Cozy 3 bedroom and 1 bath home needing a little "TLC. "

19. 2025-06-25
    soldstatus $50,000

    Show marketing remark (65 chars)

    Cozy 3 bedroom and 1 bath home needing a little "TLC. "

20. 2025-05-26
    historical Contingent 65-char remark

    Show marketing remark (65 chars)

    Cozy 3 bedroom and 1 bath home needing a little "TLC. "

21. 2025-05-01
    price $54,999 65-char remark

    Show marketing remark (65 chars)

    Cozy 3 bedroom and 1 bath home needing a little "TLC. "

22. 2025-03-27
    listed $59,999 Active 65-char remark

    Show marketing remark (65 chars)

    Cozy 3 bedroom and 1 bath home needing a little "TLC. "

ⓘ 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: $245 · $20/mo
• Projected year-2 tax: $287 · $24/mo
• Expected delta: +$41/yr (+$3/mo · 16.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $15,903
• − Mortgage interest: −$3,915
• − Property taxes: −$245
• − Insurance: −$350
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,033
• Taxable income: $6,815
• Est. tax owed @ 24.0%: −$1,636
• After-tax cash flow: $5,934/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): 10,535
• Household income: $33,823
• Rent vs Own: 75.4% rent · 24.6% own
• Severe rent burden: 641.0

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 (72%)
• Race & ethnicity: Black 72% White 20% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Swedish 2% Russian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% 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: ▼ -101.13%
• Current HPI: 27.2384
• Rent YoY: —
• 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

+16.5% since first listed

7 events — show timeline

• 2026-05-14 Listed $69,900 MAAR
• 2025-06-25 Pending — MAAR
• 2025-06-25 Sold (Public Records) $50,000 Public Records
• 2025-06-25 Sold (MLS) $50,000 MAAR
• 2025-05-26 Contingent — MAAR
• 2025-05-01 Price Changed $54,999 MAAR
• 2025-03-27 Listed $59,999 MAAR

Property tax history

+12.4%/yr

Latest (2025): $245 · +6.8% YoY. Source: county tax records.