418 Burton Ave · Montgomery, AL 36104

$220,000

5 bd · 2.0 ba · 3,232 sqft · SingleFamily public records · 244 Days on market

Built 1910 9,583 sqft lot $68/sqft · 25% below area Est $293k · 25% under

---

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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vintage elegance with modern style awaits at 418 Burton Ave, now an occupied income generating rental bringing in $1,900 per month with potential to earn even more! This enchanting 5-bedroom, 3-bath home spans over 3,000 sq. ft. of timeless beauty, where original hardwood floors and historic details meet modern updates. Perfectly situated near local universities, downtown Montgomery, and major interstates, this property offers both character and convenience. Whether you’re seeking a turnkey investment or envisioning future use as student housing or short-term rental, this property stands ready to deliver consistent returns and classic Southern charm.

Key facts

• Modern updates
• Consistent returns
• Turnkey investment

Tags

• ORIGINAL HARDWOOD FLOORS
• HISTORIC DETAILS
• MODERN UPDATES
• TURNKEY INVESTMENT
• SHORT-TERM RENTAL
• CONSISTENT RETURNS

🏷️ Possibly a rental listed for sale. The $220,000 price doesn't fit this home's estimated sale value (~$293,279) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (0.2% below list).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,196/mo this rent would consume 78% 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 $2k of loan paydown is wiped out by about $7k 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 244 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 21y 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 $99k; list at $220k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.00% ✗
• Cap rate: 8.50%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (median comp): $293,279
• List price: $220,000
• Delta: -24.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1323 S Hull St	0.12mi	4/2.0 (-1)	2,940 (-9%)	17mo	$43,000	$15	60
704 Felder Ave	0.47mi	4/3.5 (-1)	3,250 (+1%)	9mo	$491,000	$151	58
1402 Gilmer Ave	0.28mi	4/2.0 (-1)	2,961 (-8%)	15mo	$285,000	$96	55
129 Marshall St	0.57mi	5/2.5	3,159 (-2%)	19mo	$85,500	$27	52
1339 S Perry St	0.31mi	4/2.5 (-1)	2,886 (-11%)	13mo	$200,000	$69	50
819 Felder Ave	0.57mi	4/2.5 (-1)	3,664 (+13%)	5mo	$474,900	$130	40
1617 S Perry St	0.56mi	4/4.0 (-1)	3,547 (+10%)	13mo	$335,000	$94	34
386 Rose Ln	0.50mi	4/3.5 (-1)	2,893 (-10%)	18mo	$265,000	$92	33

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-9,920
• Equity at exit: $32,803

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $24,260
• Equity at exit: $19,022

Cash invested: $61,600 (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 36104

• Active inventory: 53
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,196 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$84 /mo · $1,011/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $405

Break-even live

Break-even rent $1,683

Max offer price $220,000

Occupancy floor 77%

Sensitivity live

Price	-10% $530	-5% $468	+0% $405	+5% $343	+10% $281
Rent	-10% $232	-5% $319	+0% $405	+5% $492	+10% $579
Rate	-1.0pp $516	-0.5pp $461	base $405	+0.5pp $348	+1.0pp $290

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 Clanton Ave Montgomery, AL	4.0	2.0	3178	$1,595	$0.50	22d	1	0.30mi
1121 Felder Ave Unit 1043909P Montgomery, AL	4.0	2.5	2647	$3,152	$1.19	22d	1	0.74mi
640 Plymouth St Montgomery, AL	5.0	3.0	3224	$2,400	$0.74	22d	1	1.07mi
1038 Glen Grattan Dr Unit C Montgomery, AL	5.0	4.5	4400	$750	$0.17	44d	1	1.43mi

Listing history 40 events

1. 2026-06-18
   days on market $220,000 Active 244 DOM
2. 2026-06-17
   days on market $220,000 Active 243 DOM
3. 2026-06-16
   days on market $220,000 Active 242 DOM
4. 2026-06-15
   days on market $220,000 Active 241 DOM
5. 2026-06-14
   days on market $220,000 Active 239 DOM
6. 2026-06-13
   days on market $220,000 Active 238 DOM
7. 2026-06-10
   days on market $220,000 Active 236 DOM
8. 2026-06-09
   days on market $220,000 Active 235 DOM
9. 2026-06-08
   days on market $220,000 Active 234 DOM
10. 2026-06-07
    days on market $220,000 Active 233 DOM
11. 2026-06-03
    days on market $220,000 Active 229 DOM
12. 2026-06-02
    days on market $220,000 Active 228 DOM
13. 2026-06-01
    days on market $220,000 Active 227 DOM
14. 2026-05-31
    days on market $220,000 Active 226 DOM
15. 2026-05-30
    days on market $220,000 Active 225 DOM
16. 2026-04-02
    status Active 664-char remark

    Show marketing remark (664 chars)

    Vintage elegance with modern style awaits at 418 Burton Ave, now an occupied income generating rental bringing in $1,900 per month with potential to earn even more! This enchanting 5-bedroom, 3-bath home spans over 3,000 sq. ft. of timeless beauty, where original hardwood floors and historic details meet modern updates. Perfectly situated near local universities, downtown Montgomery, and major interstates, this property offers both character and convenience. Whether you’re seeking a turnkey investment or envisioning future use as student housing or short-term rental, this property stands ready to deliver consistent returns and classic Southern charm.

17. 2025-10-14
    listed $220,000 Active 664-char remark

    Show marketing remark (664 chars)

    Vintage elegance with modern style awaits at 418 Burton Ave, now an occupied income generating rental bringing in $1,900 per month with potential to earn even more! This enchanting 5-bedroom, 3-bath home spans over 3,000 sq. ft. of timeless beauty, where original hardwood floors and historic details meet modern updates. Perfectly situated near local universities, downtown Montgomery, and major interstates, this property offers both character and convenience. Whether you’re seeking a turnkey investment or envisioning future use as student housing or short-term rental, this property stands ready to deliver consistent returns and classic Southern charm.

18. 2024-09-02
    price $175,900
19. 2024-08-21
    price $179,900
20. 2024-08-15
    listed $185,000 Active
21. 2022-10-12
    soldstatus $99,000
22. 2022-10-07
    soldstatus $99,000
23. 2022-01-15
    listed $99,000
24. 2020-06-02
    soldstatus $90,831
25. 2019-06-10
    listed $76,600
26. 2018-08-06
    soldstatus $70,000
27. 2018-02-02
    soldstatus $35,000
28. 2018-01-12
    soldstatus $33,500
29. 2018-01-11
    soldstatus $33,500
30. 2018-01-03
    listed $39,500
31. 2016-11-04
    listed $69,000
32. 2016-04-19
    listed $45,000
33. 2014-07-28
    soldstatus $22,500
34. 2014-03-07
    listed $29,900
35. 2013-01-22
    listed $55,000
36. 2008-02-07
    listed $118,000
37. 2006-12-05
    soldstatus $110,000
38. 2006-08-30
    soldstatus $67,000
39. 2006-08-18
    soldstatus $57,000
40. 2005-05-12
    listed $65,000

ⓘ 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: $1,011 · $84/mo
• Projected year-2 tax: $1,011 · $84/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 1/10 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: $26,353
• − Mortgage interest: −$12,323
• − Property taxes: −$1,011
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − Depreciation: −$6,400
• Taxable income: $1,302
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $4,551/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

+238.5% since first listed

25 events — show timeline

• 2026-04-02 Relisted — MAAR
• 2025-10-14 Listed $220,000 MAAR
• 2024-09-02 Price Changed $175,900 MAAR
• 2024-08-21 Price Changed $179,900 MAAR
• 2024-08-15 Listed $185,000 MAAR
• 2022-10-12 Sold (Public Records) $99,000 Public Records
• 2022-10-07 Sold (MLS) $99,000 MAAR
• 2022-01-15 Listed $99,000 MAAR
• 2020-06-02 Sold (Public Records) $90,831 Public Records
• 2019-06-10 Listed $76,600 MAAR
• 2018-08-06 Sold (Public Records) $70,000 Public Records
• 2018-02-02 Sold (Public Records) $35,000 Public Records
• 2018-01-12 Sold (MLS) $33,500 MAAR
• 2018-01-11 Sold (Public Records) $33,500 Public Records
• 2018-01-03 Listed $39,500 MAAR
• 2016-11-04 Listed $69,000 MAAR
• 2016-04-19 Listed $45,000 MAAR
• 2014-07-28 Sold (MLS) $22,500 MAAR
• 2014-03-07 Listed $29,900 MAAR
• 2013-01-22 Listed $55,000 MAAR
• 2008-02-07 Listed $118,000 MAAR
• 2006-12-05 Sold (Public Records) $110,000 Public Records
• 2006-08-30 Sold (Public Records) $67,000 Public Records
• 2006-08-18 Sold (MLS) $57,000 MAAR
• 2005-05-12 Listed $65,000 MAAR

Property tax history

+4.3%/yr

Latest (2025): $1,011 · +7.0% YoY. Source: county tax records.