1510 Yancey Ave · Montgomery, AL 36107

$92,900

2 bd · 1.0 ba · 1,054 sqft · SingleFamily public records · 210 Days on market

Built 1940 7,405 sqft lot $88/sqft · 68% above area Est $88k · 6% 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 +23.2/30.0
• DSCR +7.4/10.0
• 1% rule +5.3/10.0
• ARV discount +4.8/15.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing investment opportunity in desirable Capitol Heights! The property boasts two dwellings on one parcel. The main home is a two bedroom, one bathroom home with a tenant of 7+ years that is current and paying $625.00 a month. The guest apartment is a sleek one bedroom, one bathroom apartment with a tenant in place through the end of March that is current and paying $675.00 a month. The utilities for both units are included in the rent because both dwellings are on the same meters. The property is currently under professional property management. The owner wants to sell this property and 1514 Yancey, next door as a package deal but will consider selling them separately. Call me or your preferred realtor today with any questions or to schedule a tour.

Key facts

• Utilities included
• Two dwellings
• Guest apartment

Tags

• INVESTMENT OPPORTUNITY
• TWO DWELLINGS
• GUEST APARTMENT
• UTILITIES INCLUDED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($955 rent vs $93k).
• Recommended offer: $82k (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: Rents rising fast (+5.0%/yr); 67 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 35% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $642 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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $26k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $93k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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 1940 — 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: 1.03% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 8.1

CMA / ARV

• ARV (median comp): $87,563
• List price: $92,900
• Delta: 6.10%
• 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
1728 Winona Ave	0.26mi	2/1.0	1,073 (+2%)	23mo	$113,000	$105	66
405 E Shawnee Dr	0.17mi	3/1.0 (+1)	999 (-5%)	16mo	$40,000	$40	65
1423 Madison Ave	0.19mi	2/1.0	1,118 (+6%)	19mo	$55,000	$49	65
1619 Yancey Ave	0.15mi	3/1.0 (+1)	1,143 (+8%)	12mo	$87,000	$76	64
436 E Shawnee Dr	0.25mi	3/1.0 (+1)	1,114 (+6%)	13mo	$47,500	$43	63
2050 Yancey Ave	0.59mi	3/2.0 (+1)	1,040 (-1%)	8mo	$95,000	$91	55
2119 Mckinley Ave	0.66mi	2/1.0	987 (-6%)	8mo	$34,000	$34	52
321 Ryan St	0.71mi	2/1.0	1,042 (-1%)	16mo	$47,000	$45	51
2102 Mccarter Ave	0.68mi	2/1.0	1,098 (+4%)	22mo	$43,500	$40	43
2206 Yancey Ave	0.72mi	3/2.0 (+1)	1,123 (+6%)	16mo	$85,000	$76	33
1933 Windsor St	0.51mi	2/2.0	1,200 (+14%)	22mo	$102,000	$85	31
344 Arthur St	0.68mi	3/1.0 (+1)	933 (-12%)	22mo	$50,000	$54	26

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 · 5.05% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,382
• Equity at exit: $13,852

10-year hold

• IRR: 9.3%
• Equity multiple: 1.78×
• Total profit: $20,198
• Equity at exit: $8,032

Cash invested: $26,012 (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 36107

• Home prices YoY: -10.9%
• Rents YoY: 5.0%
• Active inventory: 67
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $955 high
• Mortgage (P&I): −$487
• Tax from tax record: −$60 /mo · $726/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $168

Break-even live

Break-even rent $742

Max offer price $92,900

Occupancy floor 77%

Sensitivity live

Price	-10% $220	-5% $194	+0% $168	+5% $141	+10% $115
Rent	-10% $92	-5% $130	+0% $168	+5% $205	+10% $243
Rate	-1.0pp $215	-0.5pp $191	base $168	+0.5pp $144	+1.0pp $119

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1530 Saint Charles Ave Unit B Montgomery, AL	1.0	1.0	725	$775	$1.07	44d	1	0.11mi
1517 Madison Ave Montgomery, AL	1.0	1.0	1044	$650	$0.62	22d	1	0.16mi
1517 Madison Ave Montgomery, AL	1.0	1.0	1044	$650	$0.62	44d	1	0.16mi
1415 Madison Ave Apt E Montgomery, AL	2.0	1.0	825	$1,095	$1.33	14d	1	0.18mi
508 Glenmore Rd Montgomery, AL	2.0	1.0	1135	$1,000	$0.88	44d	1	0.23mi
39 S Lewis St Montgomery, AL	2.0	1.0	1209	$950	$0.79	44d	1	0.29mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	14d	1	0.42mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	44d	1	0.42mi
424 N California St Apt D Montgomery, AL	2.0	1.0	850	$778	$0.92	22d	1	0.43mi
2009 Yancey Ave Montgomery, AL	3.0	1.0	1140	$1,080	$0.95	22d	1	0.51mi
517 N Florida St Unit B Montgomery, AL	2.0	1.0	900	$750	$0.83	44d	1	0.52mi
329 S Capitol Pkwy Apt A Montgomery, AL	1.0	1.0	800	$645	$0.81	44d	1	0.54mi
2023 Windsor Ave Montgomery, AL	2.0	1.0	889	$895	$1.01	44d	1	0.57mi
2121 Winona Ave Unit 2123 Montgomery, AL	1.0	1.5	828	$995	$1.20	14d	1	0.63mi
2122 Windsor Ave Montgomery, AL	2.0	1.0	1052	$725	$0.69	44d	1	0.66mi
2113 Brewton St Montgomery, AL	3.0	1.0	1363	$1,150	$0.84	44d	1	0.73mi
2009 Palmetto St Montgomery, AL	3.0	1.0	1487	$1,050	$0.71	44d	1	0.76mi
2229 Madison Ave Montgomery, AL	2.0	1.0	1100	$625	$0.57	44d	1	0.77mi
2243 Winona Ave Montgomery, AL	3.0	1.0	1492	$1,225	$0.82	22d	1	0.77mi
2241 Saint Charles Ave Unit 2247 Montgomery, AL	1.0	1.0	915	$1,475	$1.61	44d	1	0.79mi
1834 Highland Ave Unit A Montgomery, AL	1.0	1.0	980	$1,250	$1.28	44d	1	0.81mi
2310 Yancey Ave Montgomery, AL	3.0	1.0	1212	$1,250	$1.03	44d	1	0.82mi
2503 Skyline Ave Montgomery, AL	3.0	1.0	1015	$1,150	$1.13	44d	1	0.97mi
2000 Cherry St Montgomery, AL	2.0	1.0	1106	$950	$0.86	44d	1	0.98mi
2006 Harmon St Unit 3 Montgomery, AL	3.0	1.0	800	$500	$0.62	44d	1	0.99mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	22d	1	1.17mi
2001 Speigle St Montgomery, AL	3.0	1.0	1260	$1,035	$0.82	44d	1	1.17mi
319 Olivia Ct Montgomery, AL	2.0	1.0	850	$700	$0.82	22d	1	1.21mi
7 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	961	$850	$0.88	44d	1	1.22mi
215 N Court St Unit 04 Montgomery, AL	1.0	1.0	927	$1,570	$1.69	44d	1	1.25mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	22d	1	1.28mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	44d	1	1.28mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	14d	1	1.31mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	44d	1	1.33mi
1324 Federal Dr Montgomery, AL	2.0	1.0	1000	$1,100	$1.10	44d	1	1.33mi
207 Montgomery St Montgomery, AL	1.0–2.0	1.0–2.0	890	$1,785	$2.01	14d	4	1.39mi
2020 E 3rd St Montgomery, AL	2.0	1.0	1186	$750	$0.63	22d	1	1.43mi
2019 Amos St Montgomery, AL	3.0	1.5	1134	$985	$0.87	44d	1	1.43mi
1732 West St Unit 1732 A Montgomery, AL	1.0	1.0	715	$1,375	$1.92	44d	1	1.46mi
671 S Perry St Montgomery, AL	2.0	1.0–2.0	525	$1,725	$3.29	22d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $92,900 Active 210 DOM
2. 2026-06-17
   days on market $92,900 Active 209 DOM
3. 2026-06-16
   days on market $92,900 Active 208 DOM
4. 2026-06-15
   days on market $92,900 Active 207 DOM
5. 2026-06-14
   days on market $92,900 Active 205 DOM
6. 2026-06-13
   days on market $92,900 Active 204 DOM
7. 2026-06-10
   days on market $92,900 Active 202 DOM
8. 2026-06-09
   days on market $92,900 Active 201 DOM
9. 2026-06-08
   days on market $92,900 Active 200 DOM
10. 2026-06-07
    days on market $92,900 Active 199 DOM
11. 2026-06-03
    days on market $92,900 Active 195 DOM
12. 2026-06-02
    days on market $92,900 Active 194 DOM
13. 2026-06-01
    days on market $92,900 Active 193 DOM
14. 2026-05-31
    days on market $92,900 Active 192 DOM
15. 2026-05-30
    days on market $92,900 Active 191 DOM
16. 2026-03-05
    price $92,900 763-char remark

    Show marketing remark (763 chars)

    Amazing investment opportunity in desirable Capitol Heights! The property boasts two dwellings on one parcel. The main home is a two bedroom, one bathroom home with a tenant of 7+ years that is current and paying $625.00 a month. The guest apartment is a sleek one bedroom, one bathroom apartment with a tenant in place through the end of March that is current and paying $675.00 a month. The utilities for both units are included in the rent because both dwellings are on the same meters. The property is currently under professional property management. The owner wants to sell this property and 1514 Yancey, next door as a package deal but will consider selling them separately. Call me or your preferred realtor today with any questions or to schedule a tour.

17. 2026-02-10
    price $95,900 763-char remark

    Show marketing remark (763 chars)

    Amazing investment opportunity in desirable Capitol Heights! The property boasts two dwellings on one parcel. The main home is a two bedroom, one bathroom home with a tenant of 7+ years that is current and paying $625.00 a month. The guest apartment is a sleek one bedroom, one bathroom apartment with a tenant in place through the end of March that is current and paying $675.00 a month. The utilities for both units are included in the rent because both dwellings are on the same meters. The property is currently under professional property management. The owner wants to sell this property and 1514 Yancey, next door as a package deal but will consider selling them separately. Call me or your preferred realtor today with any questions or to schedule a tour.

18. 2025-12-16
    price $98,500 763-char remark

    Show marketing remark (763 chars)

    Amazing investment opportunity in desirable Capitol Heights! The property boasts two dwellings on one parcel. The main home is a two bedroom, one bathroom home with a tenant of 7+ years that is current and paying $625.00 a month. The guest apartment is a sleek one bedroom, one bathroom apartment with a tenant in place through the end of March that is current and paying $675.00 a month. The utilities for both units are included in the rent because both dwellings are on the same meters. The property is currently under professional property management. The owner wants to sell this property and 1514 Yancey, next door as a package deal but will consider selling them separately. Call me or your preferred realtor today with any questions or to schedule a tour.

19. 2025-11-20
    listed $100,000 Active 763-char remark

    Show marketing remark (763 chars)

    Amazing investment opportunity in desirable Capitol Heights! The property boasts two dwellings on one parcel. The main home is a two bedroom, one bathroom home with a tenant of 7+ years that is current and paying $625.00 a month. The guest apartment is a sleek one bedroom, one bathroom apartment with a tenant in place through the end of March that is current and paying $675.00 a month. The utilities for both units are included in the rent because both dwellings are on the same meters. The property is currently under professional property management. The owner wants to sell this property and 1514 Yancey, next door as a package deal but will consider selling them separately. Call me or your preferred realtor today with any questions or to schedule a tour.

20. 2018-08-24
    soldstatus $55,000
21. 2008-02-28
    soldstatus $48,300 745-char remark

    Show marketing remark (745 chars)

    Great starter home with a garage and a extra building(approx. 484 sq ft) in back with running water, electricity and sewer, possibly could be converted into an apartment, sq footage includes the estimate on the agent measured extra building and an old appraisal of the main house although the extra building does not have HVAC system, buyer to verify all measurements. Check out the Architectural roof, replacement double pane windows, water heater, vinyl siding and fresh paint inside. Be sure to look at the Central HVAC System in the main house!!! Did I mention a Garage too! Owner just pulled up the carpeting to expose the hardwood floors! Extra room inside main house has several ways to be used, possible extra bedroom if you ad a closet!

22. 2007-02-21
    listed $54,900 745-char remark

    Show marketing remark (745 chars)

    Great starter home with a garage and a extra building(approx. 484 sq ft) in back with running water, electricity and sewer, possibly could be converted into an apartment, sq footage includes the estimate on the agent measured extra building and an old appraisal of the main house although the extra building does not have HVAC system, buyer to verify all measurements. Check out the Architectural roof, replacement double pane windows, water heater, vinyl siding and fresh paint inside. Be sure to look at the Central HVAC System in the main house!!! Did I mention a Garage too! Owner just pulled up the carpeting to expose the hardwood floors! Extra room inside main house has several ways to be used, possible extra bedroom if you ad a closet!

ⓘ 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: $726 · $60/mo
• Projected year-2 tax: $726 · $60/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 7/10 Severe 6 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $11,454
• − Mortgage interest: −$5,204
• − Property taxes: −$726
• − Insurance: −$464
• − Repairs & maintenance: −$916
• − Management: −$916
• − Depreciation: −$2,703
• Taxable income: $525
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $1,887/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): 8,001
• Household income: $32,492
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 642.0

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 0.69)
• Race & ethnicity: Black 43% White 27% Hispanic / Latino 23% Two or more races 20%
• Hispanic origin (detail): Mexican 8% Cuban 3%
• Common ancestry: Slovak 1% Iranian 1% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 83% English-only · Spanish 13%

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: ▼ -18.16%
• Current HPI: 147.8065
• Rent YoY: ▲ 5.05%
• 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

+69.2% since first listed

7 events — show timeline

• 2026-03-05 Price Changed $92,900 MAAR
• 2026-02-10 Price Changed $95,900 MAAR
• 2025-12-16 Price Changed $98,500 MAAR
• 2025-11-20 Listed $100,000 MAAR
• 2018-08-24 Sold (Public Records) $55,000 Public Records
• 2008-02-28 Sold (MLS) $48,300 MAAR
• 2007-02-21 Listed $54,900 MAAR

Property tax history

+9.7%/yr

Latest (2025): $726 · -10.0% YoY. Source: county tax records.