1428 Flamingo Rd · Montgomery, AL 36116

$109,900

3 bd · 2.0 ba · 1,723 sqft · SingleFamily public records · 104 Days on market

Built 1962 0.59 ac lot $64/sqft · 6% below area Est $117k · 6% under

---

Why this score? — see what drove the B- 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 +29.8/30.0
• ARV discount +10.2/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1428 Flamingo Road, a well-maintained 3-bedroom, 2-bathroom single-story home offering comfort, convenience, and classic charm. This inviting property features a functional layout with spacious living areas, comfortable bedrooms, and plenty of natural light throughout. The home has been carefully maintained, making it move-in ready for its next owner. The single-level design provides easy accessibility and a practical flow between living spaces, perfect for everyday living or entertaining. Each bedroom offers ample space, while the two full bathrooms provide convenience for family and guests.

Key facts

• 0.59 acre lot
• Parking
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 (+5.7%/yr); 293 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 31% of the median local income ($55k/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 $760 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 + 5.7% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 37% 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 $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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: 1.28% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.76%
• DSCR: 1.70
• GRM: 6.5

CMA / ARV

• ARV (median comp): $116,848
• List price: $109,900
• Delta: -5.95%
• 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
1160 Queensbury Dr	0.38mi	3/2.0	1,734 (+1%)	8mo	$115,000	$66	74
829 Leicester Dr	0.51mi	3/2.0	1,774 (+3%)	3mo	$50,000	$28	69
731 Leicester Dr	0.57mi	3/2.0	1,743 (+1%)	7mo	$140,000	$80	66
3926 Princeton Rd	0.56mi	4/2.0 (+1)	1,716 (-0%)	5mo	$160,000	$93	64
1712 Marlowe Dr	0.37mi	3/2.0	1,530 (-11%)	2mo	$150,000	$98	62
4712 Falcon Ln	0.55mi	3/2.0	1,636 (-5%)	9mo	$132,000	$81	58
743 Leicester Dr	0.56mi	3/2.0	1,610 (-7%)	6mo	$124,000	$77	58
4512 Delray Rd	0.38mi	3/2.0	1,500 (-13%)	9mo	$125,000	$83	54
628 Lynwood Dr	0.71mi	3/2.0	1,834 (+6%)	5mo	$106,000	$58	52
1180 Freemont Dr	0.75mi	3/2.0	1,805 (+5%)	7mo	$130,000	$72	51
1063 Druid Hills Dr	0.57mi	3/3.0	1,550 (-10%)	4mo	$61,000	$39	49
1152 Woodbridge Dr	0.51mi	4/2.0 (+1)	1,529 (-11%)	8mo	$135,000	$88	46

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: 9.4%
• Equity multiple: 1.38×
• Total profit: $11,771
• Equity at exit: $16,386

10-year hold

• IRR: 20.6%
• Equity multiple: 2.95×
• Total profit: $60,014
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$576
• Tax from tax record: −$84 /mo · $1,002/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $404

Break-even live

Break-even rent $893

Max offer price $109,900

Occupancy floor 66%

Sensitivity live

Price	-10% $466	-5% $435	+0% $404	+5% $373	+10% $342
Rent	-10% $293	-5% $349	+0% $404	+5% $460	+10% $515
Rate	-1.0pp $460	-0.5pp $432	base $404	+0.5pp $376	+1.0pp $347

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1219 Biscayne Dr Montgomery, AL	4.0	1.5	1228	$1,295	$1.05	22d	1	0.22mi
4342 Sunshine Dr Montgomery, AL	3.0	2.0	1323	$1,250	$0.94	14d	1	0.23mi
1355 Buckingham Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	14d	1	0.25mi
1114 Druid Hills Dr Montgomery, AL	3.0	1.0	1192	$1,250	$1.05	22d	1	0.47mi
1434 E Audubon Rd Montgomery, AL	4.0	2.0	2237	$1,475	$0.66	44d	1	0.53mi
915 Queensbury Dr Montgomery, AL	4.0	2.0	1783	$1,500	$0.84	44d	1	0.69mi
1067 Roslyn Dr Montgomery, AL	4.0	2.0	1760	$1,125	$0.64	22d	1	0.70mi
548 Winston Dr Montgomery, AL	2.0	2.5	1396	$1,000	$0.72	44d	1	0.78mi
3720 Stanley Dr Montgomery, AL	4.0	2.0	1719	$1,650	$0.96	22d	1	0.82mi
3708 Princeton Rd Montgomery, AL	2.0	2.0	1749	$900	$0.51	22d	1	0.83mi
3701 Wesley Dr Unit 3737 Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	44d	1	0.84mi
3737 Wesley Dr Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	44d	1	0.87mi
3649 Princeton Rd Montgomery, AL	3.0	1.0	1266	$1,200	$0.95	22d	1	0.89mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	44d	1	0.97mi
1437 Beaumont Dr Montgomery, AL	4.0	2.0	2029	$1,500	$0.74	44d	1	1.02mi
2230 Woodley Sq W Montgomery, AL	1.0–2.0	1.0–2.0	902	$898	$1.00	14d	11	1.03mi
3770 Maclamar Rd Montgomery, AL	3.0	1.0	1129	$950	$0.84	22d	1	1.12mi
3543 Berkley Dr Montgomery, AL	4.0	2.0	2067	$1,575	$0.76	14d	1	1.20mi
3608 Wilmington Rd Montgomery, AL	3.0	1.0	1160	$950	$0.82	44d	1	1.28mi
3510 Bankhead Ave Montgomery, AL	3.0	3.0	2210	$2,250	$1.02	44d	1	1.33mi
3445 Le Bron Rd Montgomery, AL	4.0	1.0	1100	$1,050	$0.95	22d	1	1.36mi
3515 Norman Bridge Rd Unit A Montgomery, AL	2.0	1.0	1150	$1,150	$1.00	44d	1	1.40mi

Listing history 25 events

1. 2026-06-18
   days on market $109,900 Active 104 DOM
2. 2026-06-17
   days on market $109,900 Active 103 DOM
3. 2026-06-16
   days on market $109,900 Active 102 DOM
4. 2026-06-15
   days on market $109,900 Active 101 DOM
5. 2026-06-14
   days on market $109,900 Active 99 DOM
6. 2026-06-13
   pricedays on market $109,900 Active 98 DOM
7. 2026-06-10
   days on market $119,900 Active 96 DOM
8. 2026-06-09
   days on market $119,900 Active 95 DOM
9. 2026-06-08
   days on market $119,900 Active 94 DOM
10. 2026-06-07
    days on market $119,900 Active 93 DOM
11. 2026-06-03
    days on market $119,900 Active 89 DOM
12. 2026-06-02
    days on market $119,900 Active 88 DOM
13. 2026-06-01
    days on market $119,900 Active 87 DOM
14. 2026-05-31
    days on market $119,900 Active 86 DOM
15. 2026-05-30
    days on market $119,900 Active 85 DOM
16. 2026-05-15
    price $124,900 610-char remark

    Show marketing remark (610 chars)

    Welcome to 1428 Flamingo Road, a well-maintained 3-bedroom, 2-bathroom single-story home offering comfort, convenience, and classic charm. This inviting property features a functional layout with spacious living areas, comfortable bedrooms, and plenty of natural light throughout. The home has been carefully maintained, making it move-in ready for its next owner. The single-level design provides easy accessibility and a practical flow between living spaces, perfect for everyday living or entertaining. Each bedroom offers ample space, while the two full bathrooms provide convenience for family and guests.

17. 2026-04-25
    price $129,900 610-char remark

    Show marketing remark (610 chars)

    Welcome to 1428 Flamingo Road, a well-maintained 3-bedroom, 2-bathroom single-story home offering comfort, convenience, and classic charm. This inviting property features a functional layout with spacious living areas, comfortable bedrooms, and plenty of natural light throughout. The home has been carefully maintained, making it move-in ready for its next owner. The single-level design provides easy accessibility and a practical flow between living spaces, perfect for everyday living or entertaining. Each bedroom offers ample space, while the two full bathrooms provide convenience for family and guests.

18. 2026-04-12
    price $134,900 610-char remark

    Show marketing remark (610 chars)

    Welcome to 1428 Flamingo Road, a well-maintained 3-bedroom, 2-bathroom single-story home offering comfort, convenience, and classic charm. This inviting property features a functional layout with spacious living areas, comfortable bedrooms, and plenty of natural light throughout. The home has been carefully maintained, making it move-in ready for its next owner. The single-level design provides easy accessibility and a practical flow between living spaces, perfect for everyday living or entertaining. Each bedroom offers ample space, while the two full bathrooms provide convenience for family and guests.

19. 2026-03-06
    listed $139,900 Active 610-char remark

    Show marketing remark (610 chars)

    Welcome to 1428 Flamingo Road, a well-maintained 3-bedroom, 2-bathroom single-story home offering comfort, convenience, and classic charm. This inviting property features a functional layout with spacious living areas, comfortable bedrooms, and plenty of natural light throughout. The home has been carefully maintained, making it move-in ready for its next owner. The single-level design provides easy accessibility and a practical flow between living spaces, perfect for everyday living or entertaining. Each bedroom offers ample space, while the two full bathrooms provide convenience for family and guests.

20. 2022-11-28
    soldstatus $80,000
21. 2022-11-21
    soldstatus $80,000 147-char remark

    Show marketing remark (147 chars)

    Spacious 3 bedroom/2 bath home. The kitchen opens up to the den area. High ceilings and a large great room. The backyard is HUGE! Perfect for BBQs.

22. 2022-07-11
    listed $95,000 147-char remark

    Show marketing remark (147 chars)

    Spacious 3 bedroom/2 bath home. The kitchen opens up to the den area. High ceilings and a large great room. The backyard is HUGE! Perfect for BBQs.

23. 2011-09-19
    listed $89,000
24. 2004-03-31
    soldstatus $77,700
25. 2004-02-17
    listed $79,900

ⓘ 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: $1,002 · $84/mo
• Projected year-2 tax: $1,002 · $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 ≥108°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,859
• − Mortgage interest: −$6,156
• − Property taxes: −$1,002
• − Insurance: −$550
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$3,197
• Taxable income: $3,257
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $4,069/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

+56.3% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $124,900 Greater Alabama MLS
• 2026-04-25 Price Changed $129,900 Greater Alabama MLS
• 2026-04-12 Price Changed $134,900 Greater Alabama MLS
• 2026-03-06 Listed $139,900 Greater Alabama MLS
• 2022-11-28 Sold (Public Records) $80,000 Public Records
• 2022-11-21 Sold (MLS) $80,000 MAAR
• 2022-07-11 Listed $95,000 MAAR
• 2011-09-19 Listed $89,000 MAAR
• 2004-03-31 Sold (MLS) $77,700 MAAR
• 2004-02-17 Listed $79,900 MAAR

Property tax history

+11.7%/yr

Latest (2025): $1,002 · +5.2% YoY. Source: county tax records.