1117 Congress St · Montgomery, AL 36108

$20,000

3 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 112 Days on market

Built 1940 $15/sqft · 37% below area Est $32k · 37% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +6.4/10.0
• 1% rule +5.0/10.0
• DSCR +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

Listing remarks MLS

Opportunity knocks! This 3-bedroom, 1-bath home at 1117 Congress Street is a true investor special with strong potential for fix-and-flip or rental income. Located in an up-and-coming area of Montgomery, this property is just minutes from downtown, schools, parks, and major thoroughfares. The home needs TLC but offers a solid layout, spacious yard, and classic charm ready to be revived. Whether you're a seasoned investor or just starting out, this is your chance to add value and build equity in a growing market.

Key facts

• Spacious yard
• Classic charm
• Built 1940

Tags

• SPACIOUS YARD
• CLASSIC CHARM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (9.0% below list) — sets the bar for market timing.
• Cap rate 55.1% 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: 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: Nixon Elementary School (math 2% / reading 8%, grade F, #618 of 627 statewide, top 100%, 441 students, 97% FRL, charter); Bellingrath Middle School (math 0% / reading 12%, grade F, #252 of 257 statewide, top 98%, 607 students, 96% FRL, charter); Lanier Senior High School (math 2% / reading 12%, grade F, #265 of 305 statewide, top 89%, 798 students, 94% FRL) — zoned schools average 95% FRL vs 70% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 6% at this address vs 20% district-wide (-14 pts) — the specific schools serving this property underperform the Montgomery County average; the district grade overstates school quality for this exact location.
• Market conditions: 63 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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

• In year one you build about $679 of equity ($138 loan paydown + $541 appreciation (2.7% local appreciation)).
• Montgomery County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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

• Watch-outs: built in 1940 — 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 $18,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 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 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: 6.02% ✓
• Cap rate: 55.08%
• Cash-on-cash: 174.23%
• DSCR: 8.75
• GRM: 1.4

CMA / ARV

• ARV (median comp): $31,976
• List price: $20,000
• Delta: -37.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 Georgia St	0.18mi	2/1.0 (-1)	1,232 (-6%)	4mo	$16,000	$13	74
1208 S Holt St	0.17mi	3/1.5	1,404 (+8%)	14mo	$17,000	$12	66
1422 S Holt St	0.28mi	4/1.0 (+1)	1,248 (-4%)	11mo	$42,000	$34	66
1136 Persons St	0.59mi	3/1.0	1,320 (+1%)	6mo	$10,000	$8	65
1005 Adeline St	0.12mi	4/1.0 (+1)	1,404 (+8%)	16mo	$81,000	$58	63
1148 Bragg St	0.31mi	3/1.0	1,456 (+12%)	6mo	$18,000	$12	61
1549 S Court St	0.65mi	2/1.0 (-1)	1,315 (+1%)	7mo	$136,000	$103	57
1402 Bragg St	0.45mi	3/1.0	1,232 (-6%)	18mo	$52,000	$42	55
24 Flood St	0.55mi	2/1.0 (-1)	1,170 (-10%)	1mo	$33,000	$28	51
612 Clarke St	0.40mi	3/2.0	1,424 (+9%)	17mo	$83,000	$58	48
2128 Early St	0.59mi	2/1.0 (-1)	1,119 (-14%)	10mo	$30,000	$27	35
1142 S Lawrence St	0.74mi	2/1.0 (-1)	1,460 (+12%)	14mo	$75,000	$51	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.63×
• Total profit: $53,903
• Equity at exit: $8,664

10-year hold

• IRR: —
• Equity multiple: 22.38×
• Total profit: $119,731
• Equity at exit: $13,103

Cash invested: $5,600 (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 36108

• Home prices YoY: 2.9%
• Active inventory: 63
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,204 high
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $813

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 27%

Sensitivity live

Price	-10% $827	-5% $820	+0% $813	+5% $806	+10% $799
Rent	-10% $718	-5% $765	+0% $813	+5% $861	+10% $908
Rate	-1.0pp $823	-0.5pp $818	base $813	+0.5pp $808	+1.0pp $803

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 W Cromwell St Montgomery, AL	4.0	2.0	1645	$1,350	$0.82	23d	1	0.56mi
24 Flood St Montgomery, AL	2.0	1.0	1140	$1,000	$0.88	23d	1	0.57mi
1314 S Court St Montgomery, AL	2.0	2.0	1650	$1,495	$0.91	16d	1	0.60mi
1301 S Perry St Unit A Montgomery, AL	2.0	1.0	1100	$950	$0.86	16d	1	0.74mi
1020 S Lawrence St Montgomery, AL	2.0	1.0	1711	$2,000	$1.17	16d	1	0.77mi
1259 S Lawrence St Montgomery, AL	3.0	1.0	1728	$1,300	$0.75	46d	1	0.81mi
545 Clay St Montgomery, AL	2.0	2.0	1104	$1,050	$0.95	46d	1	0.99mi
605 Maxwell Blvd Montgomery, AL	1.0–2.0	1.0–2.0	971	$1,943	$2.00	16d	11	1.06mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	46d	1	1.07mi
3220 Doris Cir Montgomery, AL	3.0	1.0	1139	$1,100	$0.97	46d	1	1.10mi
207 Montgomery St Montgomery, AL	1.0–2.0	1.0–2.0	890	$1,785	$2.01	16d	4	1.12mi
139 Mount Vernon Dr Unit A Montgomery, AL	4.0	2.5	1700	$1,000	$0.59	46d	1	1.16mi
3225 McElvy St Montgomery, AL	3.0	2.0	1258	$1,350	$1.07	16d	1	1.19mi
718 W Edgemont Ave Unit B Montgomery, AL	2.0	1.0	875	$800	$0.91	23d	1	1.20mi
718 W Edgemont Ave Unit A Montgomery, AL	3.0	1.0	875	$875	$1.00	46d	1	1.20mi
1919 Norman Bridge Ct Unit 1043838P Montgomery, AL	4.0	3.0	1539	$4,108	$2.67	46d	1	1.23mi
428 Thorn Pl Montgomery, AL	2.0	1.0	1549	$1,450	$0.94	46d	1	1.31mi
519 Thorn Pl Montgomery, AL	2.0	1.0	1632	$650	$0.40	23d	1	1.34mi
2654 Rutland St Montgomery, AL	3.0	1.0	1176	$1,075	$0.91	23d	1	1.35mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	23d	1	1.45mi
3577 Whiting Ave Montgomery, AL	3.0	1.0	1269	$1,150	$0.91	46d	1	1.46mi

Listing history 7 events

1. 2026-05-31
   days on market $20,000 Active 112 DOM
2. 2026-05-30
   days on market $20,000 Active 111 DOM
3. 2026-02-08
   listed $20,000 Active 517-char remark

   Show marketing remark (517 chars)

   Opportunity knocks! This 3-bedroom, 1-bath home at 1117 Congress Street is a true investor special with strong potential for fix-and-flip or rental income. Located in an up-and-coming area of Montgomery, this property is just minutes from downtown, schools, parks, and major thoroughfares. The home needs TLC but offers a solid layout, spacious yard, and classic charm ready to be revived. Whether you're a seasoned investor or just starting out, this is your chance to add value and build equity in a growing market.

4. 2017-03-15
   listed $6,000
5. 2012-07-31
   listed $7,500
6. 2011-08-01
   listed $7,500
7. 2009-05-29
   listed $18,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $14,450
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$582
• Taxable income: $10,036
• Est. tax owed @ 24.0%: −$2,409
• After-tax cash flow: $7,348/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
• City population: 175,913
• Population (ZIP): 15,549

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 (82%)
• Race & ethnicity: Black 82% White 10% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 2.71%
• Current HPI: 95.2405
• Rent YoY: —
• Metro: —
• 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

+11.1% since first listed

5 events — show timeline

• 2026-02-08 Listed $20,000 MAAR
• 2017-03-15 Listed $6,000 MAAR
• 2012-07-31 Listed $7,500 MAAR
• 2011-08-01 Listed $7,500 MAAR
• 2009-05-29 Listed $18,000 MAAR

Property tax history

-1.4%/yr

Latest (2020): $39 · +0.0% YoY. Source: county tax records.