1618 S Parkview Dr · Montgomery, AL 36117

$265,000

3 bd · 2.0 ba · 1,733 sqft · SingleFamily public records · 54 Days on market

Built 2001 0.30 ac lot $153/sqft · at area comps Est $272k · at est.

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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 +22.9/30.0
• ARV discount +8.7/15.0
• DSCR +7.4/10.0
• 1% rule +5.4/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in beautiful Halcyon Meadows, this house has architectural details that draws attention! The welcoming foyer is large and has pretty tiled flooring which leads to an expansive, comfortable family room containing a warm fireplace and crowned by an attractive trey ceiling with beautiful molding. The exquisite formal dining room has crown molding, trey ceiling and pretty chair railing. The kitchen has plenty of cabinet space and a pantry! The open design is great for visiting while cooking favorite dishes! The breakfast nook is surrounded by windows adding plenty of natural light and facing a pretty, shaded back yard. All the appliances, including the refrigerator, remain! The master bedroom is roomy and has an attractive trey ceiling and has the "feel" of coziness and comfort. The master bathroom has a double vanity, garden tub, separate tiled shower, and large closet! The guest bedrooms are on the other side of the house (mother-in-law plan) and are so comfortable. With an open and inviting floor plan this home offers space and is comfortable and relaxing. The back yard has a patio fire up the grill!) as well nice shade and room for play. It is fully fenced with a BRAND NEW privacy fence and gates on both sides. This pretty home is close to shopping at East Chase, the interstate, many restaurants, places of worship, parks and so much more.

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 2001

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway; Garage with door opener; Parking pad(s) (2)
• Security: Security system; Fire alarm
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Single-story home; Brick construction; Slab foundation; Public road frontage on a paved road; Lot in a subdivision (approx. 0.3 acre, 78' x 165' x 75' x 165')
• Construction: Built per public records; Brick exterior
• Exterior features: Fully fenced yard with privacy fencing; Covered porch; Patio

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Disposal; Refrigerator; Smooth cooktop; Electric water heater
• Bedrooms: Bedrooms located on the first floor
• Flooring: Plank flooring; Tile flooring; Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Tray ceilings; Carbon monoxide detector; Double vanity; Garden/Roman tub; High ceilings; Pull-down attic stairs; Separate shower; Walk-in closets; Window treatments; Programmable thermostat; Blinds; Double-pane windows
• Laundry & utility: Washer hookup; Dryer hookup; Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $257k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 (+3.0%/yr); 407 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 44% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $8k 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 54 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y 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 $230k; 15% 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 $257,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.54%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (median comp): $272,415
• List price: $265,000
• Delta: -2.72%
• 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
8211 Greyfield Dr	0.16mi	3/2.0	1,784 (+3%)	1mo	$289,900	$163	87
8119 Greyfield Dr	0.10mi	3/2.0	1,784 (+3%)	9mo	$255,000	$143	83
8243 Lochwood Dr	0.13mi	3/2.0	1,826 (+5%)	9mo	$250,000	$137	77
8209 Phyllis Ct	0.45mi	3/2.0	1,822 (+5%)	3mo	$245,000	$134	68
8469 Witham Way	0.45mi	3/2.0	1,815 (+5%)	9mo	$395,000	$218	63
2745 Halcyon Downs Loop	0.54mi	3/2.0	1,617 (-7%)	2mo	$235,000	$145	62
2533 Halcyon Downs Loop	0.61mi	3/2.0	1,649 (-5%)	2mo	$215,000	$130	62
1664 Prairie Ln	0.71mi	3/2.0	1,790 (+3%)	2mo	$226,500	$127	59
6536 Monmouth Mews	0.50mi	3/2.0	1,895 (+9%)	4mo	$240,000	$127	58
2229 Halcyon Downs Loop	0.51mi	3/2.0	1,581 (-9%)	4mo	$200,000	$127	58
2300 Brookstone Dr	0.55mi	3/2.0	1,991 (+15%)	3mo	$270,000	$136	47
1636 Prairie Ln	0.69mi	3/2.5	1,926 (+11%)	2mo	$257,000	$133	45

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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-13,297
• Equity at exit: $39,512

10-year hold

• IRR: 4.8%
• Equity multiple: 1.36×
• Total profit: $26,415
• Equity at exit: $22,912

Cash invested: $74,200 (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 36117

• Home prices YoY: -20.0%
• Rents YoY: 3.0%
• Active inventory: 407
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,749 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$205 /mo · $2,465/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $466

Break-even live

Break-even rent $2,159

Max offer price $265,000

Occupancy floor 78%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6536 Monmouth Mews Unit 1533650P Montgomery, AL	3.0	2.0	1894	$4,714	$2.49	20d	1	0.50mi
2229 Halcyon Downs Loop Unit 1525028P Montgomery, AL	3.0	2.0	1571	$5,675	$3.61	13d	1	0.52mi
6509 Enfield Mews Unit 1471753P Montgomery, AL	4.0	2.0	1969	$4,686	$2.38	13d	1	0.53mi
8636 Harvest Ridge Dr Montgomery, AL	3.0	2.0	2216	$2,100	$0.95	13d	1	1.08mi
8636 Harvest Ridge Dr Montgomery, AL	3.0	2.0	2216	$2,200	$0.99	20d	1	1.08mi
8700 Seaton Blvd Montgomery, AL	1.0–3.0	1.0–2.0	1081	$1,864	$1.72	13d	35	1.11mi
8706 Twelve Oaks Ln Montgomery, AL	3.0	2.0	2050	$2,100	$1.02	20d	1	1.12mi
7448 Pinnacle Pt Montgomery, AL	3.0	2.0	1581	$2,000	$1.27	43d	1	1.19mi
7528 Pinnacle Ct Montgomery, AL	3.0	2.0	1607	$1,850	$1.15	43d	1	1.27mi
8462 Eastchase Pkwy Montgomery, AL	1.0–3.0	1.0–2.0	1015	$1,796	$1.77	13d	17	1.38mi

Listing history 33 events

1. 2026-06-19
   status $265,000 Pending 54 DOM
2. 2026-06-18
   days on market $265,000 Contingent 54 DOM
3. 2026-06-17
   days on market $265,000 Contingent 53 DOM
4. 2026-06-16
   days on market $265,000 Contingent 52 DOM
5. 2026-06-15
   days on market $265,000 Contingent 51 DOM
6. 2026-06-14
   days on market $265,000 Contingent 49 DOM
7. 2026-06-13
   days on market $265,000 Contingent 48 DOM
8. 2026-06-10
   days on market $265,000 Contingent 46 DOM
9. 2026-06-09
   days on market $265,000 Contingent 45 DOM
10. 2026-06-08
    days on market $265,000 Contingent 44 DOM
11. 2026-06-07
    days on market $265,000 Contingent 43 DOM
12. 2026-06-03
    statusdays on market $265,000 Contingent 39 DOM
13. 2026-06-02
    days on market $265,000 Active 38 DOM
14. 2026-06-01
    days on market $265,000 Active 37 DOM
15. 2026-05-31
    days on market $265,000 Active 36 DOM
16. 2026-05-30
    days on market $265,000 Active 35 DOM
17. 2026-05-12
    status Active 1753-char remark
18. 2026-04-28
    historical Contingent 1753-char remark
19. 2026-04-25
    listed $265,000 Active 1753-char remark
20. 2022-10-13
    soldstatus $229,900
21. 2022-10-13
    soldstatus $229,900
22. 2022-10-10
    soldstatus $229,900 1379-char remark

    Show marketing remark (1379 chars)

    Located in beautiful Halcyon Meadows, this house has architectural details that draws attention! The welcoming foyer is large and has pretty tiled flooring which leads to an expansive, comfortable family room containing a warm fireplace and crowned by an attractive trey ceiling with beautiful molding. The exquisite formal dining room has crown molding, trey ceiling and pretty chair railing. The kitchen has plenty of cabinet space and a pantry! The open design is great for visiting while cooking favorite dishes! The breakfast nook is surrounded by windows adding plenty of natural light and facing a pretty, shaded back yard. All the appliances, including the refrigerator, remain! The master bedroom is roomy and has an attractive trey ceiling and has the "feel" of coziness and comfort. The master bathroom has a double vanity, garden tub, separate tiled shower, and large closet! The guest bedrooms are on the other side of the house (mother-in-law plan) and are so comfortable. With an open and inviting floor plan this home offers space and is comfortable and relaxing. The back yard has a patio fire up the grill!) as well nice shade and room for play. It is fully fenced with a BRAND NEW privacy fence and gates on both sides. This pretty home is close to shopping at East Chase, the interstate, many restaurants, places of worship, parks and so much more.

23. 2022-09-09
    listed $229,900 1379-char remark

    Show marketing remark (1379 chars)

    Located in beautiful Halcyon Meadows, this house has architectural details that draws attention! The welcoming foyer is large and has pretty tiled flooring which leads to an expansive, comfortable family room containing a warm fireplace and crowned by an attractive trey ceiling with beautiful molding. The exquisite formal dining room has crown molding, trey ceiling and pretty chair railing. The kitchen has plenty of cabinet space and a pantry! The open design is great for visiting while cooking favorite dishes! The breakfast nook is surrounded by windows adding plenty of natural light and facing a pretty, shaded back yard. All the appliances, including the refrigerator, remain! The master bedroom is roomy and has an attractive trey ceiling and has the "feel" of coziness and comfort. The master bathroom has a double vanity, garden tub, separate tiled shower, and large closet! The guest bedrooms are on the other side of the house (mother-in-law plan) and are so comfortable. With an open and inviting floor plan this home offers space and is comfortable and relaxing. The back yard has a patio fire up the grill!) as well nice shade and room for play. It is fully fenced with a BRAND NEW privacy fence and gates on both sides. This pretty home is close to shopping at East Chase, the interstate, many restaurants, places of worship, parks and so much more.

24. 2018-05-18
    listed $179,000
25. 2015-07-27
    soldstatus $333,500
26. 2015-07-24
    soldstatus $165,000
27. 2014-07-01
    listed $167,000
28. 2005-10-28
    soldstatus $185,000
29. 2005-09-30
    listed $185,000
30. 2004-11-23
    soldstatus $169,750
31. 2004-09-27
    listed $179,900
32. 2001-07-30
    soldstatus $160,000
33. 2001-04-13
    listed $162,000

ⓘ 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: $2,465 · $205/mo
• Projected year-2 tax: $2,465 · $205/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 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,991
• − Mortgage interest: −$14,844
• − Property taxes: −$2,465
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,639
• − Management: −$2,639
• − Depreciation: −$7,709
• Taxable income: $1,370
• Est. tax owed @ 24.0%: −$329
• After-tax cash flow: $5,268/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): 53,172
• Household income: $74,720
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1742.0

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 0.60)
• Race & ethnicity: Black 53% White 34% Asian 8% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 9% · South Korea, Canada, China
• Languages at home: 90% English-only · Korean 4% Spanish 3% 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: ▼ -37.24%
• Current HPI: 148.7728
• Rent YoY: ▲ 2.99%
• 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

+63.6% since first listed

19 events — show timeline

• 2026-06-19 Pending — MAAR
• 2026-06-03 Contingent — MAAR
• 2026-05-12 Relisted — MAAR
• 2026-04-28 Contingent — MAAR
• 2026-04-25 Listed $265,000 MAAR
• 2022-10-13 Sold (Public Records) $229,900 Public Records
• 2022-10-13 Sold (Public Records) $229,900 Public Records
• 2022-10-10 Sold (MLS) $229,900 MAAR
• 2022-09-09 Listed $229,900 MAAR
• 2018-05-18 Listed $179,000 MAAR
• 2015-07-27 Sold (Public Records) $333,500 Public Records
• 2015-07-24 Sold (MLS) $165,000 MAAR
• 2014-07-01 Listed $167,000 MAAR
• 2005-10-28 Sold (MLS) $185,000 MAAR
• 2005-09-30 Listed $185,000 MAAR
• 2004-11-23 Sold (MLS) $169,750 MAAR
• 2004-09-27 Listed $179,900 MAAR
• 2001-07-30 Sold (MLS) $160,000 MAAR
• 2001-04-13 Listed $162,000 MAAR

Property tax history

+12.9%/yr

Latest (2025): $2,465 · +1.5% YoY. Source: county tax records.