2716 Rutland St · Montgomery, AL 36108

$35,000

2 bd · 1.0 ba · 616 sqft · SingleFamily public records · 25 Days on market

Built 1950 6,098 sqft lot Est $63k · 44% under ↓ 31% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

Check this one out! This updated 2-bedroom, 1-bath home is perfect for college students, investors, or small families. Recent upgrades include new carpet, fresh paint, updated bathroom flooring, and new kitchen flooring. The kitchen also features updated countertops and a stylish backsplash. Additional highlights include central heating and air conditioning, security bars, and convenient on-site storage. Call your favorite real estate agent today. Buyer should verify schools if of importance.

Key facts

• Central heating
• Air conditioning
• Stylish backsplash

Tags

• UPDATED BATHROOM FLOORING
• UPDATED COUNTERTOPS
• STYLISH BACKSPLASH
• CENTRAL HEATING
• AIR CONDITIONING
• SECURITY BARS

Property features AI

Finance

• Other: Annual tax amount listed (financial detail)
• Financial info: Operating expenses reported as none

Exterior

• Parking: Driveway; Parking pad; Three parking pads
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story property; New construction; Slab foundation
• Construction: Brick construction; Slab foundation; Completed in public records as built
• Exterior features: Level lot with mature trees; Outside city limits; Storage and workshop structures; Subdivision setting; Public road frontage

Interior

• Bedrooms: 1 room on the first level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating and cooling; Electric and gas capable systems; Heat pump
• Interior features: Carpet, tile, and vinyl flooring; Storage space
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.6% 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: 65 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($242 loan paydown + $947 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $34,475 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.29% ✓
• Cap rate: 20.55%
• Cash-on-cash: 50.92%
• DSCR: 3.27
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $62,832
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2620 Rutland St	0.10mi	2/1.0	616 (0%)	15mo	$19,000	$31	83
3315 Boone St	0.38mi	2/1.0	616 (0%)	14mo	$63,000	$102	71

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: 55.7%
• Equity multiple: 4.08×
• Total profit: $30,158
• Equity at exit: $15,163

10-year hold

• IRR: 55.5%
• Equity multiple: 8.24×
• Total profit: $70,920
• Equity at exit: $22,930

Cash invested: $9,800 (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: 65
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$18 /mo · $216/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $416

Break-even live

Break-even rent $274

Max offer price $35,000

Occupancy floor 43%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3208 Caffey Dr Montgomery, AL	2.0	1.0	616	$800	$1.30	43d	1	0.12mi

Listing history 18 events

1. 2026-06-18
   days on market $35,000 Active 25 DOM
2. 2026-06-17
   days on market $35,000 Active 24 DOM
3. 2026-06-16
   days on market $35,000 Active 23 DOM
4. 2026-06-15
   days on market $35,000 Active 22 DOM
5. 2026-06-14
   days on market $35,000 Active 20 DOM
6. 2026-06-13
   days on market $35,000 Active 19 DOM
7. 2026-06-10
   days on market $35,000 Active 17 DOM
8. 2026-06-09
   days on market $35,000 Active 16 DOM
9. 2026-06-08
   pricedays on market $35,000 Active 15 DOM
10. 2026-06-07
    days on market $45,000 Active 14 DOM
11. 2026-06-03
    days on market $45,000 Active 10 DOM
12. 2026-06-02
    days on market $45,000 Active 9 DOM
13. 2026-06-01
    days on market $45,000 Active 8 DOM
14. 2026-05-31
    days on market $45,000 Active 7 DOM
15. 2026-05-30
    days on market $45,000 Active 6 DOM
16. 2026-05-23
    listed $45,000 Active
17. 2025-10-29
    price $55,000
18. 2025-09-04
    listed $65,000 Active

ⓘ 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: $216 · $18/mo
• Projected year-2 tax: $216 · $18/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: $9,600
• − Mortgage interest: −$1,961
• − Property taxes: −$216
• − Insurance: −$175
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$1,018
• Taxable income: $4,694
• Est. tax owed @ 24.0%: −$1,127
• After-tax cash flow: $3,864/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

-30.8% since first listed

3 events — show timeline

• 2026-05-23 Listed $45,000 MAAR
• 2025-10-29 Price Changed $55,000 MAAR
• 2025-09-04 Listed $65,000 MAAR

Property tax history

+5.7%/yr

Latest (2025): $216 · +6.7% YoY. Source: county tax records.