130 E Salem Dr · Montgomery, AL 36109

$115,000

3 bd · 1.0 ba · 1,530 sqft · SingleFamily public records · 30 Days on market

Built 1950 7,405 sqft lot Est $130k · 12% under

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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 +26.7/30.0
• ARV discount +12.7/15.0
• DSCR +9.1/10.0
• 1% rule +6.5/10.0
• 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

Don't miss this opportunity to own this charming 3 bed 1 bath home. This house sits in a nice little neighborhood between the Atlanta Highway and Eastbrook. It's super convenient to the downtown area, shopping and Gunter AFB. Real hard wood floors and lots of natural light are just some of the features that you'll appreciate in this home. Call today to see this one!

Key facts

• Hot water heater
• Minutes to downtown
• Rewired

Tags

• HARDWOOD FLOORS
• HOT WATER HEATER
• FURNACE
• REWIRED
• LOCATION RIGHT OFF ATLANTA HWY
• MINUTES TO DOWNTOWN

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet available; Public water; Public sewer
• Home design: Single-story; Brick and vinyl siding construction; Slab foundation; Year built per public records
• Construction: Brick exterior; Vinyl siding; Slab foundation
• Exterior features: Fully fenced yard with partial fencing as well; Patio; City lot; Public road frontage with paved road

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Gas water heater
• Bedrooms: Total of 8 rooms (bedroom count not specified)
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Tile and wood flooring
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 (+2.6%/yr); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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 + 2.6% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $115k implies a 109% gain — meaningful room to come down on a strong offer.

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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,275 (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: 1.15% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.57%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $130,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Salem Dr	0.14mi	3/1.0	1,391 (-9%)	1mo	$118,000	$85	78
47 Salem Dr	0.15mi	3/2.0	1,419 (-7%)	3mo	$162,500	$115	75
3558 S Georgetown Dr	0.50mi	3/2.0	1,507 (-2%)	1mo	$142,000	$94	70
3326 Vermont Dr	0.48mi	3/2.0	1,568 (+2%)	2mo	$80,000	$51	68
45 Kent St	0.28mi	3/1.0	1,338 (-12%)	3mo	$94,000	$70	64
20 Arden Rd	0.59mi	3/2.0	1,575 (+3%)	1mo	$165,000	$105	63
3 Kent St	0.24mi	3/2.0	1,305 (-15%)	1mo	$102,750	$79	60
3402 Princess Ann St	0.71mi	3/1.0	1,456 (-5%)	2mo	$85,000	$58	57
3553 S Georgetown Dr	0.51mi	3/2.0	1,674 (+9%)	0mo	$140,000	$84	56
3481 Biltmore Ave	0.63mi	2/1.0 (-1)	1,448 (-5%)	1mo	$125,000	$86	56
3592 Pelzer Ave	0.51mi	3/1.5	1,676 (+10%)	3mo	$125,000	$75	56
3129 Willow Lane Dr	0.65mi	4/2.0 (+1)	1,706 (+12%)	4mo	$180,000	$106	38

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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $660
• Equity at exit: $17,147

10-year hold

• IRR: 9.8%
• Equity multiple: 1.75×
• Total profit: $24,078
• Equity at exit: $9,943

Cash invested: $32,200 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 209
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$603
• Tax from tax record: −$80 /mo · $960/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $311

Break-even live

Break-even rent $925

Max offer price $115,000

Occupancy floor 71%

Sensitivity live

Price	-10% $376	-5% $343	+0% $311	+5% $278	+10% $245
Rent	-10% $206	-5% $258	+0% $311	+5% $363	+10% $415
Rate	-1.0pp $368	-0.5pp $340	base $311	+0.5pp $281	+1.0pp $250

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	45d	1	0.03mi
167 E Salem Dr Montgomery, AL	3.0	2.0	1700	$1,050	$0.62	45d	1	0.07mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	15d	1	0.12mi
3105 Pelzer Ave Montgomery, AL	4.0	2.0	1605	$1,425	$0.89	45d	1	0.15mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	45d	1	0.38mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	22d	1	0.43mi
19 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	2022	$795	$0.39	45d	1	0.44mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	15d	1	0.46mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	45d	1	0.48mi
2814 Ashley Ave Montgomery, AL	3.0	2.0	1683	$1,350	$0.80	15d	1	0.54mi
3462 Biltmore Ave Montgomery, AL	3.0	2.0	1685	$1,225	$0.73	22d	1	0.56mi
2769 Pelzer Ave Montgomery, AL	3.0	2.0	1608	$1,325	$0.82	45d	1	0.57mi
18 Oak Forest Dr Montgomery, AL	3.0	2.0	1580	$1,050	$0.66	22d	1	0.59mi
7 Bradley Dr Montgomery, AL	3.0	2.0	1529	$1,500	$0.98	15d	1	0.60mi
2822 Sumter Ave Montgomery, AL	3.0	2.5	1617	$1,300	$0.80	22d	1	0.62mi
401 Ridgewood Ln Montgomery, AL	3.0	2.0	1513	$1,195	$0.79	22d	1	0.62mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	22d	1	0.62mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	45d	1	0.65mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	22d	1	0.67mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	22d	1	0.73mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	15d	1	0.73mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	45d	1	0.78mi
3309 Hillcrest Ln Unit 1043908P Montgomery, AL	4.0	2.0	1625	$2,885	$1.78	22d	1	0.81mi
804 Hillman St Montgomery, AL	3.0	2.0	1356	$1,295	$0.96	22d	1	0.82mi
804 Hillman St Montgomery, AL	3.0	2.0	1370	$1,295	$0.95	15d	1	0.82mi
740 Coliseum Blvd Unit 740A Montgomery, AL	2.0	1.0	1100	$895	$0.81	15d	1	0.82mi
1007 Highpoint Rd Montgomery, AL	4.0	2.0	2089	$1,581	$0.76	15d	1	0.84mi
2310 Yancey Ave Montgomery, AL	3.0	1.0	1212	$1,250	$1.03	45d	1	0.85mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	22d	1	0.85mi
3614 Princess Ann St Montgomery, AL	4.0	2.0	1928	$1,581	$0.82	15d	1	0.87mi
3737 Dalraida Pkwy Montgomery, AL	3.0	1.0	1618	$1,150	$0.71	45d	1	0.87mi
2243 Winona Ave Montgomery, AL	3.0	1.0	1492	$1,225	$0.82	22d	1	0.90mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	45d	1	0.91mi
3760 Dalraida Pkwy Montgomery, AL	4.0	2.5	1900	$1,850	$0.97	45d	1	0.91mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	15d	1	0.94mi
942 Parkwood Ct Montgomery, AL	4.0	2.0	1752	$1,299	$0.74	15d	1	0.95mi
2229 Madison Ave Montgomery, AL	2.0	1.0	1100	$625	$0.57	45d	1	0.98mi
2122 Windsor Ave Montgomery, AL	2.0	1.0	1052	$725	$0.69	45d	1	1.00mi
3806 Marie Cook Dr Montgomery, AL	3.0	2.0	1791	$1,675	$0.94	15d	1	1.07mi
3692 Fairfield Dr Montgomery, AL	3.0	2.0	1524	$1,400	$0.92	22d	1	1.07mi

Listing history 26 events

1. 2026-06-21
   days on market $115,000 Active 30 DOM
2. 2026-06-18
   days on market $115,000 Active 27 DOM
3. 2026-06-17
   days on market $115,000 Active 26 DOM
4. 2026-06-16
   days on market $115,000 Active 25 DOM
5. 2026-06-15
   days on market $115,000 Active 24 DOM
6. 2026-06-14
   days on market $115,000 Active 22 DOM
7. 2026-06-13
   pricedays on market $115,000 Active 21 DOM
8. 2026-06-10
   days on market $125,000 Active 19 DOM
9. 2026-06-09
   days on market $125,000 Active 18 DOM
10. 2026-06-08
    days on market $125,000 Active 17 DOM
11. 2026-06-07
    days on market $125,000 Active 16 DOM
12. 2026-06-03
    days on market $125,000 Active 12 DOM
13. 2026-06-02
    days on market $125,000 Active 11 DOM
14. 2026-06-01
    days on market $125,000 Active 10 DOM
15. 2026-05-31
    days on market $125,000 Active 9 DOM
16. 2026-05-30
    days on market $125,000 Active 8 DOM
17. 2026-05-22
    listed $125,000 Active
18. 2026-04-29
    historical $1,150
19. 2026-04-20
    listed $1,150
20. 2023-10-27
    historical $995
21. 2023-10-05
    price $995
22. 2023-10-02
    price $1,000
23. 2023-09-16
    listed $1,070
24. 2019-02-21
    soldstatus $55,000
25. 2019-02-19
    soldstatus $54,600 368-char remark

    Show marketing remark (368 chars)

    Don't miss this opportunity to own this charming 3 bed 1 bath home. This house sits in a nice little neighborhood between the Atlanta Highway and Eastbrook. It's super convenient to the downtown area, shopping and Gunter AFB. Real hard wood floors and lots of natural light are just some of the features that you'll appreciate in this home. Call today to see this one!

26. 2019-01-25
    listed $60,000 368-char remark

    Show marketing remark (368 chars)

    Don't miss this opportunity to own this charming 3 bed 1 bath home. This house sits in a nice little neighborhood between the Atlanta Highway and Eastbrook. It's super convenient to the downtown area, shopping and Gunter AFB. Real hard wood floors and lots of natural light are just some of the features that you'll appreciate in this home. Call today to see this one!

ⓘ 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: $960 · $80/mo
• Projected year-2 tax: $960 · $80/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 ≥107°F today · 19 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: $15,821
• − Mortgage interest: −$6,442
• − Property taxes: −$960
• − Insurance: −$575
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$3,345
• Taxable income: $1,967
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $3,254/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): 23,581
• Household income: $59,193
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1039.0

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: White 49% Black 39% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -37.64%
• Current HPI: 149.3867
• Rent YoY: ▲ 2.65%
• 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

+91.7% since first listed

11 events — show timeline

• 2026-06-10 Price Changed $115,000 MAAR
• 2026-05-22 Listed $125,000 MAAR
• 2026-04-29 Rental Removed $1,150 APPFOLIO
• 2026-04-20 Listed for Rent $1,150 APPFOLIO
• 2023-10-27 Rental Removed $995 APPFOLIO
• 2023-10-05 Price Changed $995 APPFOLIO
• 2023-10-02 Price Changed $1,000 APPFOLIO
• 2023-09-16 Listed for Rent $1,070 APPFOLIO
• 2019-02-21 Sold (Public Records) $55,000 Public Records
• 2019-02-19 Sold (MLS) $54,600 MAAR
• 2019-01-25 Listed $60,000 MAAR

Property tax history

+12.2%/yr

Latest (2025): $960 · +3.8% YoY. Source: county tax records.