11531 Atlanta Hwy · Montgomery, AL 36117

$100,000

3 bd · 1.0 ba · 1,236 sqft · SingleFamily public records · 65 Days on market

Built 1963 0.50 ac lot $81/sqft · 21% below area Est $139k · 28% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Prime Investment Opportunity – High-Visibility Location on I-85 Positioned for maximum exposure, 11531 Atlanta Highway presents a rare investment opportunity along the highly trafficked I-85 North corridor. With exceptional visibility and accessibility, this property is ideal for investors, developers, or business owners looking to capitalize on a high-growth area. Situated on approximately 0.5 acres (over 21,000 sq ft), the property offers ample space for redevelopment or commercial use. The existing home provides flexibility—renovate for residential or office use, or clear the lot to make way for new construction tailored to your vision. Whether you're considering retail, office space, or a mixed-use development, this location delivers the traffic count and visibility needed to support long-term success. Key Highlights: Direct visibility from I-85 North High-traffic, high-growth corridor Approximately 21,000+ sq ft lot Flexible use: renovate or redevelop Strong potential for commercial development Cash only. Property sold AS IS. Don’t miss this opportunity to secure a strategically located property with endless potential.

Key facts

• Approximately 21
• 000 sq ft lot
• 0.5 acre lot

Tags

• HIGH-VISIBILITY LOCATION
• HIGH-TRAFFIC CORRIDOR
• APPROXIMATELY 21
• 000 SQ FT LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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; 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 $691 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 + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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: 1.62% ✓
• Cap rate: 14.25%
• Cash-on-cash: 28.43%
• DSCR: 2.27
• GRM: 5.1

CMA / ARV

• ARV (median comp): $139,464
• List price: $100,000
• Delta: -28.30%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.99% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 1.93×
• Total profit: $26,015
• Equity at exit: $14,910

10-year hold

• IRR: 30.6%
• Equity multiple: 3.75×
• Total profit: $76,914
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,621 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $663

Break-even live

Break-even rent $781

Max offer price $100,000

Occupancy floor 54%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-13
   statusdays on market $100,000 Pending 65 DOM
2. 2026-06-10
   days on market $100,000 Active 64 DOM
3. 2026-06-09
   days on market $100,000 Active 63 DOM
4. 2026-06-08
   days on market $100,000 Active 62 DOM
5. 2026-06-07
   days on market $100,000 Active 61 DOM
6. 2026-06-03
   days on market $100,000 Active 57 DOM
7. 2026-06-02
   days on market $100,000 Active 56 DOM
8. 2026-06-01
   days on market $100,000 Active 55 DOM
9. 2026-05-31
   days on market $100,000 Active 54 DOM
10. 2026-05-30
    days on market $100,000 Active 53 DOM
11. 2026-04-01
    listed $100,000 Active 1172-char remark

    Show marketing remark (1172 chars)

    Prime Investment Opportunity – High-Visibility Location on I-85 Positioned for maximum exposure, 11531 Atlanta Highway presents a rare investment opportunity along the highly trafficked I-85 North corridor. With exceptional visibility and accessibility, this property is ideal for investors, developers, or business owners looking to capitalize on a high-growth area. Situated on approximately 0.5 acres (over 21,000 sq ft), the property offers ample space for redevelopment or commercial use. The existing home provides flexibility—renovate for residential or office use, or clear the lot to make way for new construction tailored to your vision. Whether you're considering retail, office space, or a mixed-use development, this location delivers the traffic count and visibility needed to support long-term success. Key Highlights: Direct visibility from I-85 North High-traffic, high-growth corridor Approximately 21,000+ sq ft lot Flexible use: renovate or redevelop Strong potential for commercial development Cash only. Property sold AS IS. Don’t miss this opportunity to secure a strategically located property with endless potential.

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $612 · $51/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,451
• − Mortgage interest: −$5,602
• − Property taxes: −$612
• − Insurance: −$500
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$2,909
• Taxable income: $6,717
• Est. tax owed @ 24.0%: −$1,612
• After-tax cash flow: $6,350/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

• 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

1 event — show timeline

• 2026-04-01 Listed $100,000 MAAR

Property tax history

+12.7%/yr

Latest (2025): $612 · +6.9% YoY. Source: county tax records.