3825 Pickfair St · Montgomery, AL 36116

$97,000

3 bd · 2.0 ba · 1,169 sqft · SingleFamily public records · 64 Days on market

Built 1971 0.35 ac lot $83/sqft · 14% below area Est $113k · 14% 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 +14.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great brick home, located in a great neighborhood. This is an equitable interest listing where seller is selling only an option contract or assigning an interest in a contract, such as a purchase and sale agreement or a contract for deed. In this situation, the seller does not have legal title to the property, but the equitable interest gives seller the right to acquire legal title.

Key facts

• 0.35 acre lot
• Parking
• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $91k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 fast (+5.7%/yr); 293 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $671 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 + 5.7% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $91,180 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1971 — 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: 1.35% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.05%
• DSCR: 1.80
• GRM: 6.2

CMA / ARV

• ARV (median comp): $113,423
• List price: $97,000
• Delta: -14.48%
• 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
3946 Matterhorn St	0.03mi	3/2.0	1,096 (-6%)	7mo	$91,500	$83	82
2629 Shadowood Ct	0.27mi	3/2.0	1,150 (-2%)	6mo	$57,000	$50	79
3829 Chatwood St	0.15mi	3/2.0	1,232 (+5%)	13mo	$118,450	$96	74
3849 Chatwood St	0.14mi	3/1.5	1,120 (-4%)	14mo	$49,350	$44	73
3949 Matterhorn St	0.05mi	3/2.0	1,232 (+5%)	20mo	$103,000	$84	72
3976 Kimberly St	0.17mi	3/2.0	1,232 (+5%)	14mo	$90,000	$73	71
3981 Kimberly St	0.16mi	3/2.0	1,232 (+5%)	18mo	$125,000	$101	69
4230 Knollgate Rd	0.51mi	3/2.0	1,170 (+0%)	10mo	$80,000	$68	68
4313 Meadowbriar Ct	0.45mi	3/2.0	1,232 (+5%)	2mo	$110,000	$89	68
3021 Dobbs Cir	0.69mi	3/2.0	1,153 (-1%)	2mo	$106,900	$93	64
3135 Dobbs Dr	0.67mi	3/1.5	1,067 (-9%)	4mo	$107,000	$100	49
4212 Spring Park Ct	0.59mi	4/2.0 (+1)	1,246 (+7%)	17mo	$80,000	$64	42

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 · 5.65% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.51×
• Total profit: $13,881
• Equity at exit: $14,463

10-year hold

• IRR: 23.3%
• Equity multiple: 3.25×
• Total profit: $61,103
• Equity at exit: $8,387

Cash invested: $27,160 (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 36116

• Home prices YoY: -9.7%
• Rents YoY: 5.7%
• Active inventory: 293
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$509
• Tax from tax record: −$78 /mo · $931/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $409

Break-even live

Break-even rent $793

Max offer price $97,000

Occupancy floor 64%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3855 Woodley Rd Montgomery, AL	4.0	2.0	1450	$1,450	$1.00	44d	1	0.19mi
2699 Whispering Pine Dr Montgomery, AL	4.0	2.0	1500	$1,500	$1.00	13d	1	0.40mi
3231 Virginia Pines Ln Montgomery, AL	2.0	2.0	1068	$800	$0.75	44d	1	0.94mi
3240 Virginia Pines Ln Montgomery, AL	3.0	2.0	1215	$900	$0.74	44d	1	0.94mi
4604 Virginia Loop Rd Montgomery, AL	1.0–2.0	1.0–2.0	810	$895	$1.10	44d	1	0.99mi
4611 Virginia Loop Rd Montgomery, AL	3.0	1.0	1029	$1,195	$1.16	21d	1	1.06mi
3110 Virginia Downs Montgomery, AL	2.0	2.0	1068	$800	$0.75	44d	1	1.15mi
4025 Edge Hill Ln Montgomery, AL	3.0	2.0	1154	$1,350	$1.17	13d	1	1.16mi
3220 Virginia Downs Montgomery, AL	3.0	2.0	1215	$900	$0.74	44d	1	1.21mi
3212 Herbert Dr Montgomery, AL	3.0	2.0	1180	$1,425	$1.21	21d	1	1.24mi
3248 Meadow Walk Ln Montgomery, AL	3.0	2.0	1114	$1,200	$1.08	44d	1	1.27mi
2619 Brantford Pl Montgomery, AL	3.0	2.0	1323	$1,200	$0.91	44d	1	1.29mi
4220 Strathmore Dr Montgomery, AL	1.0–3.0	1.0–2.0	931	$1,099	$1.18	44d	1	1.39mi
2401 Overhill Rd Montgomery, AL	3.0	1.0	999	$700	$0.70	21d	1	1.41mi

Listing history 25 events

1. 2026-06-18
   days on market $97,000 Active 64 DOM
2. 2026-06-17
   days on market $97,000 Active 63 DOM
3. 2026-06-16
   days on market $97,000 Active 62 DOM
4. 2026-06-15
   days on market $97,000 Active 61 DOM
5. 2026-06-14
   days on market $97,000 Active 59 DOM
6. 2026-06-13
   days on market $97,000 Active 58 DOM
7. 2026-06-10
   days on market $97,000 Active 56 DOM
8. 2026-06-09
   days on market $97,000 Active 55 DOM
9. 2026-06-08
   days on market $97,000 Active 54 DOM
10. 2026-06-07
    days on market $97,000 Active 53 DOM
11. 2026-06-03
    days on market $97,000 Active 49 DOM
12. 2026-06-02
    days on market $97,000 Active 48 DOM
13. 2026-06-01
    days on market $97,000 Active 47 DOM
14. 2026-05-31
    days on market $97,000 Active 46 DOM
15. 2026-05-30
    days on market $97,000 Active 45 DOM
16. 2026-05-08
    price $99,000 385-char remark

    Show marketing remark (385 chars)

    Great brick home, located in a great neighborhood. This is an equitable interest listing where seller is selling only an option contract or assigning an interest in a contract, such as a purchase and sale agreement or a contract for deed. In this situation, the seller does not have legal title to the property, but the equitable interest gives seller the right to acquire legal title.

17. 2026-04-22
    price $103,000 385-char remark

    Show marketing remark (385 chars)

    Great brick home, located in a great neighborhood. This is an equitable interest listing where seller is selling only an option contract or assigning an interest in a contract, such as a purchase and sale agreement or a contract for deed. In this situation, the seller does not have legal title to the property, but the equitable interest gives seller the right to acquire legal title.

18. 2026-04-15
    listed $107,000 Active 385-char remark

    Show marketing remark (385 chars)

    Great brick home, located in a great neighborhood. This is an equitable interest listing where seller is selling only an option contract or assigning an interest in a contract, such as a purchase and sale agreement or a contract for deed. In this situation, the seller does not have legal title to the property, but the equitable interest gives seller the right to acquire legal title.

19. 2026-03-07
    historical $895
20. 2026-01-30
    price $895
21. 2026-01-20
    price $950
22. 2025-12-05
    price $995
23. 2025-11-18
    price $1,050
24. 2025-10-28
    listed $1,150
25. 2016-09-06
    listed $16,500

ⓘ 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: $931 · $78/mo
• Projected year-2 tax: $931 · $78/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 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: $15,725
• − Mortgage interest: −$5,434
• − Property taxes: −$931
• − Insurance: −$485
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$2,822
• Taxable income: $3,538
• Est. tax owed @ 24.0%: −$849
• After-tax cash flow: $4,053/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): 45,250
• Household income: $55,160
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2786.0

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: Predominantly Black (80%)
• Race & ethnicity: Black 80% White 12% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Korean 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: ▼ -16.31%
• Current HPI: 151.8598
• Rent YoY: ▲ 5.65%
• 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

+500.0% since first listed

10 events — show timeline

• 2026-05-08 Price Changed $99,000 MAAR
• 2026-04-22 Price Changed $103,000 MAAR
• 2026-04-15 Listed $107,000 MAAR
• 2026-03-07 Rental Removed $895 APPFOLIO
• 2026-01-30 Price Changed $895 APPFOLIO
• 2026-01-20 Price Changed $950 APPFOLIO
• 2025-12-05 Price Changed $995 APPFOLIO
• 2025-11-18 Price Changed $1,050 APPFOLIO
• 2025-10-28 Listed for Rent $1,150 APPFOLIO
• 2016-09-06 Listed $16,500 MAAR

Property tax history

+14.5%/yr

Latest (2025): $931 · +5.4% YoY. Source: county tax records.