717 Perry Hill Rd · Montgomery, AL 36109

$111,999

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 289 Days on market

Built 1962 0.28 ac lot $114/sqft · at area comps Est $112k · at est.

---

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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.3/15.0
• 1% rule +5.9/10.0
• 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

Move-in ready 3-bedroom, 1-bath home in Midtown Montgomery! Updated in 2023 with a new HVAC and water heater along with fresh interior paint in 2025, this home blends comfort and convenience. Natural light fills the living spaces, and the property has been thoughtfully maintained, including a welcoming walkway, carport, and patio. Step outside to a spacious yard with a secluded covered patio — perfect for entertaining or quiet evenings. The fenced outdoor space adds both privacy and flexibility, with room for pets, play areas, or a garden. Centrally located within a short drive to Maxwell Air Force Base, the VA hospital, downtown, shopping, and schools! Don’t miss this opportunity — schedule your showing today!

Key facts

• Covered back patio
• Fenced backyard
• Convenient carport

Tags

• FENCED BACKYARD
• COVERED BACK PATIO
• CONVENIENT CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $99k (12.0% 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); 207 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $774 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 289 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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.

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 $98,559 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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: 1.09% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.60%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

• ARV (median comp): $111,529
• List price: $111,999
• Delta: 0.42%
• 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
3927 Bienville Rd	0.14mi	3/1.0	1,105 (+12%)	0mo	$115,000	$104	73
4113 Moye Dr	0.23mi	3/1.0	1,056 (+7%)	11mo	$116,000	$110	68
1227 Avondale Rd	0.58mi	3/1.0	944 (-4%)	1mo	$70,000	$74	65
975 Green Ridge Rd	0.67mi	3/1.0	952 (-3%)	2mo	$60,000	$63	61
3618 Nottingham Rd	0.60mi	3/1.0	1,035 (+5%)	6mo	$97,000	$94	58
1116 Beechdale Rd	0.48mi	3/1.0	1,062 (+8%)	9mo	$115,000	$108	57
963 Green Ridge Rd	0.67mi	3/1.0	1,032 (+5%)	5mo	$104,000	$101	57
302 Nottingham Rd	0.66mi	3/1.0	1,016 (+3%)	10mo	$95,900	$94	55
1209 Cottondale Rd	0.61mi	3/1.0	912 (-7%)	16mo	$92,000	$101	46
620 Milan Ct	0.68mi	3/1.0	1,080 (+10%)	11mo	$115,000	$106	43
3632 Farwood Dr	0.73mi	3/1.0	1,081 (+10%)	15mo	$100,000	$93	37
931 Green Ridge Rd	0.66mi	2/1.0 (-1)	1,073 (+9%)	15mo	$85,000	$79	36

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $679
• Equity at exit: $16,699

10-year hold

• IRR: 9.9%
• Equity multiple: 1.75×
• Total profit: $23,500
• Equity at exit: $9,684

Cash invested: $31,360 (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: 207
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$587
• Tax from tax record: −$28 /mo · $340/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $303

Break-even live

Break-even rent $838

Max offer price $111,999

Occupancy floor 70%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4041A Beth Manor Dr Montgomery, AL	1.0–3.0	1.0–2.0	925	$1,000	$1.08	21d	20	0.38mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	44d	1	0.61mi
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	44d	1	0.70mi
4132 Carmichael Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,156	$1.28	13d	10	1.02mi
103 Dalraida Rd Unit D Montgomery, AL	2.0	2.0	838	$875	$1.04	44d	1	1.04mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	13d	1	1.12mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	44d	1	1.23mi
2845 Zelda Rd Montgomery, AL	2.0	2.0	1013	$1,042	$1.03	13d	3	1.32mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	44d	1	1.41mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	13d	1	1.42mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	21d	1	1.45mi

Listing history 26 events

1. 2026-06-18
   days on market $111,999 Active 289 DOM
2. 2026-06-17
   days on market $111,999 Active 288 DOM
3. 2026-06-16
   days on market $111,999 Active 287 DOM
4. 2026-06-15
   days on market $111,999 Active 286 DOM
5. 2026-06-14
   days on market $111,999 Active 284 DOM
6. 2026-06-13
   days on market $111,999 Active 283 DOM
7. 2026-06-10
   days on market $111,999 Active 281 DOM
8. 2026-06-09
   days on market $111,999 Active 280 DOM
9. 2026-06-08
   days on market $111,999 Active 279 DOM
10. 2026-06-07
    days on market $111,999 Active 278 DOM
11. 2026-06-03
    days on market $111,999 Active 274 DOM
12. 2026-06-02
    days on market $111,999 Active 273 DOM
13. 2026-06-01
    days on market $111,999 Active 272 DOM
14. 2026-05-31
    days on market $111,999 Active 271 DOM
15. 2026-05-30
    days on market $111,999 Active 270 DOM
16. 2026-05-11
    status Active 738-char remark

    Show marketing remark (738 chars)

    Move-in ready 3-bedroom, 1-bath home in Midtown Montgomery! Updated in 2023 with a new HVAC and water heater along with fresh interior paint in 2025, this home blends comfort and convenience. Natural light fills the living spaces, and the property has been thoughtfully maintained, including a welcoming walkway, carport, and patio. Step outside to a spacious yard with a secluded covered patio — perfect for entertaining or quiet evenings. The fenced outdoor space adds both privacy and flexibility, with room for pets, play areas, or a garden. Centrally located within a short drive to Maxwell Air Force Base, the VA hospital, downtown, shopping, and schools! Don’t miss this opportunity — schedule your showing today!

17. 2026-04-14
    historical Contingent 738-char remark

    Show marketing remark (738 chars)

    Move-in ready 3-bedroom, 1-bath home in Midtown Montgomery! Updated in 2023 with a new HVAC and water heater along with fresh interior paint in 2025, this home blends comfort and convenience. Natural light fills the living spaces, and the property has been thoughtfully maintained, including a welcoming walkway, carport, and patio. Step outside to a spacious yard with a secluded covered patio — perfect for entertaining or quiet evenings. The fenced outdoor space adds both privacy and flexibility, with room for pets, play areas, or a garden. Centrally located within a short drive to Maxwell Air Force Base, the VA hospital, downtown, shopping, and schools! Don’t miss this opportunity — schedule your showing today!

18. 2025-10-24
    price $111,999 738-char remark

    Show marketing remark (738 chars)

    Move-in ready 3-bedroom, 1-bath home in Midtown Montgomery! Updated in 2023 with a new HVAC and water heater along with fresh interior paint in 2025, this home blends comfort and convenience. Natural light fills the living spaces, and the property has been thoughtfully maintained, including a welcoming walkway, carport, and patio. Step outside to a spacious yard with a secluded covered patio — perfect for entertaining or quiet evenings. The fenced outdoor space adds both privacy and flexibility, with room for pets, play areas, or a garden. Centrally located within a short drive to Maxwell Air Force Base, the VA hospital, downtown, shopping, and schools! Don’t miss this opportunity — schedule your showing today!

19. 2025-09-02
    listed $114,990 Active 738-char remark

    Show marketing remark (738 chars)

    Move-in ready 3-bedroom, 1-bath home in Midtown Montgomery! Updated in 2023 with a new HVAC and water heater along with fresh interior paint in 2025, this home blends comfort and convenience. Natural light fills the living spaces, and the property has been thoughtfully maintained, including a welcoming walkway, carport, and patio. Step outside to a spacious yard with a secluded covered patio — perfect for entertaining or quiet evenings. The fenced outdoor space adds both privacy and flexibility, with room for pets, play areas, or a garden. Centrally located within a short drive to Maxwell Air Force Base, the VA hospital, downtown, shopping, and schools! Don’t miss this opportunity — schedule your showing today!

20. 2025-03-21
    status Pending 377-char remark

    Show marketing remark (377 chars)

    Do not miss this conveniently located home in midtown Montgomery. Choose how to use the rooms - three bedrooms or two with a study. The HVAC, water Heater and the sewer line have recently been replaced. Live in this home or add it to your rental portfolio. Do not miss this terrific opportunity to own this home. Call your favorite Realtor today to schedule your personal tour.

21. 2025-03-21
    soldstatus $100,000 Closed 377-char remark

    Show marketing remark (377 chars)

    Do not miss this conveniently located home in midtown Montgomery. Choose how to use the rooms - three bedrooms or two with a study. The HVAC, water Heater and the sewer line have recently been replaced. Live in this home or add it to your rental portfolio. Do not miss this terrific opportunity to own this home. Call your favorite Realtor today to schedule your personal tour.

22. 2025-02-14
    historical Contingent 377-char remark

    Show marketing remark (377 chars)

    Do not miss this conveniently located home in midtown Montgomery. Choose how to use the rooms - three bedrooms or two with a study. The HVAC, water Heater and the sewer line have recently been replaced. Live in this home or add it to your rental portfolio. Do not miss this terrific opportunity to own this home. Call your favorite Realtor today to schedule your personal tour.

23. 2025-02-03
    listed $102,500 Active 377-char remark

    Show marketing remark (377 chars)

    Do not miss this conveniently located home in midtown Montgomery. Choose how to use the rooms - three bedrooms or two with a study. The HVAC, water Heater and the sewer line have recently been replaced. Live in this home or add it to your rental portfolio. Do not miss this terrific opportunity to own this home. Call your favorite Realtor today to schedule your personal tour.

24. 2010-07-29
    soldstatus $77,476
25. 2010-07-27
    soldstatus $77,000
26. 2010-04-06
    listed $79,900

ⓘ 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: $340 · $28/mo
• Projected year-2 tax: $459 · $38/mo
• Expected delta: +$119/yr (+$10/mo · 35.0%)

ⓘ 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 ≥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: $14,666
• − Mortgage interest: −$6,274
• − Property taxes: −$340
• − Insurance: −$560
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$3,258
• Taxable income: $1,887
• Est. tax owed @ 24.0%: −$453
• After-tax cash flow: $3,185/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

+40.2% since first listed

11 events — show timeline

• 2026-05-11 Relisted — MAAR
• 2026-04-14 Contingent — MAAR
• 2025-10-24 Price Changed $111,999 MAAR
• 2025-09-02 Listed $114,990 MAAR
• 2025-03-21 Pending — MAAR
• 2025-03-21 Sold (MLS) $100,000 MAAR
• 2025-02-14 Contingent — MAAR
• 2025-02-03 Listed $102,500 MAAR
• 2010-07-29 Sold (Public Records) $77,476 Public Records
• 2010-07-27 Sold (MLS) $77,000 MAAR
• 2010-04-06 Listed $79,900 MAAR

Property tax history

+3.5%/yr

Latest (2025): $340 · +2.6% YoY. Source: county tax records.