3306 Vermont Dr · Montgomery, AL 36109

$113,000

3 bd · 2.0 ba · 1,025 sqft · SingleFamily public records · 32 Days on market

Built 1956 Est $96k · 17% over

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +6.3/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Through no fault of the seller's this home is on the market again. This inviting home won't last long!!!!! We were under contract after the first showing within a week. The backyard area is absolutely breathtaking. Located in Forest Hills this well maintained ranch style house features hardwood floors, graceful archways and tasteful modern updates throughout. The homeowners upgraded the electrical wiring in 2006, replaced the roof in 2023, replaced the HVAC in 2024. There is a fully wired workshop out back with new vinyl flooring and new A/C window unit as of 2025. The backyard is an entertaining oasis that helps you to escape the fact that you are in the heart of the city with everthing

Key facts

• Modern updates
• Replaced hvac
• Replaced roof

Tags

• HARDWOOD FLOORS
• GRACEFUL ARCHWAYS
• MODERN UPDATES
• UPGRADED ELECTRICAL WIRING
• REPLACED ROOF
• REPLACED HVAC

Property features AI

Exterior

• Parking: Attached carport; Driveway; 1-car carport
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single-story home; Brick construction; Has home warranty
• Construction: Brick construction; Built according to public records
• Exterior features: Fully fenced yard; Patio; Outdoor storage

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Bedrooms located on the first floor
• Flooring: Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Linen closet
• Laundry & utility: Washer; Dryer; Gas water heater; Laundry room on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $110k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $781 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 32 days — a 3% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 29y 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.
• Current owner paid $83k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,610 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.05%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $96,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3405 Vermont Dr	0.15mi	3/1.5	1,061 (+4%)	6mo	$88,000	$83	80
302 Whetstone Dr	0.13mi	2/1.0 (-1)	1,025 (0%)	8mo	$72,000	$70	79
3508 Cottonwood Dr	0.27mi	3/1.5	1,066 (+4%)	10mo	$93,000	$87	71
3229 Little John Dr	0.12mi	3/2.0	1,163 (+14%)	14mo	$130,000	$112	61
171 Salem Dr	0.61mi	3/1.0	1,067 (+4%)	1mo	$101,000	$95	60
3618 Nottingham Rd	0.64mi	3/1.0	1,035 (+1%)	6mo	$97,000	$94	59
302 Nottingham Rd	0.62mi	3/1.0	1,016 (-1%)	10mo	$95,900	$94	57
13 Oak Forest Dr	0.40mi	2/1.0 (-1)	1,110 (+8%)	2mo	$46,500	$42	56
3 Oak Frst	0.43mi	2/1.0 (-1)	940 (-8%)	2mo	$105,000	$112	56
620 Milan Ct	0.53mi	3/1.0	1,080 (+5%)	11mo	$115,000	$106	53
3776 Wares Ferry Rd	0.75mi	2/1.0 (-1)	1,005 (-2%)	13mo	$99,900	$99	42
3543 N Wareingwood Dr	0.74mi	2/1.0 (-1)	1,162 (+13%)	13mo	$100,000	$86	23

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $3,100
• Equity at exit: $16,849

10-year hold

• IRR: 11.8%
• Equity multiple: 1.91×
• Total profit: $28,878
• Equity at exit: $9,770

Cash invested: $31,640 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,282 high
• Mortgage (P&I): −$593
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $344

Break-even live

Break-even rent $846

Max offer price $113,000

Occupancy floor 68%

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	13d	1	0.10mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	43d	1	0.11mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	13d	1	0.15mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	21d	1	0.21mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	21d	1	0.22mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	43d	1	0.31mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	21d	1	0.37mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	21d	1	0.43mi
7 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	961	$850	$0.88	43d	1	0.45mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	13d	1	0.45mi
319 Olivia Ct Montgomery, AL	2.0	1.0	850	$700	$0.82	21d	1	0.47mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	43d	1	0.49mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	43d	1	0.50mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	43d	1	0.51mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	21d	1	0.56mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	43d	1	0.56mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	13d	1	0.59mi
186 E Salem Dr Montgomery, AL	3.0	1.0	1040	$1,195	$1.15	21d	1	0.59mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	0.78mi
2310 Yancey Ave Montgomery, AL	3.0	1.0	1212	$1,250	$1.03	43d	1	0.80mi
2229 Madison Ave Montgomery, AL	2.0	1.0	1100	$625	$0.57	43d	1	0.82mi
2243 Winona Ave Montgomery, AL	3.0	1.0	1492	$1,225	$0.82	21d	1	0.84mi
103 Dalraida Rd Unit D Montgomery, AL	2.0	2.0	838	$875	$1.04	43d	1	0.86mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	43d	1	0.90mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	13d	1	0.94mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	43d	1	0.95mi
3323 Bedford Ln Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	21d	1	0.95mi
2113 Brewton St Montgomery, AL	3.0	1.0	1363	$1,150	$0.84	43d	1	0.95mi
3346 Bedford Ln Montgomery, AL	3.0	1.0	1134	$1,295	$1.14	13d	1	0.99mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	43d	1	1.00mi
2122 Windsor Ave Montgomery, AL	2.0	1.0	1052	$725	$0.69	43d	1	1.02mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	13d	1	1.04mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	13d	1	1.09mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	43d	1	1.10mi
2009 Yancey Ave Montgomery, AL	3.0	1.0	1140	$1,080	$0.95	21d	1	1.11mi
2023 Windsor Ave Montgomery, AL	2.0	1.0	889	$895	$1.01	43d	1	1.13mi
3318 Habersham Rd Montgomery, AL	3.0	2.0	1134	$1,250	$1.10	13d	1	1.14mi
700 Coliseum Blvd Unit 700D Montgomery, AL	2.0	1.0	911	$895	$0.98	43d	1	1.16mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	13d	1	1.16mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	1.17mi

Listing history 28 events

1. 2026-06-19
   status $113,000 Active 32 DOM
2. 2026-06-18
   days on market $113,000 Contingent 32 DOM
3. 2026-06-17
   days on market $113,000 Contingent 31 DOM
4. 2026-06-16
   days on market $113,000 Contingent 30 DOM
5. 2026-06-15
   days on market $113,000 Contingent 29 DOM
6. 2026-06-14
   days on market $113,000 Contingent 27 DOM
7. 2026-06-13
   days on market $113,000 Contingent 26 DOM
8. 2026-06-10
   days on market $113,000 Contingent 24 DOM
9. 2026-06-09
   days on market $113,000 Contingent 23 DOM
10. 2026-06-08
    days on market $113,000 Contingent 22 DOM
11. 2026-06-07
    days on market $113,000 Contingent 21 DOM
12. 2026-06-03
    days on market $113,000 Contingent 17 DOM
13. 2026-06-02
    days on market $113,000 Contingent 16 DOM
14. 2026-06-01
    days on market $113,000 Contingent 15 DOM
15. 2026-05-31
    days on market $113,000 Contingent 14 DOM
16. 2026-05-30
    statusdays on market $113,000 Contingent 13 DOM
17. 2026-05-17
    listed $113,000 Active
18. 2010-04-21
    listed $84,900
19. 2008-08-05
    listed $87,000
20. 2006-04-10
    soldstatus $82,841
21. 2006-03-27
    soldstatus $81,000
22. 2006-01-31
    listed $84,900
23. 2005-09-23
    listed $84,900
24. 2002-12-12
    listed $75,900
25. 2002-08-15
    listed $75,900
26. 1998-12-18
    soldstatus $65,400
27. 1998-11-05
    listed $66,900
28. 1997-09-09
    listed $66,500

ⓘ 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: $346 · $29/mo
• Projected year-2 tax: $463 · $39/mo
• Expected delta: +$117/yr (+$10/mo · 33.9%)

ⓘ 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 6 d/yr ≥107°F today · 17 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: $15,380
• − Mortgage interest: −$6,330
• − Property taxes: −$346
• − Insurance: −$565
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$3,287
• Taxable income: $2,391
• Est. tax owed @ 24.0%: −$574
• After-tax cash flow: $3,554/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

+69.9% since first listed

12 events — show timeline

• 2026-05-17 Listed $113,000 MAAR
• 2010-04-21 Listed $84,900 MAAR
• 2008-08-05 Listed $87,000 MAAR
• 2006-04-10 Sold (Public Records) $82,841 Public Records
• 2006-03-27 Sold (MLS) $81,000 MAAR
• 2006-01-31 Listed $84,900 MAAR
• 2005-09-23 Listed $84,900 MAAR
• 2002-12-12 Listed $75,900 MAAR
• 2002-08-15 Listed $75,900 MAAR
• 1998-12-18 Sold (MLS) $65,400 MAAR
• 1998-11-05 Listed $66,900 MAAR
• 1997-09-09 Listed $66,500 MAAR

Property tax history

+2.5%/yr

Latest (2025): $346 · +2.6% YoY. Source: county tax records.