1625 E Trinity Blvd · Montgomery, AL 36106

$85,000

2 bd · 2.0 ba · 1,020 sqft · Condo public records · 261 Days on market

Built 1974 $83/sqft · 29% above area Est $70k · 22% over $191/mo HOA · 16% of rent

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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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +9.4/10.0
• Rent growth +4.1/5.0
• 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 MLS

Current tenant pays $1,000.00 a month. Lease end date is May 16, 2026. This condo is located minutes from all the hotspots in Montgomery. Remodeled kitchen with new tile floors in the kitchen as well as in both bathrooms. Conserve energy with the 3 mini split air conditioners that are less than a year old. Includes a washer/dryer and a hot water heater that's less than 4 years old. Rent INCLUDES water, trash, & yard maintenance. Tenant is responsible for electric, pest control, air filters, and light bulbs. Owner has 7 houses that can be purchased as a bundle for $750,000 (6 our tenant occupied). 20' of cast iron plumbing replaced in 2023

Key facts

• New tile floors
• Yard maintenance
• Washer dryer

Tags

• REMODELED KITCHEN
• NEW TILE FLOORS
• MINI SPLIT AIR CONDITIONERS
• WASHER DRYER
• HOT WATER HEATER
• YARD MAINTENANCE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 (+6.3%/yr); 137 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $588 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 + 6.3% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask is 8400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $70k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.44% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.60%
• DSCR: 1.56
• GRM: 5.8

CMA / ARV

• ARV (median comp): $69,837
• List price: $85,000
• Delta: 21.71%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.29% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.27×
• Total profit: $6,413
• Equity at exit: $12,674

10-year hold

• IRR: 19.1%
• Equity multiple: 2.88×
• Total profit: $44,792
• Equity at exit: $7,349

Cash invested: $23,800 (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 36106

• Home prices YoY: -13.1%
• Rents YoY: 6.3%
• Active inventory: 137
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,220 high
• Mortgage (P&I): −$446
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$35
• HOA: −$191
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $250

Break-even live

Break-even rent $904

Max offer price $85,000

Occupancy floor 75%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4132 Carmichael Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$981	$1.09	13d	10	0.30mi
2000 Central Pkwy Montgomery, AL	1.0–3.0	1.0–2.0	1133	$1,665	$1.47	13d	14	0.46mi
1845 Young Farm Rd Montgomery, AL	3.0	2.0	1444	$1,750	$1.21	43d	1	0.71mi
4041A Beth Manor Dr Montgomery, AL	1.0–3.0	1.0–2.0	925	$862	$0.93	21d	20	0.79mi
750 S Marquette Dr Montgomery, AL	3.0	1.0	1325	$1,195	$0.90	43d	1	0.92mi
2495 Meadow Ridge Ln Montgomery, AL	1.0–3.0	1.0–2.0	1205	$1,049	$0.87	13d	14	1.07mi
5600 Carmichael Rd Montgomery, AL	2.0	1.0–2.0	722	$1,153	$1.60	43d	1	1.16mi
1421 Stonehenge Rd Montgomery, AL	1.0–3.0	1.0–1.5	895	$999	$1.12	43d	1	1.25mi
5635 Red Barn Rd Unit 1043848P Montgomery, AL	3.0	2.0	1496	$3,390	$2.27	13d	1	1.27mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	13d	1	1.28mi
2000 London Town Ln Montgomery, AL	1.0–3.0	1.0–2.0	950	$992	$1.04	13d	11	1.34mi
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	43d	1	1.35mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	13d	1	1.38mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	43d	1	1.41mi
5720 Worchester Dr Montgomery, AL	2.0	2.0	1060	$895	$0.84	21d	1	1.42mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	43d	1	1.44mi

HOA detail condo

• Monthly dues: $191 · $2,292/yr
• Likely covers: watertrashelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $85,000 Active 261 DOM
2. 2026-06-17
   days on market $85,000 Active 260 DOM
3. 2026-06-16
   days on market $85,000 Active 259 DOM
4. 2026-06-15
   days on market $85,000 Active 258 DOM
5. 2026-06-14
   days on market $85,000 Active 256 DOM
6. 2026-06-13
   days on market $85,000 Active 255 DOM
7. 2026-06-10
   days on market $85,000 Active 253 DOM
8. 2026-06-09
   days on market $85,000 Active 252 DOM
9. 2026-06-08
   days on market $85,000 Active 251 DOM
10. 2026-06-07
    days on market $85,000 Active 250 DOM
11. 2026-06-03
    days on market $85,000 Active 246 DOM
12. 2026-06-02
    days on market $85,000 Active 245 DOM
13. 2026-06-01
    days on market $85,000 Active 244 DOM
14. 2026-05-31
    days on market $85,000 Active 243 DOM
15. 2026-05-30
    days on market $85,000 Active 242 DOM
16. 2026-04-18
    historical $1,000
17. 2026-04-18
    listed $1,000
18. 2026-01-18
    price $85,000 651-char remark

    Show marketing remark (651 chars)

    Current tenant pays $1,000.00 a month. Lease end date is May 16, 2026. This condo is located minutes from all the hotspots in Montgomery. Remodeled kitchen with new tile floors in the kitchen as well as in both bathrooms. Conserve energy with the 3 mini split air conditioners that are less than a year old. Includes a washer/dryer and a hot water heater that's less than 4 years old. Rent INCLUDES water, trash, & yard maintenance. Tenant is responsible for electric, pest control, air filters, and light bulbs. Owner has 7 houses that can be purchased as a bundle for $750,000 (6 our tenant occupied). 20' of cast iron plumbing replaced in 2023

19. 2025-09-30
    listed $90,000 Active 651-char remark

    Show marketing remark (651 chars)

    Current tenant pays $1,000.00 a month. Lease end date is May 16, 2026. This condo is located minutes from all the hotspots in Montgomery. Remodeled kitchen with new tile floors in the kitchen as well as in both bathrooms. Conserve energy with the 3 mini split air conditioners that are less than a year old. Includes a washer/dryer and a hot water heater that's less than 4 years old. Rent INCLUDES water, trash, & yard maintenance. Tenant is responsible for electric, pest control, air filters, and light bulbs. Owner has 7 houses that can be purchased as a bundle for $750,000 (6 our tenant occupied). 20' of cast iron plumbing replaced in 2023

20. 2023-04-05
    soldstatus $70,000 Closed 576-char remark

    Show marketing remark (576 chars)

    Excellent opportunity for a first time homebuyer or investors looking to add to their portfolio. This condo is located minutes from all the hotspots in Montgomery. Remodeled kitchen with new floors in the kitchen as well as in both bathrooms. Conserve energy with the 3 mini split air conditioners that are less than a year old. Includes a washer/dryer and a hot water heater that’s less than 4 years old. HOA fee includes water, trash, outside lighting, yard maintenance, outside insurance including roof and foundation repair. Don't miss out on this great opportunity!

21. 2023-04-01
    status Pending 576-char remark

    Show marketing remark (576 chars)

    Excellent opportunity for a first time homebuyer or investors looking to add to their portfolio. This condo is located minutes from all the hotspots in Montgomery. Remodeled kitchen with new floors in the kitchen as well as in both bathrooms. Conserve energy with the 3 mini split air conditioners that are less than a year old. Includes a washer/dryer and a hot water heater that’s less than 4 years old. HOA fee includes water, trash, outside lighting, yard maintenance, outside insurance including roof and foundation repair. Don't miss out on this great opportunity!

22. 2023-03-21
    historical Contingent 576-char remark

    Show marketing remark (576 chars)

    Excellent opportunity for a first time homebuyer or investors looking to add to their portfolio. This condo is located minutes from all the hotspots in Montgomery. Remodeled kitchen with new floors in the kitchen as well as in both bathrooms. Conserve energy with the 3 mini split air conditioners that are less than a year old. Includes a washer/dryer and a hot water heater that’s less than 4 years old. HOA fee includes water, trash, outside lighting, yard maintenance, outside insurance including roof and foundation repair. Don't miss out on this great opportunity!

23. 2023-03-07
    price $74,000 576-char remark

    Show marketing remark (576 chars)

    Excellent opportunity for a first time homebuyer or investors looking to add to their portfolio. This condo is located minutes from all the hotspots in Montgomery. Remodeled kitchen with new floors in the kitchen as well as in both bathrooms. Conserve energy with the 3 mini split air conditioners that are less than a year old. Includes a washer/dryer and a hot water heater that’s less than 4 years old. HOA fee includes water, trash, outside lighting, yard maintenance, outside insurance including roof and foundation repair. Don't miss out on this great opportunity!

24. 2023-02-08
    listed $78,900 Active 576-char remark

    Show marketing remark (576 chars)

    Excellent opportunity for a first time homebuyer or investors looking to add to their portfolio. This condo is located minutes from all the hotspots in Montgomery. Remodeled kitchen with new floors in the kitchen as well as in both bathrooms. Conserve energy with the 3 mini split air conditioners that are less than a year old. Includes a washer/dryer and a hot water heater that’s less than 4 years old. HOA fee includes water, trash, outside lighting, yard maintenance, outside insurance including roof and foundation repair. Don't miss out on this great opportunity!

25. 2022-12-20
    status Active
26. 2022-12-01
    listed Contingent
27. 2022-08-02
    listed $80,500
28. 2010-08-19
    soldstatus $62,480
29. 2010-08-13
    soldstatus $60,000
30. 2010-02-03
    listed $65,700

ⓘ 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: $501 · $42/mo
• Projected year-2 tax: $501 · $42/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $14,641
• − Mortgage interest: −$4,761
• − Property taxes: −$501
• − Insurance: −$425
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − HOA: −$2,292
• − Depreciation: −$2,473
• Taxable income: $1,846
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $2,556/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): 14,065
• Household income: $69,087
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 876.0

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 0.58)
• Race & ethnicity: White 47% Black 43% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 3%

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: ▼ -22.82%
• Current HPI: 151.1822
• Rent YoY: ▲ 6.29%
• 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

-98.5% since first listed

15 events — show timeline

• 2026-04-18 Rental Removed $1,000 MAAR
• 2026-04-18 Listed for Rent $1,000 MAAR
• 2026-01-18 Price Changed $85,000 MAAR
• 2025-09-30 Listed $90,000 MAAR
• 2023-04-05 Sold (MLS) $70,000 MAAR
• 2023-04-01 Pending — MAAR
• 2023-03-21 Contingent — MAAR
• 2023-03-07 Price Changed $74,000 MAAR
• 2023-02-08 Listed $78,900 MAAR
• 2022-12-20 Relisted — MAAR
• 2022-12-01 Listed — MAAR
• 2022-08-02 Listed $80,500 MAAR
• 2010-08-19 Sold (Public Records) $62,480 Public Records
• 2010-08-13 Sold (MLS) $60,000 MAAR
• 2010-02-03 Listed $65,700 MAAR

Property tax history

+9.8%/yr

Latest (2025): $501 · -26.4% YoY. Source: county tax records.