4169 Edgar D Nixon Ave · Montgomery, AL 36105

$89,900

3 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 65 Days on market

Built 1950 0.30 ac lot $65/sqft · 283% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity Meets Positioning. Positioned on a desirable corner lot, this 3-bedroom, 1-bath home is more than just a property—it’s potential waiting to be claimed. Whether you're a first-time homebuyer ready to step into ownership or an investor seeking your next strategic addition, this home delivers value, flexibility, and opportunity. Move-in ready Corner lot presence Ideal for rental or primary residence Sold AS-IS – priced with purpose “Not just a house…this is your entry point to ownership or your next income-producing asset. ”

Key facts

• Move in ready
• Corner lot
• 0.3 acre lot

Tags

• CORNER LOT
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: 79 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 35% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $76k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $84,506 (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 1950 — 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: 1.34% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.13%
• DSCR: 1.90
• GRM: 6.2

CMA / ARV

• ARV (median comp): $23,458
• List price: $89,900
• Delta: 283.24%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Clover Hill Dr	0.36mi	3/1.0	1,376 (-0%)	10mo	$15,000	$11	75
238 Burgwyn Rd	0.41mi	3/1.0	1,270 (-8%)	9mo	$84,000	$66	60
39 W Fleming Rd	0.66mi	3/1.0	1,349 (-2%)	9mo	$40,000	$30	58
711 Iris Ln	0.47mi	3/1.5	1,316 (-5%)	13mo	$78,000	$59	57
410 E Patton Ave	0.70mi	3/1.0	1,377 (-0%)	13mo	$74,200	$54	57
4016 Berwick Dr	0.68mi	4/1.5 (+1)	1,380 (0%)	10mo	$51,000	$37	53
3594 S Perry St	0.50mi	3/2.0	1,265 (-8%)	8mo	$40,000	$32	52
129 E Woodland Dr	0.52mi	3/1.5	1,475 (+7%)	16mo	$38,000	$26	50
3532 Gilmer Ave	0.72mi	3/2.0	1,318 (-4%)	13mo	$40,000	$30	44
329 Tanglewood Dr	0.60mi	4/1.0 (+1)	1,523 (+10%)	8mo	$95,000	$62	43
3617 Wilmington Rd	0.74mi	3/1.0	1,233 (-11%)	11mo	$10,000	$8	39
901 National St	0.73mi	3/2.0	1,554 (+13%)	15mo	$102,000	$66	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.49×
• Total profit: $12,286
• Equity at exit: $13,404

10-year hold

• IRR: 21.2%
• Equity multiple: 2.79×
• Total profit: $45,170
• Equity at exit: $7,773

Cash invested: $25,172 (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 36105

• Home prices YoY: -32.6%
• Active inventory: 79
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,204 high
• Mortgage (P&I): −$471
• Tax from tax record: −$20 /mo · $243/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $422

Break-even live

Break-even rent $670

Max offer price $89,900

Occupancy floor 60%

Sensitivity live

Price	-10% $473	-5% $448	+0% $422	+5% $397	+10% $371
Rent	-10% $327	-5% $375	+0% $422	+5% $470	+10% $517
Rate	-1.0pp $468	-0.5pp $445	base $422	+0.5pp $399	+1.0pp $375

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4148 Edgar D Nixon Ave Montgomery, AL	4.0	1.0	1208	$1,200	$0.99	44d	1	0.02mi
370 Collinwood Ave Montgomery, AL	3.0	1.0	1080	$1,000	$0.93	21d	1	0.27mi
4037 Oak St Montgomery, AL	3.0	2.0	1314	$1,450	$1.10	44d	1	0.49mi
763 Belvedere Dr Montgomery, AL	3.0	1.0	1044	$1,000	$0.96	44d	1	0.54mi
3544 Southmont Dr Montgomery, AL	4.0	1.5	1774	$1,300	$0.73	21d	1	0.64mi
3616 Gaston Ave Montgomery, AL	4.0	2.0	1629	$1,300	$0.80	44d	1	0.68mi
3608 Wilmington Rd Montgomery, AL	3.0	1.0	1160	$950	$0.82	44d	1	0.73mi
3577 Whiting Ave Montgomery, AL	3.0	1.0	1269	$1,150	$0.91	44d	1	0.74mi
253 John Morris Ave Montgomery, AL	3.0	1.0	912	$950	$1.04	21d	1	0.83mi
548 Winston Dr Montgomery, AL	2.0	2.5	1396	$1,000	$0.72	44d	1	0.83mi
3515 Norman Bridge Rd Unit A Montgomery, AL	2.0	1.0	1150	$1,150	$1.00	44d	1	0.93mi
3751 Wesley Dr Apt A Montgomery, AL	2.0	1.0	1034	$550	$0.53	44d	1	0.94mi
718 W Edgemont Ave Unit A Montgomery, AL	3.0	1.0	875	$875	$1.00	44d	1	0.96mi
718 W Edgemont Ave Unit B Montgomery, AL	2.0	1.0	875	$800	$0.91	21d	1	0.96mi
3735 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	0.97mi
3733 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	0.97mi
3723 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	0.98mi
3709 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	0.98mi
3737 Wesley Dr Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	44d	1	0.98mi
3701 Wesley Dr Unit 3737 Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	44d	1	1.00mi
3701 Wesley Dr Unit 3733 Montgomery, AL	3.0	1.0	1000	$1,280	$1.28	44d	1	1.00mi
3701 Wesley Dr Unit 3723 Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	1.00mi
3720 Stanley Dr Montgomery, AL	4.0	2.0	1719	$1,650	$0.96	21d	1	1.02mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	44d	1	1.06mi
3708 Princeton Rd Montgomery, AL	2.0	2.0	1749	$900	$0.51	21d	1	1.09mi
3649 Princeton Rd Montgomery, AL	3.0	1.0	1266	$1,200	$0.95	21d	1	1.11mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	21d	1	1.12mi
3220 Doris Cir Montgomery, AL	3.0	1.0	1139	$1,100	$0.97	44d	1	1.16mi
3445 Le Bron Rd Montgomery, AL	4.0	1.0	1100	$1,050	$0.95	21d	1	1.18mi
3357 Lexington Rd Montgomery, AL	2.0	1.0	1200	$1,175	$0.98	14d	1	1.24mi
139 Mount Vernon Dr Unit A Montgomery, AL	4.0	2.5	1700	$1,000	$0.59	44d	1	1.28mi
3235 Norman Bridge Rd Montgomery, AL	3.0	1.0	1873	$900	$0.48	44d	1	1.31mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	44d	1	1.34mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	44d	1	1.34mi
4342 Sunshine Dr Montgomery, AL	3.0	2.0	1323	$1,250	$0.94	14d	1	1.40mi
3256 Montezuma Rd Montgomery, AL	3.0	2.0	1515	$1,450	$0.96	44d	1	1.45mi
1067 Roslyn Dr Montgomery, AL	4.0	2.0	1760	$1,125	$0.64	21d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $89,900 Active 65 DOM
2. 2026-06-17
   days on market $89,900 Active 64 DOM
3. 2026-06-16
   days on market $89,900 Active 63 DOM
4. 2026-06-15
   days on market $89,900 Active 62 DOM
5. 2026-06-14
   days on market $89,900 Active 60 DOM
6. 2026-06-13
   days on market $89,900 Active 59 DOM
7. 2026-06-10
   days on market $89,900 Active 57 DOM
8. 2026-06-09
   days on market $89,900 Active 56 DOM
9. 2026-06-08
   days on market $89,900 Active 55 DOM
10. 2026-06-07
    days on market $89,900 Active 54 DOM
11. 2026-06-03
    days on market $89,900 Active 50 DOM
12. 2026-06-02
    days on market $89,900 Active 49 DOM
13. 2026-06-01
    days on market $89,900 Active 48 DOM
14. 2026-05-31
    days on market $89,900 Active 47 DOM
15. 2026-05-30
    days on market $89,900 Active 46 DOM
16. 2026-04-14
    listed $89,900 Active 580-char remark

    Show marketing remark (580 chars)

    Opportunity Meets Positioning. Positioned on a desirable corner lot, this 3-bedroom, 1-bath home is more than just a property—it’s potential waiting to be claimed. Whether you're a first-time homebuyer ready to step into ownership or an investor seeking your next strategic addition, this home delivers value, flexibility, and opportunity. Move-in ready Corner lot presence Ideal for rental or primary residence Sold AS-IS – priced with purpose “Not just a house…this is your entry point to ownership or your next income-producing asset. ”

17. 2020-02-19
    soldstatus $76,000

ⓘ 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: $243 · $20/mo
• Projected year-2 tax: $369 · $31/mo
• Expected delta: +$125/yr (+$10/mo · 51.4%)

ⓘ 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 · 20 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: $14,452
• − Mortgage interest: −$5,036
• − Property taxes: −$243
• − Insurance: −$450
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$2,615
• Taxable income: $3,796
• Est. tax owed @ 24.0%: −$911
• After-tax cash flow: $4,156/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): 9,207
• Household income: $41,486
• Rent vs Own: 39.9% rent · 60.1% own
• Severe rent burden: 679.0

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 (83%)
• Race & ethnicity: Black 83% White 12% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -31.17%
• Current HPI: 64.4673
• Rent YoY: —
• 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

+18.3% since first listed

2 events — show timeline

• 2026-04-14 Listed $89,900 MAAR
• 2020-02-19 Sold (Public Records) $76,000 Public Records

Property tax history

+13.8%/yr

Latest (2023): $243 · +35.0% YoY. Source: county tax records.