218 N Lewis St · Montgomery, AL 36107

$84,000

2 bd · 1.0 ba · 858 sqft · SingleFamily public records · 124 Days on market

Built 1930 6,969 sqft lot $98/sqft · 48% above area Est $57k · 48% 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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.0/10.0
• Rent growth +3.8/5.0
• 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

A Great Value-Add Opportunity Near Downtown Montgomery. Investors??? Ready. .. Set. .. GO! Nearly 1000 Sq Ft Of Advantageous Hardwoods Will Navigate You Throughout This Well-Maintained 2 Bedroom/1 Bath Floorplan. Presenting A Large Living Room That's Ideal For Family Gatherings-And A Feature Rich Kitchen And Dining Space For Convenience And Purposeful Dining! This Charming Cottage Is A Definitive Staple In The Historic District And A Perfect Fit For You! Schedule Your Showing Today- Please Verify Any Pertinent Info. Conveniently Located Near Thriving Downtown Montgomery. * * This Property Can Also Be Purchased Along With 122 S Capitol Pkwy, 404 S Capitol Pkwy, 2106 Capitol Ave, 2134 Winona Ave, 2040 Mckinely Ave, And 690 Ponce De Leon Ave-All Or In Part At A Total Portfolio Package Price Of $800,000. * *

Key facts

• Hardwoods
• Large living room
• Feature rich kitchen

Tags

• HARDWOODS
• LARGE LIVING ROOM
• FEATURE RICH KITCHEN
• HISTORIC DISTRICT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($921 rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: employment D, crime F, amenities D-.
• 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.
• Zoned schools: Morningview Elementary School (math 0% / reading 15%, grade F, #598 of 627 statewide, top 96%, 448 students, 86% FRL); Capitol Heights Middle School (math 0% / reading 15%, grade F, #241 of 257 statewide, top 95%, 655 students, 97% FRL); Lee High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 1,374 students, 86% FRL) — zoned schools average 89% FRL vs 70% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 7% at this address vs 20% district-wide (-13 pts) — the specific schools serving this property underperform the Montgomery County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.0%/yr); 67 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $581 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 + 5.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $73,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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 1930 — 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: 1.10% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.82%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

• ARV (median comp): $56,833
• List price: $84,000
• Delta: 47.80%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2216 Mccarter Ave	0.69mi	2/1.0	937 (+9%)	16mo	$77,000	$82	39
344 Arthur St	0.63mi	3/1.0 (+1)	933 (+9%)	22mo	$50,000	$54	33
2010 Greenville St	0.71mi	3/1.0 (+1)	800 (-7%)	23mo	$55,000	$69	32

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 · 5.05% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $1,810
• Equity at exit: $12,525

10-year hold

• IRR: 13.3%
• Equity multiple: 2.15×
• Total profit: $27,160
• Equity at exit: $7,263

Cash invested: $23,520 (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 36107

• Home prices YoY: -10.9%
• Rents YoY: 5.0%
• Active inventory: 67
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $921 high
• Mortgage (P&I): −$441
• Tax from tax record: −$40 /mo · $478/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $212

Break-even live

Break-even rent $652

Max offer price $84,000

Occupancy floor 72%

Sensitivity live

Price	-10% $260	-5% $236	+0% $212	+5% $188	+10% $165
Rent	-10% $139	-5% $176	+0% $212	+5% $248	+10% $285
Rate	-1.0pp $254	-0.5pp $233	base $212	+0.5pp $190	+1.0pp $168

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 N Lewis St Montgomery, AL	1.0	1.0	690	$875	$1.27	45d	1	0.05mi
1530 Saint Charles Ave Unit B Montgomery, AL	1.0	1.0	725	$775	$1.07	45d	1	0.14mi
1510 Yancey Ave Unit B Montgomery, AL	1.0	1.0	650	$725	$1.12	45d	1	0.14mi
1517 Madison Ave Montgomery, AL	1.0	1.0	1044	$650	$0.62	45d	1	0.19mi
1517 Madison Ave Montgomery, AL	1.0	1.0	1044	$650	$0.62	22d	1	0.19mi
1415 Madison Ave Apt E Montgomery, AL	2.0	1.0	825	$1,095	$1.33	15d	1	0.25mi
424 N California St Apt D Montgomery, AL	2.0	1.0	850	$778	$0.92	22d	1	0.33mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	45d	1	0.34mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	15d	1	0.34mi
517 N Florida St Unit B Montgomery, AL	2.0	1.0	900	$750	$0.83	45d	1	0.41mi
2023 Windsor Ave Montgomery, AL	2.0	1.0	889	$895	$1.01	45d	1	0.47mi
329 S Capitol Pkwy Apt A Montgomery, AL	1.0	1.0	800	$645	$0.81	45d	1	0.51mi
2121 Winona Ave Unit 2123 Montgomery, AL	1.0	1.5	828	$995	$1.20	15d	1	0.52mi
2122 Windsor Ave Montgomery, AL	2.0	1.0	1052	$725	$0.69	45d	1	0.55mi
2229 Madison Ave Montgomery, AL	2.0	1.0	1100	$625	$0.57	45d	1	0.66mi
2241 Saint Charles Ave Unit 2247 Montgomery, AL	1.0	1.0	915	$1,475	$1.61	45d	1	0.67mi
1834 Highland Ave Unit A Montgomery, AL	1.0	1.0	980	$1,250	$1.28	45d	1	0.78mi
2405 Palmetto St Unit B Montgomery, AL	1.0	1.0	550	$750	$1.36	15d	1	0.84mi
2006 Harmon St Unit 3 Montgomery, AL	3.0	1.0	800	$500	$0.62	45d	1	0.93mi
2503 Skyline Ave Montgomery, AL	3.0	1.0	1015	$1,150	$1.13	45d	1	0.94mi
2302 Plum St Montgomery, AL	1.0	1.0	656	$700	$1.07	15d	1	0.94mi
2000 Cherry St Montgomery, AL	2.0	1.0	1106	$950	$0.86	45d	1	0.94mi
2300 Plum St Unit 2302 Montgomery, AL	1.0	1.0	656	$700	$1.07	15d	1	0.95mi
319 Olivia Ct Montgomery, AL	2.0	1.0	850	$700	$0.82	22d	1	1.10mi
7 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	961	$850	$0.88	45d	1	1.10mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	22d	1	1.17mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	15d	1	1.20mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	45d	1	1.22mi
80 Turner Pl Unit 14 Montgomery, AL	2.0	1.0	620	$750	$1.21	45d	1	1.25mi
1324 Federal Dr Montgomery, AL	2.0	1.0	1000	$1,100	$1.10	45d	1	1.25mi
215 N Court St Unit 06 Montgomery, AL	1.0	1.0	695	$1,315	$1.89	45d	1	1.37mi
215 N Court St Unit 04 Montgomery, AL	1.0	1.0	927	$1,570	$1.69	45d	1	1.37mi
1732 West St Unit 1732 A Montgomery, AL	1.0	1.0	715	$1,375	$1.92	45d	1	1.44mi
1817 Texas Ct Montgomery, AL	3.0	1.0	925	$1,050	$1.14	22d	1	1.46mi
2056 Midway St Montgomery, AL	3.0	1.0	1110	$985	$0.89	45d	1	1.48mi
2076 Midway St Montgomery, AL	3.0	1.0	1068	$1,000	$0.94	45d	1	1.50mi

Listing history 26 events

1. 2026-06-21
   days on market $84,000 Active 124 DOM
2. 2026-06-18
   days on market $84,000 Active 121 DOM
3. 2026-06-17
   days on market $84,000 Active 120 DOM
4. 2026-06-16
   days on market $84,000 Active 119 DOM
5. 2026-06-15
   days on market $84,000 Active 118 DOM
6. 2026-06-14
   days on market $84,000 Active 116 DOM
7. 2026-06-13
   pricedays on market $84,000 Active 115 DOM
8. 2026-06-10
   days on market $89,000 Active 113 DOM
9. 2026-06-09
   days on market $89,000 Active 112 DOM
10. 2026-06-08
    days on market $89,000 Active 111 DOM
11. 2026-06-07
    days on market $89,000 Active 110 DOM
12. 2026-06-03
    days on market $89,000 Active 106 DOM
13. 2026-06-02
    days on market $89,000 Active 105 DOM
14. 2026-06-01
    days on market $89,000 Active 104 DOM
15. 2026-05-31
    days on market $89,000 Active 103 DOM
16. 2026-05-30
    days on market $89,000 Active 102 DOM
17. 2026-02-21
    historical $875
18. 2026-02-17
    listed $89,000 Active 817-char remark

    Show marketing remark (817 chars)

    A Great Value-Add Opportunity Near Downtown Montgomery. Investors??? Ready. .. Set. .. GO! Nearly 1000 Sq Ft Of Advantageous Hardwoods Will Navigate You Throughout This Well-Maintained 2 Bedroom/1 Bath Floorplan. Presenting A Large Living Room That's Ideal For Family Gatherings-And A Feature Rich Kitchen And Dining Space For Convenience And Purposeful Dining! This Charming Cottage Is A Definitive Staple In The Historic District And A Perfect Fit For You! Schedule Your Showing Today- Please Verify Any Pertinent Info. Conveniently Located Near Thriving Downtown Montgomery. * * This Property Can Also Be Purchased Along With 122 S Capitol Pkwy, 404 S Capitol Pkwy, 2106 Capitol Ave, 2134 Winona Ave, 2040 Mckinely Ave, And 690 Ponce De Leon Ave-All Or In Part At A Total Portfolio Package Price Of $800,000. * *

19. 2026-01-25
    listed $875
20. 2025-01-25
    historical $875
21. 2024-12-31
    listed $875
22. 2024-08-19
    historical $850
23. 2024-08-03
    listed $850
24. 2013-09-26
    listed $73,000
25. 2008-04-23
    listed $78,860
26. 2003-08-05
    listed $49,900

ⓘ 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: $478 · $40/mo
• Projected year-2 tax: $478 · $40/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 ≥107°F today · 19 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: $11,050
• − Mortgage interest: −$4,705
• − Property taxes: −$478
• − Insurance: −$420
• − Repairs & maintenance: −$884
• − Management: −$884
• − Depreciation: −$2,444
• Taxable income: $1,235
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $2,249/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): 8,001
• Household income: $32,492
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 642.0

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 0.69)
• Race & ethnicity: Black 43% White 27% Hispanic / Latino 23% Two or more races 20%
• Hispanic origin (detail): Mexican 8% Cuban 3%
• Common ancestry: Slovak 1% Iranian 1% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 83% English-only · Spanish 13%

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: ▼ -18.16%
• Current HPI: 147.8065
• Rent YoY: ▲ 5.05%
• 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

+78.4% since first listed

10 events — show timeline

• 2026-02-21 Rental Removed $875 SHOWMOJO
• 2026-02-17 Listed $89,000 MAAR
• 2026-01-25 Listed for Rent $875 SHOWMOJO
• 2025-01-25 Rental Removed $875 SHOWMOJO
• 2024-12-31 Listed for Rent $875 SHOWMOJO
• 2024-08-19 Rental Removed $850 SHOWMOJO
• 2024-08-03 Listed for Rent $850 SHOWMOJO
• 2013-09-26 Listed $73,000 MAAR
• 2008-04-23 Listed $78,860 MAAR
• 2003-08-05 Listed $49,900 MAAR

Property tax history

+5.1%/yr

Latest (2025): $478 · -16.3% YoY. Source: county tax records.