2105 College St · Montgomery, AL 36106

$189,900

3 bd · 2.0 ba · 2,163 sqft · SingleFamily public records · 36 Days on market

Built 1950 0.30 ac lot Est $260k · 27% under

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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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Rent growth +4.1/5.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming home in Cloverdale featuring 3 bedrooms, two full baths, formal living room, dining room, plus a den/family room off the dining room and adjacent to the breakfast bar/kitchen area. Off the formal living room is a small Florida room. Price slashed from original listing for quick sale! Being sold as-is, but is in overall good shape. Kitchen features granite countertops, travertine backsplash, stainless steel gas range, microwave and dishwasher. Breakfast bar plus breakfast nook. Main bathroom features jetted tub and separate shower. Step outback to a spacious walled backyard plus brick terrace. And super excited about the recent City Council approval of a master plan for streetscape

Key facts

• Florida room
• Granite countertops
• Brick terrace

Tags

• FLORIDA ROOM
• GRANITE COUNTERTOPS
• TRAVERTINE BACKSPLASH
• STAINLESS STEEL GAS RANGE
• BRICK TERRACE
• SPACIOUS WALLED BACKYARD

Property features AI

Exterior

• Parking: Driveway
• Security: Fire alarm
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Brick construction; Built according to public records
• Construction: Brick exterior
• Exterior features: Fully fenced yard with privacy fencing; Porch (covered); Patio (covered); Corner city lot; Mature trees

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Disposal; Plumbed for ice maker
• Bedrooms: Bedroom on the first level; Bedroom on the first level
• Flooring: Carpet; Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air; Ceiling fans; Electric cooling
• Interior features: High ceilings; Jetted tub; Pull-down attic stairs; Separate shower; Walk-in closet(s); Window treatments; Breakfast bar; Programmable thermostat; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $77 ($930/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (10.4% below list).
• Recommended offer: $170k (10.4% below list) — sets the bar for 1% rule.

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: Nixon Elementary School (math 2% / reading 8%, grade F, #618 of 627 statewide, top 100%, 441 students, 97% FRL, charter); Bellingrath Middle School (math 0% / reading 12%, grade F, #252 of 257 statewide, top 98%, 607 students, 96% FRL, charter); Lanier Senior High School (math 2% / reading 12%, grade F, #265 of 305 statewide, top 89%, 798 students, 94% FRL) — zoned schools average 95% FRL vs 70% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 6% at this address vs 20% district-wide (-14 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 (+6.3%/yr); 138 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $158k; 20% 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 $170,162 (10.4% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 10% 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. 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: 0.90% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $259,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1327 Woodward Ave	0.16mi	3/2.0	2,246 (+4%)	2mo	$290,000	$129	84
1430 Midlane Ct	0.26mi	3/2.0	2,072 (-4%)	3mo	$217,500	$105	78
2017 Hazel Hedge Ln	0.14mi	3/2.0	1,951 (-10%)	2mo	$235,000	$120	76
1324 Felder Ave	0.13mi	3/2.0	1,843 (-15%)	2mo	$140,000	$76	67
1412 Midlane Ct	0.25mi	3/2.0	2,345 (+8%)	9mo	$250,000	$107	67
1220 Westmoreland Ave	0.29mi	3/3.0	2,018 (-7%)	8mo	$205,000	$102	65
737 Park Ave	0.68mi	3/2.5	2,274 (+5%)	3mo	$305,100	$134	56
1132 Westmoreland Ave	0.33mi	4/2.0 (+1)	1,902 (-12%)	6mo	$255,000	$134	55
2505 Agnew St	0.36mi	3/2.0	1,843 (-15%)	8mo	$238,500	$129	52
2138 E 2nd St	0.45mi	3/1.5	1,856 (-14%)	2mo	$30,500	$16	52
541 Cloverdale Rd	0.72mi	3/2.5	2,400 (+11%)	4mo	$450,000	$188	43
1126 Woodley Rd	0.67mi	2/2.0 (-1)	1,961 (-9%)	8mo	$195,000	$99	42

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 · 6.29% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.62×
• Total profit: $-20,021
• Equity at exit: $28,315

10-year hold

• IRR: 3.3%
• Equity multiple: 1.27×
• Total profit: $14,459
• Equity at exit: $16,419

Cash invested: $53,172 (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 36106

• Home prices YoY: -13.1%
• Rents YoY: 6.3%
• Active inventory: 138
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$996
• Tax from tax record: −$192 /mo · $2,302/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $77

Break-even live

Break-even rent $1,604

Max offer price $189,900

Occupancy floor 90%

Sensitivity live

Price	-10% $185	-5% $131	+0% $77	+5% $24	+10% $-30
Rent	-10% $-57	-5% $10	+0% $77	+5% $145	+10% $212
Rate	-1.0pp $173	-0.5pp $126	base $77	+0.5pp $28	+1.0pp $-22

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2043 Hazel Hedge Ln Montgomery, AL	4.0	3.0	2001	$1,650	$0.82	15d	1	0.08mi
1355 Magnolia Curv Montgomery, AL	3.0	3.0	2260	$1,800	$0.80	15d	1	0.23mi
1121 Felder Ave Unit 1043909P Montgomery, AL	4.0	2.5	2647	$3,152	$1.19	23d	1	0.29mi
1425 Blairwood Montgomery, AL	3.0	2.0	1700	$1,850	$1.09	15d	1	0.33mi
2226 Carter Hill Rd Montgomery, AL	2.0	1.0	1506	$905	$0.60	45d	1	0.36mi
1450 Crenshaw Pl S Montgomery, AL	3.0	2.0	1641	$1,775	$1.08	45d	1	0.44mi
2045 Bullard St Unit 1043526P Montgomery, AL	3.0	2.0	1797	$2,198	$1.22	45d	1	0.48mi
2053 Gorgas St Montgomery, AL	3.0	1.0	1955	$1,200	$0.61	23d	1	0.56mi
2014 Commodore St Montgomery, AL	3.0	2.0	1613	$1,450	$0.90	15d	1	0.58mi
1842 Gillespie Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	45d	1	0.81mi
519 Thorn Pl Montgomery, AL	2.0	1.0	1632	$650	$0.40	23d	1	0.83mi
428 Thorn Pl Montgomery, AL	2.0	1.0	1549	$1,450	$0.94	45d	1	0.90mi
3256 Montezuma Rd Montgomery, AL	3.0	2.0	1515	$1,450	$0.96	45d	1	0.99mi
334 Felder Ave Montgomery, AL	3.0	2.0	2223	$2,395	$1.08	45d	1	0.99mi
1827 Pinecrest Dr Montgomery, AL	4.0	3.0	1893	$1,550	$0.82	15d	1	1.00mi
1919 Norman Bridge Ct Unit 1043838P Montgomery, AL	4.0	3.0	1539	$4,108	$2.67	45d	1	1.00mi
2009 Palmetto St Montgomery, AL	3.0	1.0	1487	$1,050	$0.71	45d	1	1.03mi
3235 Norman Bridge Rd Montgomery, AL	3.0	1.0	1873	$900	$0.48	45d	1	1.14mi
1814 Sylvan Dr Montgomery, AL	3.0	2.0	1785	$1,400	$0.78	23d	1	1.16mi
3485 Wellington Rd Montgomery, AL	3.0	2.0	2437	$1,395	$0.57	23d	1	1.18mi
1259 S Lawrence St Montgomery, AL	3.0	1.0	1728	$1,300	$0.75	45d	1	1.19mi
3510 Bankhead Ave Montgomery, AL	3.0	3.0	2210	$2,250	$1.02	45d	1	1.24mi
1020 S Lawrence St Montgomery, AL	2.0	1.0	1711	$2,000	$1.17	15d	1	1.25mi
2988 Old Farm Rd Montgomery, AL	3.0	2.5	2314	$1,900	$0.82	45d	1	1.26mi
3386 Lexington Rd Unit B Montgomery, AL	2.0	1.0	1950	$900	$0.46	23d	1	1.26mi
128 S Capitol Pkwy Montgomery, AL	3.0	1.0	1550	$1,500	$0.97	45d	1	1.27mi
3332 Allendale Pl Montgomery, AL	3.0	2.0	2741	$2,250	$0.82	15d	1	1.28mi
2983 Old Farm Rd Montgomery, AL	3.0	2.0	2000	$1,725	$0.86	23d	1	1.28mi
2929 Canterbury Ct Unit 1043474P Montgomery, AL	4.0	2.5	2464	$2,667	$1.08	23d	1	1.30mi
139 Mount Vernon Dr Unit A Montgomery, AL	4.0	2.5	1700	$1,000	$0.59	45d	1	1.36mi
3304 Gilmer Ave Montgomery, AL	4.0	2.0	2009	$1,400	$0.70	23d	1	1.39mi
1314 S Court St Montgomery, AL	2.0	2.0	1650	$1,495	$0.91	15d	1	1.40mi
2004 Capitol Ave Unit 1043879P Montgomery, AL	4.0	2.5	1797	$3,518	$1.96	15d	1	1.41mi
22 W Cromwell St Montgomery, AL	4.0	2.0	1645	$1,350	$0.82	23d	1	1.46mi

Listing history 24 events

1. 2026-06-21
   days on market $189,900 Active 36 DOM
2. 2026-06-18
   days on market $189,900 Active 33 DOM
3. 2026-06-17
   days on market $189,900 Active 32 DOM
4. 2026-06-16
   days on market $189,900 Active 31 DOM
5. 2026-06-15
   days on market $189,900 Active 30 DOM
6. 2026-06-14
   days on market $189,900 Active 28 DOM
7. 2026-06-13
   days on market $189,900 Active 27 DOM
8. 2026-06-10
   days on market $189,900 Active 25 DOM
9. 2026-06-09
   days on market $189,900 Active 24 DOM
10. 2026-06-08
    days on market $189,900 Active 23 DOM
11. 2026-06-07
    days on market $189,900 Active 22 DOM
12. 2026-06-03
    days on market $189,900 Active 18 DOM
13. 2026-06-02
    days on market $189,900 Active 17 DOM
14. 2026-06-01
    days on market $189,900 Active 16 DOM
15. 2026-05-31
    days on market $189,900 Active 15 DOM
16. 2026-05-30
    days on market $189,900 Active 14 DOM
17. 2026-05-16
    listed $189,900 Active
18. 2025-09-18
    price $219,900
19. 2025-07-21
    listed $239,900 Active
20. 2015-11-30
    soldstatus $158,500
21. 2014-09-12
    listed $169,000
22. 2011-11-21
    listed $195,500
23. 2009-10-16
    soldstatus $74,500
24. 2009-09-17
    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: $2,302 · $192/mo
• Projected year-2 tax: $2,302 · $192/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 1/10 Low
• 🌡 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,419
• − Mortgage interest: −$10,637
• − Property taxes: −$2,302
• − Insurance: −$950
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$5,524
• Taxable loss: −$2,261
• Est. tax savings @ 24.0%: +$543
• After-tax cash flow: $1,472/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

+137.7% since first listed

8 events — show timeline

• 2026-05-16 Listed $189,900 MAAR
• 2025-09-18 Price Changed $219,900 MAAR
• 2025-07-21 Listed $239,900 MAAR
• 2015-11-30 Sold (Public Records) $158,500 Public Records
• 2014-09-12 Listed $169,000 MAAR
• 2011-11-21 Listed $195,500 MAAR
• 2009-10-16 Sold (MLS) $74,500 MAAR
• 2009-09-17 Listed $79,900 MAAR

Property tax history

+11.7%/yr

Latest (2025): $2,302 · +0.0% YoY. Source: county tax records.