200 Montgomery St · Warrior, AL 35180

$120,000

4 bd · 1.0 ba · 1,826 sqft · SingleFamily public records · 323 Days on market

Built 1940 8,276 sqft lot $66/sqft · 50% below area Est $144k · 17% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special!! This 2 bedroom, 1 bathroom home with garage apartment (2bd/1ba)in Warrior has so much potential. Main house has been gutted. Schedule your showing today!

Key facts

• 8,276 sq ft lot
• Built 1940
• Listed 323 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $695 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 3.9% in Warrior — 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 58/100 on livability (#360 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D, amenities F.
• Jefferson County (suburban): math 9% / reading 32% proficiency, ranked #104 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 117 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 4% 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 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 1940 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.61% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.82%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (median comp): $144,421
• List price: $120,000
• Delta: -16.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
189 Bellehurst Dr	0.27mi	4/2.0	1,813 (-1%)	10mo	$298,652	$165	74
109 Yeager Dr	0.32mi	3/3.0 (-1)	1,812 (-1%)	4mo	$275,000	$152	67

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: 18.3%
• Equity multiple: 1.74×
• Total profit: $24,852
• Equity at exit: $17,892

10-year hold

• IRR: 26.7%
• Equity multiple: 3.34×
• Total profit: $78,766
• Equity at exit: $10,375

Cash invested: $33,600 (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 35180

• Home prices YoY: -11.3%
• Active inventory: 117
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,934 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$153 /mo · $1,839/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $695

Break-even live

Break-even rent $1,054

Max offer price $120,000

Occupancy floor 59%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
632 Wenonah WAY Kimberly, AL	4.0	2.0	1774	$1,995	$1.12	10d	1	0.90mi
516 Way Station Pl Kimberly, AL	4.0	3.0	2256	$2,200	$0.98	1d	1	1.26mi
718 Natchez Trl Warrior, AL	4.0	2.0	1386	$1,500	$1.08	10d	1	1.39mi

Listing history 31 events

1. 2026-06-18
   days on market $120,000 Active 323 DOM
2. 2026-06-17
   days on market $120,000 Active 322 DOM
3. 2026-06-16
   days on market $120,000 Active 321 DOM
4. 2026-06-15
   days on market $120,000 Active 320 DOM
5. 2026-06-13
   days on market $120,000 Active 318 DOM
6. 2026-06-10
   days on market $120,000 Active 315 DOM
7. 2026-06-09
   days on market $120,000 Active 314 DOM
8. 2026-06-08
   days on market $120,000 Active 313 DOM
9. 2026-06-07
   days on market $120,000 Active 312 DOM
10. 2026-06-03
    days on market $120,000 Active 308 DOM
11. 2026-06-02
    days on market $120,000 Active 307 DOM
12. 2026-06-01
    days on market $120,000 Active 306 DOM
13. 2026-05-31
    days on market $120,000 Active 305 DOM
14. 2025-12-05
    status Active 172-char remark

    Show marketing remark (172 chars)

    Investor special!! This 2 bedroom, 1 bathroom home with garage apartment (2bd/1ba)in Warrior has so much potential. Main house has been gutted. Schedule your showing today!

15. 2025-11-07
    historical Contingent 172-char remark

    Show marketing remark (172 chars)

    Investor special!! This 2 bedroom, 1 bathroom home with garage apartment (2bd/1ba)in Warrior has so much potential. Main house has been gutted. Schedule your showing today!

16. 2025-07-30
    listed $120,000 Active 172-char remark

    Show marketing remark (172 chars)

    Investor special!! This 2 bedroom, 1 bathroom home with garage apartment (2bd/1ba)in Warrior has so much potential. Main house has been gutted. Schedule your showing today!

17. 2019-10-15
    soldstatus $106,000
18. 2019-10-10
    soldstatus $106,000 Sold 721-char remark

    Show marketing remark (721 chars)

    This is a unique find in downtown Warrior just minute from 65. The main home is 2 bedroom 1 bath and the full apartment above the garage is a 2 bedroom 1 bath. Main home has a large den with wood burning rock fireplace. Eat in kitchen has a lot of counter space. Master bedroom has a walk in closet and a extra area that can be used as a office or would make a great area to add a master bath. Large laundry room and a cute sun room off the back. Home has a cute deck area for entertaining. The garage has 1 car garage with tons of storage area or would make a great workshop. The apartment has a eat in kitchen with large den 2 bedrooms and nice bath. There is a laundry in the garage area too. There is a storm shelter.

19. 2019-09-14
    historical Contingent 721-char remark

    Show marketing remark (721 chars)

    This is a unique find in downtown Warrior just minute from 65. The main home is 2 bedroom 1 bath and the full apartment above the garage is a 2 bedroom 1 bath. Main home has a large den with wood burning rock fireplace. Eat in kitchen has a lot of counter space. Master bedroom has a walk in closet and a extra area that can be used as a office or would make a great area to add a master bath. Large laundry room and a cute sun room off the back. Home has a cute deck area for entertaining. The garage has 1 car garage with tons of storage area or would make a great workshop. The apartment has a eat in kitchen with large den 2 bedrooms and nice bath. There is a laundry in the garage area too. There is a storm shelter.

20. 2019-09-04
    listed $109,900 Active 721-char remark

    Show marketing remark (721 chars)

    This is a unique find in downtown Warrior just minute from 65. The main home is 2 bedroom 1 bath and the full apartment above the garage is a 2 bedroom 1 bath. Main home has a large den with wood burning rock fireplace. Eat in kitchen has a lot of counter space. Master bedroom has a walk in closet and a extra area that can be used as a office or would make a great area to add a master bath. Large laundry room and a cute sun room off the back. Home has a cute deck area for entertaining. The garage has 1 car garage with tons of storage area or would make a great workshop. The apartment has a eat in kitchen with large den 2 bedrooms and nice bath. There is a laundry in the garage area too. There is a storm shelter.

21. 2017-04-26
    soldstatus $91,500
22. 2017-04-21
    soldstatus $91,500 Sold
23. 2017-03-13
    historical Contingent
24. 2017-03-11
    price $91,500
25. 2016-12-13
    listed $93,500 Active
26. 2016-09-13
    price $93,500
27. 2016-07-13
    price $95,000
28. 2016-06-02
    price $97,000
29. 2012-09-14
    soldstatus $9,900
30. 2012-07-17
    listed $9,900
31. 2004-01-15
    soldstatus $60,000

ⓘ 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: $1,839 · $153/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,204
• − Mortgage interest: −$6,722
• − Property taxes: −$1,839
• − Insurance: −$600
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$3,491
• Taxable income: $6,839
• Est. tax owed @ 24.0%: −$1,641
• After-tax cash flow: $6,699/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: Jefferson County
• NCES district ID: 0101920
• Math proficiency: 9% ▼ -24.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $51,712
• Composite: 18.4/100
• National rank: #8937
• State rank: #104 of 129 in AL

Livability — Warrior

• Score: 58/100
• State rank: #360
• US rank: #21085

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety F User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrior, AL
• Population (ZIP): 14,097

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 669,185 people
• By 2030: 669,694 · +0.1%
• By 2040: 661,388 · -1.2%
• By 2050: 643,086 · -3.9%
• By 2075: 577,267 · -13.7%
• By 2100: 474,758 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 6%
• Common ancestry: Slovak 5% Italian 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: D (+10.4) · D 54.6% · R 44.2% · Other 1.2%
• 2008→2024 swing: +5.4pp toward D · 2008: 5.1pp · 2024: 10.4pp
• All cycles: 2024: D+10.4 2020: D+13.2 2016: D+7.2 2012: D+6.0 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.81%
• Current HPI: 250.1325
• Rent YoY: —
• Metro: —
• 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

+100.0% since first listed

18 events — show timeline

• 2025-12-05 Relisted — Greater Alabama MLS
• 2025-11-07 Contingent — Greater Alabama MLS
• 2025-07-30 Listed $120,000 Greater Alabama MLS
• 2019-10-15 Sold (Public Records) $106,000 Public Records
• 2019-10-10 Sold (MLS) $106,000 Greater Alabama MLS
• 2019-09-14 Contingent — Greater Alabama MLS
• 2019-09-04 Listed $109,900 Greater Alabama MLS
• 2017-04-26 Sold (Public Records) $91,500 Public Records
• 2017-04-21 Sold (MLS) $91,500 Greater Alabama MLS
• 2017-03-13 Contingent — Greater Alabama MLS
• 2017-03-11 Price Changed $91,500 Greater Alabama MLS
• 2016-12-13 Listed $93,500 Greater Alabama MLS
• 2016-09-13 Price Changed $93,500 Greater Alabama MLS
• 2016-07-13 Price Changed $95,000 Greater Alabama MLS
• 2016-06-02 Price Changed $97,000 Greater Alabama MLS
• 2012-09-14 Sold (MLS) $9,900 Greater Alabama MLS
• 2012-07-17 Listed $9,900 Greater Alabama MLS
• 2004-01-15 Sold (Public Records) $60,000 Public Records

Property tax history

+15.7%/yr

Latest (2025): $1,839 · +2.9% YoY. Source: county tax records.