215 Destin St · Montgomery, AL 36110

$85,000

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 142 Days on market

Built 1957 $87/sqft · 82% above area

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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 +29.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Great location, easy walking distance to local shopping center in a private housing community with no through traffic. Perfect for raising children away from the interstate and major highways. Three bedroom home with durable brick exterior. This home even includes a single car carport.

Key facts

• No through traffic
• Single car carport
• Parking

Tags

• PRIVATE HOUSING COMMUNITY
• NO THROUGH TRAFFIC
• EASY WALKING DISTANCE
• DURABLE BRICK EXTERIOR
• SINGLE CAR CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $291 ($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.

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: Chisholm Elementary School (math 2% / reading 12%, grade F, #601 of 627 statewide, top 98%, 541 students, 96% 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 93% FRL vs 70% district-wide (23 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: 65 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $85k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 1957 — 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: 1.20% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.69%
• DSCR: 1.65
• GRM: 7.0

CMA / ARV

• ARV (median comp): $46,795
• List price: $85,000
• Delta: 81.64%
• 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
3560 Manley Dr	0.34mi	3/1.0	950 (-2%)	2mo	$60,000	$63	79
141 W Michigan Ave	0.22mi	3/1.0	1,040 (+7%)	2mo	$68,000	$65	77
142 W Michigan Ave	0.24mi	3/1.0	840 (-14%)	1mo	$67,000	$80	66
101 Brockway Dr	0.66mi	3/1.0	980 (+1%)	6mo	$16,000	$16	63
218 Broadway St	0.65mi	2/1.0 (-1)	960 (-1%)	1mo	$49,000	$51	62
1800 Cotton Ct	0.73mi	3/1.0	962 (-1%)	5mo	$62,500	$65	60
1544 Gibson St	0.68mi	3/1.0	1,025 (+6%)	2mo	$52,000	$51	58
1625 Champion St	0.43mi	3/1.0	840 (-14%)	0mo	$72,500	$86	57
429 Edward St	0.39mi	3/1.0	828 (-15%)	1mo	$55,500	$67	57
223 Longbrook Dr	0.74mi	3/1.0	1,025 (+6%)	0mo	$95,500	$93	56
418 Edwards St	0.41mi	3/1.0	828 (-15%)	3mo	$24,500	$30	53
408 Briarbrook Dr	0.69mi	3/2.0	1,025 (+6%)	3mo	$72,000	$70	52

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: 5.1%
• Equity multiple: 1.20×
• Total profit: $4,752
• Equity at exit: $12,674

10-year hold

• IRR: 14.6%
• Equity multiple: 2.17×
• Total profit: $27,909
• 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 36110

• Home prices YoY: -34.8%
• Active inventory: 65
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,019 high
• Mortgage (P&I): −$446
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $291

Break-even live

Break-even rent $650

Max offer price $85,000

Occupancy floor 66%

Sensitivity live

Price	-10% $339	-5% $315	+0% $291	+5% $267	+10% $243
Rent	-10% $211	-5% $251	+0% $291	+5% $332	+10% $372
Rate	-1.0pp $334	-0.5pp $313	base $291	+0.5pp $269	+1.0pp $247

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 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Destin St Montgomery, AL	3.0	1.0	966	$695	$0.72	23d	1	0.05mi
3613 Erwin Dr Montgomery, AL	3.0	2.0	1092	$1,250	$1.14	45d	1	0.19mi
142 W Michigan Ave Montgomery, AL	3.0	1.0	840	$995	$1.18	15d	1	0.22mi
16 Garden St Montgomery, AL	3.0	1.5	1008	$775	$0.77	46d	1	0.26mi
429 Edward St Montgomery, AL	3.0	1.0	828	$1,080	$1.30	15d	1	0.38mi
412 Edward St Montgomery, AL	3.0	1.0	828	$800	$0.97	45d	1	0.41mi
216 Gardendale Dr Montgomery, AL	3.0	1.0	900	$850	$0.94	23d	1	0.55mi
105 Dyas Ct Montgomery, AL	3.0	1.0	1025	$1,095	$1.07	45d	1	0.63mi
408 Briarbrook Dr Montgomery, AL	3.0	2.0	1025	$960	$0.94	23d	1	0.67mi
408 Briarbrook Dr #204 Montgomery, AL	3.0	2.0	1025	$1,000	$0.98	45d	1	0.67mi
218 Broadway St Montgomery, AL	2.0	1.0	960	$895	$0.93	15d	1	0.68mi
4010 Vandiver Ct Montgomery, AL	2.0	2.0	630	$1,050	$1.67	45d	1	0.72mi
3114 Cotton St Montgomery, AL	3.0	1.0	888	$1,100	$1.24	45d	1	0.74mi
3329 Texas St Montgomery, AL	3.0	1.0	1000	$1,100	$1.10	45d	1	0.75mi
341 Chisholm St Montgomery, AL	3.0	1.0	756	$1,195	$1.58	23d	1	0.76mi
298 Broadway St Montgomery, AL	2.0	1.0	896	$900	$1.00	45d	1	0.78mi
3042 George B Edmondson Dr Montgomery, AL	3.0	1.0	900	$860	$0.96	45d	1	0.79mi
4029 Chelsea Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	45d	1	0.92mi
2107 Yarbrough Cir Montgomery, AL	3.0	1.0	910	$925	$1.02	45d	1	0.96mi
1817 Texas Ct Montgomery, AL	3.0	1.0	925	$1,050	$1.14	23d	1	0.97mi
2111 Yarbrough St Montgomery, AL	3.0	1.0	962	$795	$0.83	45d	1	1.00mi
3024 Tyler Rd Montgomery, AL	3.0	1.0	892	$725	$0.81	23d	1	1.03mi
325 3rd St Montgomery, AL	2.0	1.0	925	$850	$0.92	45d	1	1.16mi
3070 Tremont St Montgomery, AL	3.0	1.0	1102	$1,450	$1.32	45d	1	1.19mi
2056 Midway St Montgomery, AL	3.0	1.0	1110	$985	$0.89	45d	1	1.22mi
2076 Midway St Montgomery, AL	3.0	1.0	1068	$1,000	$0.94	45d	1	1.26mi
2503 Skyline Ave Montgomery, AL	3.0	1.0	1015	$1,150	$1.13	45d	1	1.38mi

Listing history 25 events

1. 2026-06-21
   days on market $85,000 Active 142 DOM
2. 2026-06-18
   days on market $85,000 Active 139 DOM
3. 2026-06-17
   days on market $85,000 Active 138 DOM
4. 2026-06-16
   days on market $85,000 Active 137 DOM
5. 2026-06-15
   days on market $85,000 Active 136 DOM
6. 2026-06-14
   days on market $85,000 Active 134 DOM
7. 2026-06-13
   days on market $85,000 Active 133 DOM
8. 2026-06-10
   days on market $85,000 Active 131 DOM
9. 2026-06-09
   days on market $85,000 Active 130 DOM
10. 2026-06-08
    days on market $85,000 Active 129 DOM
11. 2026-06-07
    days on market $85,000 Active 128 DOM
12. 2026-06-03
    days on market $85,000 Active 124 DOM
13. 2026-06-02
    days on market $85,000 Active 123 DOM
14. 2026-06-01
    days on market $85,000 Active 122 DOM
15. 2026-05-31
    days on market $85,000 Active 121 DOM
16. 2026-05-30
    days on market $85,000 Active 120 DOM
17. 2026-02-25
    price $85,000 286-char remark

    Show marketing remark (286 chars)

    Great location, easy walking distance to local shopping center in a private housing community with no through traffic. Perfect for raising children away from the interstate and major highways. Three bedroom home with durable brick exterior. This home even includes a single car carport.

18. 2026-01-28
    listed $90,000 Active 286-char remark

    Show marketing remark (286 chars)

    Great location, easy walking distance to local shopping center in a private housing community with no through traffic. Perfect for raising children away from the interstate and major highways. Three bedroom home with durable brick exterior. This home even includes a single car carport.

19. 2022-09-15
    soldstatus $56,000
20. 2011-02-10
    soldstatus $22,000 439-char remark

    Show marketing remark (439 chars)

    Great location, easy walking distance to local shopping center in a private housing community with no through traffic. Perfect for raising children away from the interstate and major highways. Three bedroom home with durable brick exterior. This home even includes a single car carport. Great accommodations for those tired of paying rent. This property is approved for HomePath Renovation Mortgage. "Property to be sold as is. "

21. 2011-01-12
    listed $22,000 439-char remark

    Show marketing remark (439 chars)

    Great location, easy walking distance to local shopping center in a private housing community with no through traffic. Perfect for raising children away from the interstate and major highways. Three bedroom home with durable brick exterior. This home even includes a single car carport. Great accommodations for those tired of paying rent. This property is approved for HomePath Renovation Mortgage. "Property to be sold as is. "

22. 2005-03-11
    soldstatus $55,000
23. 2004-11-18
    listed $55,000
24. 2004-07-21
    soldstatus $30,000
25. 2004-04-21
    listed $30,900

ⓘ 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: $387 · $32/mo
• Projected year-2 tax: $387 · $32/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: $12,224
• − Mortgage interest: −$4,761
• − Property taxes: −$387
• − Insurance: −$425
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$2,473
• Taxable income: $2,222
• Est. tax owed @ 24.0%: −$533
• After-tax cash flow: $2,963/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): 12,102
• Household income: $47,315
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 753.0

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 11% Two or more races 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

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: ▼ -35.37%
• Current HPI: 66.3114
• 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

+175.1% since first listed

9 events — show timeline

• 2026-02-25 Price Changed $85,000 MAAR
• 2026-01-28 Listed $90,000 MAAR
• 2022-09-15 Sold (Public Records) $56,000 Public Records
• 2011-02-10 Sold (MLS) $22,000 MAAR
• 2011-01-12 Listed $22,000 MAAR
• 2005-03-11 Sold (MLS) $55,000 MAAR
• 2004-11-18 Listed $55,000 MAAR
• 2004-07-21 Sold (MLS) $30,000 MAAR
• 2004-04-21 Listed $30,900 MAAR

Property tax history

+11.2%/yr

Latest (2025): $387 · +7.0% YoY. Source: county tax records.