2748 Crestview Ave · Montgomery, AL 36109

$165,000

3 bd · 2.0 ba · 2,202 sqft · SingleFamily public records · 83 Days on market

Built 1957 0.33 ac lot $75/sqft · at area comps Est $169k · at est.

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Why this score? — see what drove the D 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 +14.4/30.0
• ARV discount +8.5/15.0
• DSCR +4.4/10.0
• 1% rule +3.5/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2748 Crestview Drive in Montgomery, Alabama—a charming and well-maintained home that offers comfort, convenience, and timeless appeal. Perfectly situated in an established neighborhood, this property provides easy access to local dining, shopping, and everyday essentials. Step inside to a bright and inviting living space filled with natural light, creating a warm atmosphere for both relaxing and entertaining. The home features a functional layout with generously sized bedrooms and bathrooms, offering plenty of space for family, guests, or a home office setup. The kitchen is designed for practicality, with ample cabinet storage and workspace to meet your daily needs. Enjoy having peace of mind knowing that the roof was just replaced and the HVAC is less than 2 years old! Outside, enjoy a spacious yard ideal for gatherings, gardening, or simply unwinding after a long day. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this property offers great potential and value. Conveniently located near Downtown Montgomery and major roadways, this home provides both accessibility and a peaceful residential setting. Don’t miss your chance to make 2748 Crestview Drive your own—schedule your showing today!

Key facts

• Spacious yard
• Major roadways
• 0.33 acre lot

Tags

• ESTABLISHED NEIGHBORHOOD
• EASY ACCESS TO LOCAL DINING
• SPACIOUS YARD
• MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $33 ($391/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 $140k (15.1% below list).
• Recommended offer: $140k (15.1% 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: 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: Rents rising (+2.6%/yr); 207 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k 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 83 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,119 (15.1% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 15% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (median comp): $168,934
• List price: $165,000
• Delta: -2.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2786 Crestview Ave	0.10mi	3/2.0	2,144 (-3%)	4mo	$170,000	$79	87
2731 Sweetbriar Rd	0.14mi	3/2.0	2,350 (+7%)	1mo	$191,000	$81	81
2740 Ashley Ave	0.31mi	3/1.5	2,187 (-1%)	1mo	$177,000	$81	81
2858 Sumter Ave	0.29mi	3/3.0	2,138 (-3%)	6mo	$180,000	$84	73
2850 Biltmore Ave	0.33mi	4/2.0 (+1)	2,160 (-2%)	6mo	$193,000	$89	71
2731 Ashley Ave	0.27mi	3/2.5	1,919 (-13%)	2mo	$225,000	$117	62
2775 Pelzer Ave	0.43mi	3/3.0	2,366 (+7%)	2mo	$130,000	$55	62
3048 Sumter Ave	0.64mi	3/2.0	2,253 (+2%)	7mo	$165,000	$73	61
2048 Speigle St	0.38mi	3/1.0	2,000 (-9%)	4mo	$86,200	$43	59
2789 Ashley Ave	0.28mi	3/2.5	1,945 (-12%)	7mo	$190,000	$98	59
125 Kent St	0.64mi	3/2.0	1,932 (-12%)	0mo	$130,000	$67	50
2220 Windsor Ave	0.71mi	2/1.0 (-1)	1,914 (-13%)	4mo	$60,000	$31	33

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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-25,173
• Equity at exit: $24,602

10-year hold

• IRR: -7.4%
• Equity multiple: 0.54×
• Total profit: $-21,330
• Equity at exit: $14,266

Cash invested: $46,200 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 207
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,401 high
• Mortgage (P&I): −$865
• Tax from tax record: −$140 /mo · $1,684/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $33

Break-even live

Break-even rent $1,360

Max offer price $165,000

Occupancy floor 93%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2822 Sumter Ave Montgomery, AL	3.0	2.5	1617	$1,300	$0.80	21d	1	0.19mi
2814 Ashley Ave Montgomery, AL	3.0	2.0	1683	$1,350	$0.80	13d	1	0.32mi
2769 Pelzer Ave Montgomery, AL	3.0	2.0	1608	$1,325	$0.82	43d	1	0.41mi
2941 Ashley Ave Unit 6616 Montgomery, AL	3.0	2.0	2340	$1,250	$0.53	43d	1	0.43mi
942 Parkwood Ct Montgomery, AL	4.0	2.0	1752	$1,299	$0.74	13d	1	0.50mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	13d	1	0.69mi
19 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	2022	$795	$0.39	43d	1	0.70mi
167 E Salem Dr Montgomery, AL	3.0	2.0	1700	$1,050	$0.62	43d	1	0.74mi
3105 Pelzer Ave Montgomery, AL	4.0	2.0	1605	$1,425	$0.89	43d	1	0.74mi
931 Whitehall Pkwy Montgomery, AL	4.0	3.0	2403	$1,800	$0.75	44d	1	0.75mi
3050 Willena Ave Montgomery, AL	3.0	1.0	1466	$985	$0.67	21d	1	0.80mi
2243 Winona Ave Montgomery, AL	3.0	1.0	1492	$1,225	$0.82	21d	1	0.86mi
1007 Highpoint Rd Montgomery, AL	4.0	2.0	2089	$1,581	$0.76	13d	1	0.90mi
7 Bradley Dr Montgomery, AL	3.0	2.0	1529	$1,500	$0.98	13d	1	0.92mi
18 Oak Forest Dr Montgomery, AL	3.0	2.0	1580	$1,050	$0.66	21d	1	0.96mi
3462 Biltmore Ave Montgomery, AL	3.0	2.0	1685	$1,225	$0.73	21d	1	0.98mi
3614 Princess Ann St Montgomery, AL	4.0	2.0	1928	$1,581	$0.82	13d	1	1.16mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	13d	1	1.19mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	21d	1	1.20mi
3452 Harris St Montgomery, AL	3.0	1.0	1400	$1,150	$0.82	21d	1	1.21mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	13d	1	1.23mi
2004 Capitol Ave Unit 1043879P Montgomery, AL	4.0	2.5	1797	$3,518	$1.96	13d	1	1.23mi
401 Ridgewood Ln Montgomery, AL	3.0	2.0	1513	$1,195	$0.79	21d	1	1.27mi
3737 Dalraida Pkwy Montgomery, AL	3.0	1.0	1618	$1,150	$0.71	43d	1	1.33mi
1501 Winona Ave Montgomery, AL	2.0	1.0	1930	$1,000	$0.52	21d	1	1.36mi
3760 Dalraida Pkwy Montgomery, AL	4.0	2.5	1900	$1,850	$0.97	43d	1	1.41mi
3806 Marie Cook Dr Montgomery, AL	3.0	2.0	1791	$1,675	$0.94	13d	1	1.49mi
3801 Cedar Ave Montgomery, AL	3.0	2.0	1818	$1,681	$0.92	21d	1	1.49mi
1201 Dalraida Rd Montgomery, AL	3.0	2.0	1673	$1,625	$0.97	43d	1	1.49mi
128 S Capitol Pkwy Montgomery, AL	3.0	1.0	1550	$1,500	$0.97	43d	1	1.50mi

Listing history 25 events

1. 2026-06-18
   days on market $165,000 Active 83 DOM
2. 2026-06-17
   days on market $165,000 Active 82 DOM
3. 2026-06-16
   days on market $165,000 Active 81 DOM
4. 2026-06-15
   days on market $165,000 Active 80 DOM
5. 2026-06-14
   pricedays on market $165,000 Active 78 DOM
6. 2026-06-13
   days on market $170,000 Active 77 DOM
7. 2026-06-10
   days on market $170,000 Active 75 DOM
8. 2026-06-09
   days on market $170,000 Active 74 DOM
9. 2026-06-08
   days on market $170,000 Active 73 DOM
10. 2026-06-07
    days on market $170,000 Active 72 DOM
11. 2026-06-03
    days on market $170,000 Active 68 DOM
12. 2026-06-02
    days on market $170,000 Active 67 DOM
13. 2026-06-01
    days on market $170,000 Active 66 DOM
14. 2026-05-31
    days on market $170,000 Active 65 DOM
15. 2026-05-30
    days on market $170,000 Active 64 DOM
16. 2026-05-02
    price $175,000 1286-char remark

    Show marketing remark (1286 chars)

    Welcome to 2748 Crestview Drive in Montgomery, Alabama—a charming and well-maintained home that offers comfort, convenience, and timeless appeal. Perfectly situated in an established neighborhood, this property provides easy access to local dining, shopping, and everyday essentials. Step inside to a bright and inviting living space filled with natural light, creating a warm atmosphere for both relaxing and entertaining. The home features a functional layout with generously sized bedrooms and bathrooms, offering plenty of space for family, guests, or a home office setup. The kitchen is designed for practicality, with ample cabinet storage and workspace to meet your daily needs. Enjoy having peace of mind knowing that the roof was just replaced and the HVAC is less than 2 years old! Outside, enjoy a spacious yard ideal for gatherings, gardening, or simply unwinding after a long day. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this property offers great potential and value. Conveniently located near Downtown Montgomery and major roadways, this home provides both accessibility and a peaceful residential setting. Don’t miss your chance to make 2748 Crestview Drive your own—schedule your showing today!

17. 2026-03-27
    listed $180,000 Active 1286-char remark

    Show marketing remark (1286 chars)

    Welcome to 2748 Crestview Drive in Montgomery, Alabama—a charming and well-maintained home that offers comfort, convenience, and timeless appeal. Perfectly situated in an established neighborhood, this property provides easy access to local dining, shopping, and everyday essentials. Step inside to a bright and inviting living space filled with natural light, creating a warm atmosphere for both relaxing and entertaining. The home features a functional layout with generously sized bedrooms and bathrooms, offering plenty of space for family, guests, or a home office setup. The kitchen is designed for practicality, with ample cabinet storage and workspace to meet your daily needs. Enjoy having peace of mind knowing that the roof was just replaced and the HVAC is less than 2 years old! Outside, enjoy a spacious yard ideal for gatherings, gardening, or simply unwinding after a long day. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this property offers great potential and value. Conveniently located near Downtown Montgomery and major roadways, this home provides both accessibility and a peaceful residential setting. Don’t miss your chance to make 2748 Crestview Drive your own—schedule your showing today!

18. 2020-09-18
    soldstatus $125,000
19. 2016-07-22
    soldstatus $62,000 451-char remark

    Show marketing remark (451 chars)

    WOW! What An Unbelievable Price!! his is one of the Best-Buys-In-The-Neighborhood! This Beauty Has Been REDUCED $33,000! Beautiful home located in a very nice neighborhood with a pool and listed at a very good price. This beauty is ready for immediate occupancy. There are 3 very large bedrooms, a family room, a formal living room, a formal dining room, a breakfast room, a huge workshop and a fenced in yard. This is a Fannie Mae HomePath property.

20. 2016-01-05
    listed $66,900 451-char remark

    Show marketing remark (451 chars)

    WOW! What An Unbelievable Price!! his is one of the Best-Buys-In-The-Neighborhood! This Beauty Has Been REDUCED $33,000! Beautiful home located in a very nice neighborhood with a pool and listed at a very good price. This beauty is ready for immediate occupancy. There are 3 very large bedrooms, a family room, a formal living room, a formal dining room, a breakfast room, a huge workshop and a fenced in yard. This is a Fannie Mae HomePath property.

21. 2012-07-13
    listed $119,000
22. 2011-09-08
    listed $137,500
23. 2006-06-08
    soldstatus $105,250
24. 2006-05-31
    soldstatus $105,000
25. 2005-10-11
    listed $139,900

ⓘ 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: $1,684 · $140/mo
• Projected year-2 tax: $1,684 · $140/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 · 18 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: $16,814
• − Mortgage interest: −$9,243
• − Property taxes: −$1,684
• − Insurance: −$825
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$4,800
• Taxable loss: −$2,427
• Est. tax savings @ 24.0%: +$583
• After-tax cash flow: $974/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): 23,581
• Household income: $59,193
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1039.0

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 0.60)
• Race & ethnicity: White 49% Black 39% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -37.64%
• Current HPI: 149.3867
• Rent YoY: ▲ 2.65%
• 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

+25.1% since first listed

10 events — show timeline

• 2026-05-02 Price Changed $175,000 MAAR
• 2026-03-27 Listed $180,000 MAAR
• 2020-09-18 Sold (Public Records) $125,000 Public Records
• 2016-07-22 Sold (MLS) $62,000 MAAR
• 2016-01-05 Listed $66,900 MAAR
• 2012-07-13 Listed $119,000 MAAR
• 2011-09-08 Listed $137,500 MAAR
• 2006-06-08 Sold (Public Records) $105,250 Public Records
• 2006-05-31 Sold (MLS) $105,000 MAAR
• 2005-10-11 Listed $139,900 MAAR

Property tax history

+13.0%/yr

Latest (2025): $1,684 · +4.0% YoY. Source: county tax records.