209 Nottingham Rd · Montgomery, AL 36109

$119,995

3 bd · 2.0 ba · 1,102 sqft · SingleFamily · 77 Days on market

Built 1955 Fair condition 0.27 ac lot Est $104k · 16% over

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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 +23.2/30.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This lovely, fully fenced 3 bedroom/2 bath home has a few surprises in store for you. From the moment you pull into one of two driveways, one with an attached carport, you will find yourself surrounded by flowering trees including crepe myrtles, roses bushes, and more. The backyard is its own private oasis with various areas to entertain, cook out, or simply revel in the tranquility and privacy this property offers. Inside you are greeted by a cozy living and dining room adjacent to the quaint kitchen. 3 bedrooms and a full bath are just down the hallway. But there's more! Not included in the square footage is a full basement that is partially finished. The basement includes a living area, a room for guests, a full bathroom, a laundry area, and storage. An exterior door in the basement leads to one of the covered porches. This home is perfect for anyone looking for peace and quiet without sacrificing the conveniences of city living. This one won't last long! Call your favorite realtor today to schedule your tour!

Key facts

• Guest room
• Laundry space
• Full bathroom

Tags

• FULLY FENCED BACKYARD
• PARTIALLY FINISHED BASEMENT
• SECOND LIVING AREA
• GUEST ROOM
• FULL BATHROOM
• LAUNDRY SPACE

Property features AI

Finance

• Financial info: $369 annual tax (provided)

Exterior

• Parking: Attached carport; Driveway; Has carport
• Utilities: Public water; Community/Coop sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story home; Basement foundation; Brick, block, concrete and vinyl siding exterior
• Construction: Built (year per public records); Brick, block, concrete and vinyl siding construction
• Exterior features: Covered patio; Covered porch; Patio; Fully fenced yard; Full fencing; City lot in a subdivision; Irregular lot shape

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: Partially finished basement; Carpet flooring; Laminate flooring
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $829 of loan paydown is wiped out by about $4k 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 77 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 1955 — 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 $112,795 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 8.47%
• Cash-on-cash: 7.79%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $103,588
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3508 Cottonwood Dr	0.30mi	3/1.5	1,066 (-3%)	10mo	$93,000	$87	70
3405 Vermont Dr	0.41mi	3/1.5	1,061 (-4%)	6mo	$88,000	$83	68
238 Easthaven Rd	0.35mi	3/2.0	1,188 (+8%)	5mo	$77,900	$66	67
3831 Avondale Ct	0.63mi	3/2.0	1,144 (+4%)	4mo	$151,000	$132	61
3700 Ramos Ct	0.38mi	3/2.0	1,232 (+12%)	3mo	$134,400	$109	60
3618 Nottingham Rd	0.45mi	3/1.0	1,035 (-6%)	6mo	$97,000	$94	60
3816 Marquette Dr	0.68mi	3/1.0	1,135 (+3%)	7mo	$121,000	$107	53
3556 N Wareingwood Dr	0.63mi	3/1.0	1,215 (+10%)	3mo	$71,500	$59	47
508 Forest Hills Dr	0.61mi	3/2.0	1,267 (+15%)	1mo	$55,500	$44	46
3712 Ware Ct	0.43mi	2/1.0 (-1)	1,240 (+12%)	8mo	$135,000	$109	44
2933 Willow Lane Dr	0.70mi	3/2.0	1,234 (+12%)	6mo	$121,000	$98	42
302 Whetstone Dr	0.67mi	2/1.0 (-1)	1,025 (-7%)	8mo	$72,000	$70	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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-6,000
• Equity at exit: $17,892

10-year hold

• IRR: 4.5%
• Equity multiple: 1.32×
• Total profit: $10,845
• Equity at exit: $10,375

Cash invested: $33,599 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,326 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $218

Break-even live

Break-even rent $1,050

Max offer price $119,995

Occupancy floor 79%

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: $29,999
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	43d	1	0.11mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	20d	1	0.18mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	43d	1	0.31mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	0.40mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	20d	1	0.41mi
103 Dalraida Rd Unit D Montgomery, AL	2.0	2.0	838	$875	$1.04	43d	1	0.45mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	13d	1	0.46mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	43d	1	0.48mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	13d	1	0.49mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	20d	1	0.51mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	43d	1	0.56mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	13d	1	0.56mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	0.66mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	13d	1	0.68mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	43d	1	0.74mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	13d	1	0.79mi
186 E Salem Dr Montgomery, AL	3.0	1.0	1040	$1,195	$1.15	20d	1	0.85mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	43d	1	0.86mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	13d	1	0.88mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	13d	1	0.92mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	20d	1	0.93mi
750 S Marquette Dr Montgomery, AL	3.0	1.0	1325	$1,195	$0.90	43d	1	0.96mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	13d	1	0.97mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	43d	1	0.98mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	43d	1	0.98mi
3323 Bedford Ln Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	20d	1	0.99mi
3346 Bedford Ln Montgomery, AL	3.0	1.0	1134	$1,295	$1.14	13d	1	0.99mi
7 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	961	$850	$0.88	43d	1	1.00mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	20d	1	1.02mi
319 Olivia Ct Montgomery, AL	2.0	1.0	850	$700	$0.82	20d	1	1.02mi
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	43d	1	1.05mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	43d	1	1.05mi
4041A Beth Manor Dr Montgomery, AL	1.0–3.0	1.0–2.0	925	$1,000	$1.08	20d	20	1.12mi
804 Hillman St Montgomery, AL	3.0	2.0	1370	$1,295	$0.95	13d	1	1.16mi
804 Hillman St Montgomery, AL	3.0	2.0	1356	$1,295	$0.96	20d	1	1.16mi
4365 Hillside Oaks Montgomery, AL	2.0	2.0	1204	$1,500	$1.25	43d	1	1.16mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	43d	1	1.18mi
3318 Habersham Rd Montgomery, AL	3.0	2.0	1134	$1,250	$1.10	13d	1	1.19mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	43d	1	1.19mi
1229 Karen Rd Montgomery, AL	4.0	2.0	1344	$1,590	$1.18	43d	1	1.25mi

Listing history 11 events

1. 2026-06-18
   days on market $119,995 Active 77 DOM
2. 2026-06-17
   days on market $119,995 Active 76 DOM
3. 2026-06-16
   days on market $119,995 Active 75 DOM
4. 2026-06-15
   days on market $119,995 Active 74 DOM
5. 2026-06-14
   days on market $119,995 Active 72 DOM
6. 2026-06-13
   pricedays on market $119,995 Active 71 DOM
7. 2026-06-10
   days on market $124,900 Active 69 DOM
8. 2026-06-09
   days on market $124,900 Active 68 DOM
9. 2026-06-08
   days on market $124,900 Active 67 DOM
10. 2026-06-07
    remarks 669-char remark
11. 2026-06-07
    listed $124,900 Active 66 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $15,909
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$3,491
• Taxable income: $751
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $2,437/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, roof, and landscaping.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — basic and in need of updating
• Moderate roof — visible wear and potential leaks
• Moderate landscaping — overgrown vegetation and needs trimming

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets — modernizes the space and increases appeal
• Both update bathroom fixtures — modernizes the space and increases appeal
• Both trim landscaping — enhances curb appeal and creates a more inviting front yard

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · basic and in need of updating	Moderate	$3,000–15,000
roof · visible wear and potential leaks	Moderate	$3,000–15,000
landscaping · overgrown vegetation and needs trimming	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets — modernizes the space and increases appeal ↑
• Both update bathroom fixtures — modernizes the space and increases appeal ↑
• Both trim landscaping — enhances curb appeal and creates a more inviting front yard ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+78.7% since first listed

14 events — show timeline

• 2026-05-27 Relisted — MAAR
• 2026-05-20 Pending — MAAR
• 2026-03-24 Listed $124,900 MAAR
• 2024-12-06 Rental Removed $1,295 MAAR
• 2024-11-16 Price Changed $1,295 MAAR
• 2024-11-09 Price Changed $1,395 MAAR
• 2024-10-17 Listed for Rent $1,450 MAAR
• 2024-08-20 Sold (MLS) $107,900 MAAR
• 2024-08-08 Pending — MAAR
• 2024-07-30 Contingent — MAAR
• 2024-07-15 Price Changed $115,000 MAAR
• 2024-07-05 Listed $120,000 MAAR
• 2011-09-28 Sold (MLS) $62,500 MAAR
• 2010-06-25 Listed $69,900 MAAR