378 W Delano Ave · Montgomery, AL 36105

$57,900

3 bd · 1.0 ba · 918 sqft · SingleFamily public records · 86 Days on market

Built 1950 8,276 sqft lot $63/sqft · 39% above area Est $42k · 39% over

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

Listing remarks MLS

Great Investment opportunity, for Buyers or Investors This 3 Bedroom 1 Bath Home offer new Carpet, Freshly Painted walls. ready for the New Buyer or Tenant whichever comes first, no time to wait. Call to reserve your spot. Nice patio on back to relax. Roof only several years old. Move in​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ condition.

Key facts

• New carpet
• Nice patio
• 8,276 sq ft lot

Tags

• NEW CARPET
• FRESHLY PAINTED WALLS
• NICE PATIO
• ROOF SEVERAL YEARS OLD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $54k (6.0% 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: Davis Elementary School (math 2% / reading 12%, grade F, #601 of 627 statewide, top 98%, 509 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 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: 79 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 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 $400 of loan paydown is wiped out by about $2k 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y 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 $5k; list at $58k implies a 1119% gain — meaningful room to come down on a strong offer.

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 $54,426 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.96% ✓
• Cap rate: 17.75%
• Cash-on-cash: 40.93%
• DSCR: 2.82
• GRM: 4.3

CMA / ARV

• ARV (median comp): $41,657
• List price: $57,900
• Delta: 38.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3734 Gaston Ave	0.29mi	3/1.0	872 (-5%)	8mo	$47,000	$54	72
4053 Rosa L Parks Ave	0.13mi	3/1.0	1,053 (+15%)	1mo	$83,000	$79	69
501 Japonica St	0.20mi	3/1.0	1,053 (+15%)	3mo	$62,500	$59	63
3975 Edgar D Nixon Ave	0.21mi	3/1.0	1,013 (+10%)	12mo	$42,000	$41	63
713 W Patton Ave	0.20mi	4/1.0 (+1)	1,044 (+14%)	9mo	$65,000	$62	55
4054 Ardmore Dr	0.45mi	3/1.0	1,014 (+10%)	8mo	$80,000	$79	55
223 Canna Dr	0.34mi	2/1.0 (-1)	1,045 (+14%)	2mo	$19,500	$19	54
3804 Southmont Dr	0.65mi	3/1.0	1,025 (+12%)	2mo	$40,000	$39	49
4001 Ardmore Dr	0.42mi	3/1.0	1,025 (+12%)	23mo	$56,000	$55	41

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: 37.4%
• Equity multiple: 2.59×
• Total profit: $25,822
• Equity at exit: $8,633

10-year hold

• IRR: 44.0%
• Equity multiple: 5.18×
• Total profit: $67,766
• Equity at exit: $5,006

Cash invested: $16,212 (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 36105

• Home prices YoY: -32.6%
• Active inventory: 79
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,134 high
• Mortgage (P&I): −$304
• Tax from tax record: −$15 /mo · $182/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $553

Break-even live

Break-even rent $434

Max offer price $57,900

Occupancy floor 46%

Sensitivity live

Price	-10% $586	-5% $569	+0% $553	+5% $537	+10% $520
Rent	-10% $463	-5% $508	+0% $553	+5% $598	+10% $643
Rate	-1.0pp $582	-0.5pp $568	base $553	+0.5pp $538	+1.0pp $523

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: $14,475
• Closing costs: $1,737
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
763 Belvedere Dr Montgomery, AL	3.0	1.0	1044	$1,000	$0.96	45d	1	0.28mi
370 Collinwood Ave Montgomery, AL	3.0	1.0	1080	$1,000	$0.93	22d	1	0.39mi
718 W Edgemont Ave Unit B Montgomery, AL	2.0	1.0	875	$800	$0.91	22d	1	0.70mi
718 W Edgemont Ave Unit A Montgomery, AL	3.0	1.0	875	$875	$1.00	45d	1	0.70mi
3394 Southmont Dr Unit 2 Montgomery, AL	2.0	1.0	810	$1,475	$1.82	45d	1	0.89mi
3394 Southmont Dr Unit 3 Montgomery, AL	2.0	1.0	810	$1,050	$1.30	45d	1	0.89mi
4724 S Court St Montgomery, AL	2.0	1.0	800	$485	$0.61	15d	1	1.04mi
253 John Morris Ave Montgomery, AL	3.0	1.0	912	$950	$1.04	22d	1	1.09mi
3751 Wesley Dr Apt A Montgomery, AL	2.0	1.0	1034	$550	$0.53	45d	1	1.15mi
3737 Wesley Dr Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	45d	1	1.16mi
3735 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	1.17mi
3733 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	1.17mi
3709 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	1.17mi
3723 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	1.17mi
3701 Wesley Dr Unit 3723 Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	1.19mi
3701 Wesley Dr Unit 3737 Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	45d	1	1.19mi
3701 Wesley Dr Unit 3733 Montgomery, AL	3.0	1.0	1000	$1,280	$1.28	45d	1	1.19mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	45d	1	1.20mi
3445 Le Bron Rd Montgomery, AL	4.0	1.0	1100	$1,050	$0.95	22d	1	1.25mi

Listing history 34 events

1. 2026-06-21
   days on market $57,900 Active 86 DOM
2. 2026-06-18
   days on market $57,900 Active 83 DOM
3. 2026-06-17
   days on market $57,900 Active 82 DOM
4. 2026-06-16
   days on market $57,900 Active 81 DOM
5. 2026-06-15
   days on market $57,900 Active 80 DOM
6. 2026-06-14
   days on market $57,900 Active 78 DOM
7. 2026-06-13
   days on market $57,900 Active 77 DOM
8. 2026-06-10
   days on market $57,900 Active 75 DOM
9. 2026-06-09
   days on market $57,900 Active 74 DOM
10. 2026-06-08
    days on market $57,900 Active 73 DOM
11. 2026-06-07
    days on market $57,900 Active 72 DOM
12. 2026-06-03
    days on market $57,900 Active 68 DOM
13. 2026-06-02
    days on market $57,900 Active 67 DOM
14. 2026-06-01
    days on market $57,900 Active 66 DOM
15. 2026-05-31
    days on market $57,900 Active 65 DOM
16. 2026-05-30
    days on market $57,900 Active 64 DOM
17. 2026-05-06
    status Active 391-char remark

    Show marketing remark (391 chars)

    Great Investment opportunity, for Buyers or Investors This 3 Bedroom 1 Bath Home offer new Carpet, Freshly Painted walls. ready for the New Buyer or Tenant whichever comes first, no time to wait. Call to reserve your spot. Nice patio on back to relax. Roof only several years old. Move in​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ condition.

18. 2026-04-28
    historical Contingent 391-char remark

    Show marketing remark (391 chars)

    Great Investment opportunity, for Buyers or Investors This 3 Bedroom 1 Bath Home offer new Carpet, Freshly Painted walls. ready for the New Buyer or Tenant whichever comes first, no time to wait. Call to reserve your spot. Nice patio on back to relax. Roof only several years old. Move in​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ condition.

19. 2026-03-27
    listed $57,900 Active 391-char remark

    Show marketing remark (391 chars)

    Great Investment opportunity, for Buyers or Investors This 3 Bedroom 1 Bath Home offer new Carpet, Freshly Painted walls. ready for the New Buyer or Tenant whichever comes first, no time to wait. Call to reserve your spot. Nice patio on back to relax. Roof only several years old. Move in​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ condition.

20. 2025-12-20
    price $61,900
21. 2025-10-18
    listed $62,900 Active
22. 2025-06-08
    price $61,900
23. 2025-04-11
    listed $62,900 Active
24. 2025-03-01
    price $60,900
25. 2025-01-16
    price $61,900
26. 2024-11-15
    status Active
27. 2024-10-23
    status Pending
28. 2024-08-17
    listed $62,900 Active
29. 2024-06-22
    status Active
30. 2024-05-20
    status Pending
31. 2024-04-11
    historical Contingent
32. 2024-03-09
    listed $62,900 Active
33. 2003-08-14
    soldstatus $4,750
34. 2003-04-30
    listed $5,800

ⓘ 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: $182 · $15/mo
• Projected year-2 tax: $237 · $20/mo
• Expected delta: +$55/yr (+$5/mo · 30.2%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,610
• − Mortgage interest: −$3,243
• − Property taxes: −$182
• − Insurance: −$290
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$1,684
• Taxable income: $6,033
• Est. tax owed @ 24.0%: −$1,448
• After-tax cash flow: $5,188/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): 9,207
• Household income: $41,486
• Rent vs Own: 39.9% rent · 60.1% own
• Severe rent burden: 679.0

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 12% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -31.17%
• Current HPI: 64.4673
• 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

+898.3% since first listed

18 events — show timeline

• 2026-05-06 Relisted — MAAR
• 2026-04-28 Contingent — MAAR
• 2026-03-27 Listed $57,900 MAAR
• 2025-12-20 Price Changed $61,900 MAAR
• 2025-10-18 Listed $62,900 MAAR
• 2025-06-08 Price Changed $61,900 MAAR
• 2025-04-11 Listed $62,900 MAAR
• 2025-03-01 Price Changed $60,900 MAAR
• 2025-01-16 Price Changed $61,900 MAAR
• 2024-11-15 Relisted — MAAR
• 2024-10-23 Pending — MAAR
• 2024-08-17 Listed $62,900 MAAR
• 2024-06-22 Relisted — MAAR
• 2024-05-20 Pending — MAAR
• 2024-04-11 Contingent — MAAR
• 2024-03-09 Listed $62,900 MAAR
• 2003-08-14 Sold (MLS) $4,750 MAAR
• 2003-04-30 Listed $5,800 MAAR

Property tax history

+0.6%/yr

Latest (2025): $182 · +6.8% YoY. Source: county tax records.