1937 James Ave · Montgomery, AL 36107

$139,999

5 bd · 2.0 ba · 1,815 sqft · SingleFamily public records · 70 Days on market

Built 1924 10,018 sqft lot $77/sqft · 81% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

DUPLEX (RENOVATED + DUAL INCOME STREAM) Income producing duplex featuring a recently renovated 5BR/2BA from unit with a new roof installed in January 2026 and a section 8 tenant in place. The rear unit is a separate single-family residence, also leased, bringing total rental income to $1,500/month. Strong cash flow with dual income streams makes this property an excellent opportunity for investors seeking higher yield and portfolio growth

Key facts

• 0.23 acre lot
• Built 1924
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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 fast (+5.0%/yr); 67 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• At $2,614/mo this rent would consume 97% of the median local household income ($32k/yr) (locally 642% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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 $70k; list at $140k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $131,599 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1924 — 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: 1.87% ✓
• Cap rate: 16.56%
• Cash-on-cash: 36.67%
• DSCR: 2.63
• GRM: 4.5

CMA / ARV

• ARV (median comp): $77,398
• List price: $139,999
• Delta: 80.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1807 St Charles Ave	0.32mi	4/2.0 (-1)	1,736 (-4%)	2mo	$65,500	$38	71
403 Ryan St	0.21mi	4/1.0 (-1)	1,651 (-9%)	16mo	$45,000	$27	53
1824 St Charles Ave	0.27mi	4/2.0 (-1)	1,998 (+10%)	19mo	$192,000	$96	50
2300 Mckinley Ave	0.56mi	4/2.0 (-1)	1,755 (-3%)	18mo	$61,000	$35	48
559 Capitol Parkway Ct	0.72mi	4/1.0 (-1)	1,628 (-10%)	4mo	$90,000	$55	37

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 · 5.05% rent growth · sell at horizon

5-year hold

• IRR: 34.7%
• Equity multiple: 2.51×
• Total profit: $59,088
• Equity at exit: $20,874

10-year hold

• IRR: 42.5%
• Equity multiple: 5.42×
• Total profit: $173,151
• Equity at exit: $12,105

Cash invested: $39,200 (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 36107

• Home prices YoY: -10.9%
• Rents YoY: 5.0%
• Active inventory: 67
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,614 high
• Mortgage (P&I): −$734
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $1,198

Break-even live

Break-even rent $1,098

Max offer price $139,999

Occupancy floor 49%

Sensitivity live

Price	-10% $1,277	-5% $1,238	+0% $1,198	+5% $1,158	+10% $1,119
Rent	-10% $991	-5% $1,095	+0% $1,198	+5% $1,301	+10% $1,404
Rate	-1.0pp $1,268	-0.5pp $1,233	base $1,198	+0.5pp $1,162	+1.0pp $1,125

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2004 Capitol Ave Unit 1043879P Montgomery, AL	4.0	2.5	1797	$3,518	$1.96	14d	1	0.08mi
1008 Pelham St Montgomery, AL	4.0	2.0	1288	$1,300	$1.01	44d	1	0.85mi
2043 Hazel Hedge Ln Montgomery, AL	4.0	3.0	2001	$1,650	$0.82	14d	1	1.28mi
3309 Hillcrest Ln Unit 1043908P Montgomery, AL	4.0	2.0	1625	$2,885	$1.78	21d	1	1.32mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	21d	1	1.33mi
2009 Bullard St Montgomery, AL	5.0	2.0	1992	$1,975	$0.99	21d	1	1.38mi
3105 Pelzer Ave Montgomery, AL	4.0	2.0	1605	$1,425	$0.89	44d	1	1.42mi

Listing history 26 events

1. 2026-06-18
   days on market $139,999 Active 70 DOM
2. 2026-06-17
   days on market $139,999 Active 69 DOM
3. 2026-06-16
   days on market $139,999 Active 68 DOM
4. 2026-06-15
   days on market $139,999 Active 67 DOM
5. 2026-06-14
   days on market $139,999 Active 65 DOM
6. 2026-06-13
   days on market $139,999 Active 64 DOM
7. 2026-06-10
   days on market $139,999 Active 62 DOM
8. 2026-06-09
   days on market $139,999 Active 61 DOM
9. 2026-06-08
   days on market $139,999 Active 60 DOM
10. 2026-06-07
    days on market $139,999 Active 59 DOM
11. 2026-06-03
    days on market $139,999 Active 55 DOM
12. 2026-06-02
    days on market $139,999 Active 54 DOM
13. 2026-06-01
    days on market $139,999 Active 53 DOM
14. 2026-05-31
    days on market $139,999 Active 52 DOM
15. 2026-05-30
    days on market $139,999 Active 51 DOM
16. 2026-04-08
    listed $139,999 Active 442-char remark

    Show marketing remark (442 chars)

    DUPLEX (RENOVATED + DUAL INCOME STREAM) Income producing duplex featuring a recently renovated 5BR/2BA from unit with a new roof installed in January 2026 and a section 8 tenant in place. The rear unit is a separate single-family residence, also leased, bringing total rental income to $1,500/month. Strong cash flow with dual income streams makes this property an excellent opportunity for investors seeking higher yield and portfolio growth

17. 2023-11-13
    soldstatus $70,000
18. 2022-03-16
    soldstatus $78,900
19. 2020-08-02
    listed $74,900
20. 2018-01-21
    listed $89,900
21. 2017-05-30
    listed $89,900
22. 2016-07-18
    listed $79,900
23. 2015-01-05
    listed $98,000
24. 2006-11-28
    soldstatus $64,900
25. 2006-10-31
    soldstatus $64,900
26. 2006-08-01
    listed $66,900

ⓘ 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: $899 · $75/mo
• Projected year-2 tax: $899 · $75/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 · 20 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: $31,372
• − Mortgage interest: −$7,842
• − Property taxes: −$899
• − Insurance: −$700
• − Repairs & maintenance: −$2,510
• − Management: −$2,510
• − Depreciation: −$4,073
• Taxable income: $12,838
• Est. tax owed @ 24.0%: −$3,081
• After-tax cash flow: $11,293/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): 8,001
• Household income: $32,492
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 642.0

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 0.69)
• Race & ethnicity: Black 43% White 27% Hispanic / Latino 23% Two or more races 20%
• Hispanic origin (detail): Mexican 8% Cuban 3%
• Common ancestry: Slovak 1% Iranian 1% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 83% English-only · Spanish 13%

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: ▼ -18.16%
• Current HPI: 147.8065
• Rent YoY: ▲ 5.05%
• 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

+109.3% since first listed

11 events — show timeline

• 2026-04-08 Listed $139,999 Greater Alabama MLS
• 2023-11-13 Sold (Public Records) $70,000 Public Records
• 2022-03-16 Sold (Public Records) $78,900 Public Records
• 2020-08-02 Listed $74,900 MAAR
• 2018-01-21 Listed $89,900 MAAR
• 2017-05-30 Listed $89,900 MAAR
• 2016-07-18 Listed $79,900 MAAR
• 2015-01-05 Listed $98,000 MAAR
• 2006-11-28 Sold (Public Records) $64,900 Public Records
• 2006-10-31 Sold (MLS) $64,900 MAAR
• 2006-08-01 Listed $66,900 MAAR

Property tax history

+3.3%/yr

Latest (2025): $899 · -18.5% YoY. Source: county tax records.