1750 Yarbrough St · Montgomery, AL 36110

$79,900

3 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 88 Days on market

Built 1952 0.29 ac lot $73/sqft · 33% above area Est $60k · 33% over

---

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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

3 bedroom 1 1/2 bath home in Montgomery! Great for investment property or first time home buyer! No carpet which is great for pets and those with allergies! Kitchen has Refrigerator, electric range & dishwasher. Washer & dryer remain. Storage building in back yard. 1 car metal carport. Fenced back yard.

Key facts

• No carpet
• Storage building
• 0.29 acre lot

Tags

• NO CARPET
• KITCHEN HAS REFRIGERATOR
• KITCHEN HAS ELECTRIC RANGE
• KITCHEN HAS DISHWASHER
• WASHER AND DRYER REMAIN
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: 62 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $552 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask is 8778% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1952 — 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: 1.33% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.66%
• DSCR: 1.83
• GRM: 6.3

CMA / ARV

• ARV (median comp): $60,139
• List price: $79,900
• Delta: 32.86%
• 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
3129 Cabot St	0.36mi	3/2.0	1,099 (+1%)	1mo	$17,501	$16	82
1930 Gibson St	0.24mi	3/2.0	1,040 (-5%)	4mo	$63,500	$61	77
1945 Gibson St	0.25mi	3/1.0	1,045 (-4%)	2mo	$23,000	$22	75
132 Amanda Ln	0.51mi	3/2.0	1,118 (+2%)	1mo	$45,000	$40	71
1544 Gibson St	0.36mi	3/1.0	1,025 (-6%)	2mo	$52,000	$51	67
1833 Midway St	0.36mi	3/1.0	1,175 (+8%)	1mo	$64,900	$55	66
1515 Baffin Ct	0.39mi	3/1.0	1,025 (-6%)	3mo	$26,000	$25	65
4015 Montclair Dr	0.62mi	3/1.0	1,040 (-5%)	3mo	$45,000	$43	56
218 Broadway St	0.33mi	2/1.0 (-1)	960 (-12%)	1mo	$49,000	$51	55
3560 Manley Dr	0.44mi	3/1.0	950 (-13%)	2mo	$60,000	$63	52
2003 Miller St	0.66mi	2/1.0 (-1)	1,044 (-4%)	2mo	$54,000	$52	51
3123 Fairground Rd	0.54mi	3/1.0	962 (-12%)	2mo	$64,000	$67	49

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: 10.4%
• Equity multiple: 1.41×
• Total profit: $9,185
• Equity at exit: $11,913

10-year hold

• IRR: 19.5%
• Equity multiple: 2.63×
• Total profit: $36,434
• Equity at exit: $6,908

Cash invested: $22,372 (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: 62
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,061 high
• Mortgage (P&I): −$419
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $348

Break-even live

Break-even rent $620

Max offer price $79,900

Occupancy floor 62%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3329 Texas St Montgomery, AL	3.0	1.0	1000	$1,100	$1.10	43d	1	0.13mi
3114 Cotton St Montgomery, AL	3.0	1.0	888	$1,100	$1.24	43d	1	0.16mi
1653 N Yarbrough Ct Montgomery, AL	3.0	1.0	1130	$950	$0.84	21d	1	0.25mi
3042 George B Edmondson Dr Montgomery, AL	3.0	1.0	900	$860	$0.96	43d	1	0.29mi
1817 Texas Ct Montgomery, AL	3.0	1.0	925	$1,050	$1.14	21d	1	0.29mi
3452 Harris St Montgomery, AL	3.0	1.0	1400	$1,150	$0.82	21d	1	0.30mi
2107 Yarbrough Cir Montgomery, AL	3.0	1.0	910	$925	$1.02	43d	1	0.33mi
218 Broadway St Montgomery, AL	2.0	1.0	960	$895	$0.93	13d	1	0.33mi
3050 Willena Ave Montgomery, AL	3.0	1.0	1466	$985	$0.67	21d	1	0.34mi
2111 Yarbrough St Montgomery, AL	3.0	1.0	962	$795	$0.83	43d	1	0.35mi
298 Broadway St Montgomery, AL	2.0	1.0	896	$900	$1.00	43d	1	0.39mi
216 Gardendale Dr Montgomery, AL	3.0	1.0	900	$850	$0.94	21d	1	0.44mi
3008 Cabot St Montgomery, AL	4.0	2.0	1300	$1,150	$0.88	43d	1	0.47mi
341 Chisholm St Montgomery, AL	3.0	1.0	756	$1,195	$1.58	21d	1	0.47mi
2056 Midway St Montgomery, AL	3.0	1.0	1110	$985	$0.89	43d	1	0.51mi
2076 Midway St Montgomery, AL	3.0	1.0	1068	$1,000	$0.94	43d	1	0.54mi
2019 Amos St Montgomery, AL	3.0	1.5	1134	$985	$0.87	43d	1	0.57mi
3613 Erwin Dr Montgomery, AL	3.0	2.0	1092	$1,250	$1.14	43d	1	0.59mi
207 Destin St Montgomery, AL	3.0	1.0	966	$695	$0.72	21d	1	0.67mi
16 Garden St Montgomery, AL	3.0	1.5	1008	$775	$0.77	44d	1	0.69mi
204 W Park Ave Montgomery, AL	3.0	1.0	1145	$850	$0.74	21d	1	0.72mi
4029 Chelsea Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	43d	1	0.73mi
2001 Speigle St Montgomery, AL	3.0	1.0	1260	$1,035	$0.82	43d	1	0.73mi
2503 Skyline Ave Montgomery, AL	3.0	1.0	1015	$1,150	$1.13	43d	1	0.81mi
3 Rotary St Montgomery, AL	3.0	1.0	1131	$925	$0.82	21d	1	0.82mi
142 W Michigan Ave Montgomery, AL	3.0	1.0	840	$995	$1.18	13d	1	0.92mi
2006 Harmon St Unit 3 Montgomery, AL	3.0	1.0	800	$500	$0.62	43d	1	0.94mi
429 Edward St Montgomery, AL	3.0	1.0	828	$1,080	$1.30	13d	1	0.95mi
1324 Federal Dr Montgomery, AL	2.0	1.0	1000	$1,100	$1.10	43d	1	0.95mi
412 Edward St Montgomery, AL	3.0	1.0	828	$800	$0.97	43d	1	0.96mi
105 Dyas Ct Montgomery, AL	3.0	1.0	1025	$1,095	$1.07	43d	1	1.26mi
1024 Grenada Dr Montgomery, AL	3.0	1.0	1144	$1,125	$0.98	43d	1	1.30mi
408 Briarbrook Dr Montgomery, AL	3.0	2.0	1025	$960	$0.94	21d	1	1.38mi
408 Briarbrook Dr #204 Montgomery, AL	3.0	2.0	1025	$1,000	$0.98	43d	1	1.38mi
3024 Tyler Rd Montgomery, AL	3.0	1.0	892	$725	$0.81	21d	1	1.43mi
740 Coliseum Blvd Unit 740A Montgomery, AL	2.0	1.0	1100	$895	$0.81	13d	1	1.47mi
325 3rd St Montgomery, AL	2.0	1.0	925	$850	$0.92	43d	1	1.47mi
622 6th St Montgomery, AL	3.0	1.0	1207	$1,095	$0.91	43d	1	1.49mi
517 N Florida St Unit B Montgomery, AL	2.0	1.0	900	$750	$0.83	43d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $79,900 Active 88 DOM
2. 2026-06-17
   days on market $79,900 Active 87 DOM
3. 2026-06-16
   days on market $79,900 Active 86 DOM
4. 2026-06-15
   days on market $79,900 Active 85 DOM
5. 2026-06-14
   days on market $79,900 Active 83 DOM
6. 2026-06-13
   days on market $79,900 Active 82 DOM
7. 2026-06-10
   days on market $79,900 Active 80 DOM
8. 2026-06-09
   days on market $79,900 Active 79 DOM
9. 2026-06-08
   days on market $79,900 Active 78 DOM
10. 2026-06-07
    days on market $79,900 Active 77 DOM
11. 2026-06-03
    days on market $79,900 Active 73 DOM
12. 2026-06-02
    days on market $79,900 Active 72 DOM
13. 2026-06-01
    days on market $79,900 Active 71 DOM
14. 2026-05-31
    days on market $79,900 Active 70 DOM
15. 2026-05-30
    days on market $79,900 Active 69 DOM
16. 2026-04-10
    listed $900
17. 2026-03-22
    listed $79,900 Active 319-char remark

    Show marketing remark (319 chars)

    3 bedroom 1 1/2 bath home in Montgomery! Great for investment property or first time home buyer! No carpet which is great for pets and those with allergies! Kitchen has Refrigerator, electric range & dishwasher. Washer & dryer remain. Storage building in back yard. 1 car metal carport. Fenced back yard.

18. 2022-09-12
    soldstatus $75,000
19. 2022-09-09
    soldstatus $75,000 757-char remark

    Show marketing remark (757 chars)

    Invest in REAL ESTATE and EARN RETURNS in Tenant Occupied Properties!!! Purchase this property and begin earning $650 per month with this awesome investment!!! Property is professionally managed and management company would be pleased to retain management agreement with its new owner! Of these 9 properties collectively! The 9 addresses are: 1624 Crouson St @ $795/mo, 2504 Elsmeade Dr @ $695/mo, 3031 LaRhoda St @ $695/mo, 1611 Lyndle Rd @ $675/mo, 320 N Capitol Pkwy - at $750/mo, 601 S Panama St @ $650/mo, 1750 Yarbrough St @ $700/mo, and 1746 Yarbrough St @ $650/mo, 117 Bradley Dr @ $650/mo. Purchase ONE, A FEW, OR ALL of these 9 investment properties and START or CONTINUE TO BUILD your portfolio and watch the money hit your mailbox every month!!!

20. 2022-04-11
    price $700
21. 2021-05-04
    listed $70,000 757-char remark

    Show marketing remark (757 chars)

    Invest in REAL ESTATE and EARN RETURNS in Tenant Occupied Properties!!! Purchase this property and begin earning $650 per month with this awesome investment!!! Property is professionally managed and management company would be pleased to retain management agreement with its new owner! Of these 9 properties collectively! The 9 addresses are: 1624 Crouson St @ $795/mo, 2504 Elsmeade Dr @ $695/mo, 3031 LaRhoda St @ $695/mo, 1611 Lyndle Rd @ $675/mo, 320 N Capitol Pkwy - at $750/mo, 601 S Panama St @ $650/mo, 1750 Yarbrough St @ $700/mo, and 1746 Yarbrough St @ $650/mo, 117 Bradley Dr @ $650/mo. Purchase ONE, A FEW, OR ALL of these 9 investment properties and START or CONTINUE TO BUILD your portfolio and watch the money hit your mailbox every month!!!

22. 2020-11-12
    soldstatus $34,000
23. 2020-07-03
    listed $39,900
24. 2018-08-07
    listed $24,900
25. 2018-05-08
    soldstatus $12,700
26. 2018-04-06
    listed $12,700

ⓘ 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: $452 · $38/mo
• Projected year-2 tax: $452 · $38/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 · 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: $12,726
• − Mortgage interest: −$4,476
• − Property taxes: −$452
• − Insurance: −$400
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$2,324
• Taxable income: $3,038
• Est. tax owed @ 24.0%: −$729
• After-tax cash flow: $3,445/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

+529.1% since first listed

11 events — show timeline

• 2026-04-10 Listed for Rent $900 MAAR
• 2026-03-22 Listed $79,900 MAAR
• 2022-09-12 Sold (Public Records) $75,000 Public Records
• 2022-09-09 Sold (MLS) $75,000 MAAR
• 2022-04-11 Price Changed $700 RENT.
• 2021-05-04 Listed $70,000 MAAR
• 2020-11-12 Sold (MLS) $34,000 MAAR
• 2020-07-03 Listed $39,900 MAAR
• 2018-08-07 Listed $24,900 MAAR
• 2018-05-08 Sold (Public Records) $12,700 Public Records
• 2018-04-06 Listed $12,700 MAAR

Property tax history

+3.2%/yr

Latest (2025): $452 · +1.5% YoY. Source: county tax records.