5817 Hyde Park Dr · Montgomery, AL 36117

$130,000

3 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 36 Days on market

Built 1980 $104/sqft · at area comps Est $137k · at est.

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +9.7/15.0
• 1% rule +6.6/10.0
• 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

EVERYTHING IS HOUSE IS LIKE BRAND NEW NOT TO MENTION THE CONVENIENCE OF BEING ACROSS FROM THE PARK/GREAT STARTER HOME/VACANT SHOW ANYTIME

Key facts

• Across from the park
• Parking
• Built 1980

Tags

• ACROSS FROM THE PARK

Property features AI

Exterior

• Parking: Driveway
• Security: Fire alarm
• Utilities: Natural gas available; Public water; Public sewer
• Home design: Single-story; Brick construction; Slab foundation; City lot (75 x 137.8)
• Construction: Brick exterior; Slab foundation; Built (year per public records)
• Exterior features: Fully fenced yard; Patio; Storage structure

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Self-cleaning oven; Gas water heater
• Bedrooms: Bedrooms located on the first floor
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Window treatments; Fire alarm
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 (+3.0%/yr); 407 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $899 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 + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y 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 $65k; list at $130k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.60%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

• ARV (median comp): $136,758
• List price: $130,000
• Delta: -4.94%
• 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
728 Amity Ln	0.26mi	4/2.0 (+1)	1,218 (-3%)	2mo	$140,500	$115	76
6265 Wares Ferry Rd	0.41mi	3/2.0	1,336 (+7%)	1mo	$141,000	$106	69
426 Stroll Dr	0.50mi	3/1.5	1,226 (-2%)	4mo	$137,500	$112	68
1020 N Burbank Dr	0.31mi	3/2.0	1,111 (-11%)	4mo	$142,500	$128	64
441 Mulligan Dr	0.50mi	4/2.0 (+1)	1,296 (+4%)	3mo	$145,400	$112	63
6120 Hinchcliff Rd	0.48mi	3/2.0	1,350 (+8%)	3mo	$159,000	$118	62
576 Dunbarton Rd	0.51mi	3/2.0	1,355 (+8%)	4mo	$152,000	$112	59
6459 Pinebrook Dr	0.59mi	3/2.0	1,144 (-9%)	1mo	$130,750	$114	58
5757 Sweet Mdw	0.47mi	3/2.0	1,395 (+11%)	3mo	$172,500	$124	57
6439 Yates Ct	0.57mi	3/2.0	1,120 (-10%)	2mo	$72,500	$65	54
6382 Pinebrook Dr	0.69mi	3/2.0	1,144 (-9%)	4mo	$131,500	$115	50
1202 Sweetwood Ct	0.61mi	3/2.0	1,413 (+13%)	2mo	$163,000	$115	48

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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $944
• Equity at exit: $19,383

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $29,092
• Equity at exit: $11,240

Cash invested: $36,400 (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 36117

• Home prices YoY: -20.0%
• Rents YoY: 3.0%
• Active inventory: 407
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$682
• Tax from tax record: −$42 /mo · $505/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $346

Break-even live

Break-even rent $1,069

Max offer price $130,000

Occupancy floor 72%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5805 Hyde Park Dr Montgomery, AL	3.0	2.0	1757	$1,511	$0.86	21d	1	0.05mi
760 N Burbank Dr Montgomery, AL	3.0	2.0	1102	$1,400	$1.27	44d	1	0.12mi
728 Amity Ln Montgomery, AL	4.0	2.0	1218	$1,700	$1.40	14d	1	0.27mi
713 Amity Ln Montgomery, AL	4.0	2.0	1696	$1,900	$1.12	44d	1	0.32mi
6265 Wares Ferry Rd Montgomery, AL	3.0	2.0	1336	$1,600	$1.20	14d	1	0.40mi
5712 Roxboro Dr Montgomery, AL	4.0	2.0	1544	$1,450	$0.94	21d	1	0.45mi
457 Mulligan Dr Montgomery, AL	3.0	2.0	1344	$1,335	$0.99	44d	1	0.49mi
706 Placid Dr Montgomery, AL	3.0	1.5	1120	$1,400	$1.25	14d	1	0.49mi
5735 Sweet Meadow Dr Montgomery, AL	3.0	2.0	1413	$1,525	$1.08	44d	1	0.50mi
438 Mulligan Dr Montgomery, AL	4.0	2.0	1232	$1,500	$1.22	44d	1	0.53mi
523 Placid Dr Montgomery, AL	3.0	2.0	1122	$1,195	$1.07	44d	1	0.55mi
428 Fieldbrook Dr Montgomery, AL	3.0	1.5	1440	$995	$0.69	21d	1	0.61mi
323 N Burbank Dr Montgomery, AL	4.0	2.0	1584	$1,381	$0.87	14d	1	0.62mi
6411 Pinebrook Dr Montgomery, AL	3.0	1.5	1120	$1,095	$0.98	44d	1	0.63mi
241 Kroy Dr Montgomery, AL	4.0	2.0	1450	$1,195	$0.82	44d	1	0.77mi
6320 Burbank Crossing Loop Montgomery, AL	3.0	2.0	1238	$1,600	$1.29	44d	1	0.79mi
6409 Deerwood Pl Montgomery, AL	3.0	2.0	1504	$1,711	$1.14	14d	1	0.82mi
6265 Nature Dr Montgomery, AL	3.0	2.0	1400	$1,050	$0.75	14d	1	0.88mi
6061 Karen Valley Cv Montgomery, AL	3.0	2.0	1509	$1,500	$0.99	21d	1	0.90mi
6272 Deerwood Dr Montgomery, AL	3.0	2.0	1754	$1,875	$1.07	21d	1	0.90mi
6272 Deerwood Dr Montgomery, AL	3.0	2.0	1754	$1,785	$1.02	14d	1	0.90mi
516 Lawndale Ln Montgomery, AL	3.0	1.0	1125	$1,150	$1.02	44d	1	0.90mi
535 Lawndale Ln Montgomery, AL	4.0	1.5	1260	$1,100	$0.87	14d	1	0.93mi
6121 Boardwalk Blvd Montgomery, AL	1.0–3.0	1.0–2.0	877	$1,075	$1.23	14d	4	1.00mi
6121 Boardwalk Blvd Montgomery, AL	3.0	2.0	1155	$1,075	$0.93	21d	1	1.00mi
633 Groveland Dr Montgomery, AL	3.0	2.0	1424	$1,200	$0.84	44d	1	1.03mi
605 Plantation Way Montgomery, AL	4.0	2.0	1519	$1,200	$0.79	21d	1	1.12mi
6005 Tamarack Dr Montgomery, AL	4.0	2.0	1617	$1,650	$1.02	44d	1	1.14mi
538 Hollow Wood Rd Montgomery, AL	2.0	2.0	1053	$1,100	$1.04	44d	1	1.16mi
4732 Retreat Rd Montgomery, AL	2.0	2.0	1034	$995	$0.96	21d	1	1.18mi
6637 Ridgeview Cir Montgomery, AL	3.0	2.5	1458	$1,700	$1.17	21d	1	1.26mi
564 Glade Park Loop Unit 1043856P Montgomery, AL	4.0	2.0	1496	$2,736	$1.83	14d	1	1.27mi
185 Eastdale Rd S Montgomery, AL	1.0–2.0	1.0–2.0	846	$1,100	$1.30	21d	4	1.35mi
101 S Burbank Dr Montgomery, AL	1.0–2.0	1.0–1.5	850	$997	$1.17	14d	5	1.35mi
203 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.0	931	$1,290	$1.39	14d	13	1.43mi
5926 Carmel Dr Montgomery, AL	3.0	2.0	1158	$1,200	$1.04	44d	1	1.46mi
5918 Carmel Dr Montgomery, AL	2.0	2.0	1026	$1,100	$1.07	44d	1	1.46mi
529 Mitylene Dr Montgomery, AL	3.0	2.0	1463	$1,550	$1.06	21d	1	1.47mi

Listing history 19 events

1. 2026-06-13
   status $130,000 Pending 36 DOM
2. 2026-06-10
   days on market $130,000 Active 36 DOM
3. 2026-06-09
   days on market $130,000 Active 35 DOM
4. 2026-06-08
   days on market $130,000 Active 34 DOM
5. 2026-06-07
   days on market $130,000 Active 33 DOM
6. 2026-06-03
   days on market $130,000 Active 29 DOM
7. 2026-06-02
   days on market $130,000 Active 28 DOM
8. 2026-06-01
   days on market $130,000 Active 27 DOM
9. 2026-05-31
   days on market $130,000 Active 26 DOM
10. 2026-05-30
    days on market $130,000 Active 25 DOM
11. 2026-05-05
    listed $130,000 Active 623-char remark
12. 2026-01-17
    historical $1,350
13. 2025-12-25
    listed $1,350
14. 2025-02-13
    soldstatus $65,000
15. 1999-10-29
    soldstatus $71,500 138-char remark

    Show marketing remark (138 chars)

    EVERYTHING IS HOUSE IS LIKE BRAND NEW NOT TO MENTION THE CONVENIENCE OF BEING ACROSS FROM THE PARK/GREAT STARTER HOME/VACANT SHOW ANYTIME

16. 1999-07-19
    listed $74,500 138-char remark

    Show marketing remark (138 chars)

    EVERYTHING IS HOUSE IS LIKE BRAND NEW NOT TO MENTION THE CONVENIENCE OF BEING ACROSS FROM THE PARK/GREAT STARTER HOME/VACANT SHOW ANYTIME

17. 1999-02-26
    listed $74,500
18. 1997-04-01
    soldstatus $70,000
19. 1997-02-11
    listed $69,000

ⓘ 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: $505 · $42/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: +$28/yr (+$2/mo · 5.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,082
• − Mortgage interest: −$7,282
• − Property taxes: −$505
• − Insurance: −$1,448
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$3,782
• Taxable income: $2,173
• Est. tax owed @ 24.0%: −$521
• After-tax cash flow: $3,630/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): 53,172
• Household income: $74,720
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1742.0

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: Black 53% White 34% Asian 8% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 9% · South Korea, Canada, China
• Languages at home: 90% English-only · Korean 4% Spanish 3% Other Indo-European 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: ▼ -37.24%
• Current HPI: 148.7728
• Rent YoY: ▲ 2.99%
• 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

+88.4% since first listed

10 events — show timeline

• 2026-06-10 Pending — MAAR
• 2026-05-05 Listed $130,000 MAAR
• 2026-01-17 Rental Removed $1,350 BUILDIUM
• 2025-12-25 Listed for Rent $1,350 BUILDIUM
• 2025-02-13 Sold (Public Records) $65,000 Public Records
• 1999-10-29 Sold (MLS) $71,500 MAAR
• 1999-07-19 Listed $74,500 MAAR
• 1999-02-26 Listed $74,500 MAAR
• 1997-04-01 Sold (MLS) $70,000 MAAR
• 1997-02-11 Listed $69,000 MAAR

Property tax history

+7.0%/yr

Latest (2025): $505 · +2.6% YoY. Source: county tax records.