3578 Gilmer Ave · Montgomery, AL 36105

$9,000

4 bd · 2.0 ba · 2,179 sqft · SingleFamily

Built 1951 0.37 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Go to www. hudhomestore.com ; enter case # 011-479032-For more information. "Property to be sold as-is". Call an agent today to place a bid.

Key facts

• 0.37 acre lot
• Parking
• Built 1951

🏷️ Possibly a rental listed for sale. The $9,000 price doesn't fit this home's estimated sale value (~$104,592) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $9k.

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 ($2k rent vs $9k).
• Cap rate 159.6% 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: 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: 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 lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).
• This rent runs 44% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $62 of loan paydown is wiped out by about $270 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $9,000

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 16.94% ✓
• Cap rate: 159.63%
• Cash-on-cash: 547.65%
• DSCR: 25.37
• GRM: 0.5

CMA / ARV

• ARV (on-the-fly): $104,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3653 Kelley Ln	0.20mi	4/1.0	1,934 (-11%)	0mo	$50,000	$26	68
3524 S Perry St	0.25mi	3/2.0 (-1)	2,314 (+6%)	7mo	$79,900	$35	68
3504 Cloverdale Rd	0.67mi	3/2.0 (-1)	2,149 (-1%)	2mo	$39,500	$18	60
3357 Wilmington Rd	0.56mi	3/2.0 (-1)	2,064 (-5%)	2mo	$165,000	$80	59
27 W Edgemont Ave	0.54mi	4/2.5	2,065 (-5%)	8mo	$155,000	$75	58
3370 Lexington Rd	0.57mi	3/2.0 (-1)	2,265 (+4%)	6mo	$238,900	$105	57
3374 Gilmer Ave	0.52mi	4/2.5	2,348 (+8%)	5mo	$56,000	$24	56
3455 Wellington Rd	0.67mi	4/2.0	2,038 (-6%)	3mo	$100,000	$49	55
3606 Cambridge Rd	0.29mi	4/1.5	1,882 (-14%)	9mo	$95,000	$50	54
3960 S Court St	0.46mi	5/2.0 (+1)	1,971 (-10%)	8mo	$30,000	$15	50
3663 Berkley Dr	0.64mi	3/2.0 (-1)	1,919 (-12%)	9mo	$45,000	$23	38
3238 Lexington Rd	0.72mi	5/2.0 (+1)	2,469 (+13%)	8mo	$119,500	$48	32

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: —
• Equity multiple: 29.50×
• Total profit: $71,808
• Equity at exit: $1,342

10-year hold

• IRR: —
• Equity multiple: 63.27×
• Total profit: $156,921
• Equity at exit: $778

Cash invested: $2,520 (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: 0.5×

Monthly cashflow live

• Estimated rent: $1,524 high
• Mortgage (P&I): −$47
• Tax from tax record: −$3 /mo · $39/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $1,150

Break-even live

Break-even rent $69

Max offer price $9,000

Occupancy floor 20%

Sensitivity live

Price	-10% $1,155	-5% $1,153	+0% $1,150	+5% $1,148	+10% $1,145
Rent	-10% $1,030	-5% $1,090	+0% $1,150	+5% $1,210	+10% $1,270
Rate	-1.0pp $1,155	-0.5pp $1,152	base $1,150	+0.5pp $1,148	+1.0pp $1,145

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: $2,250
• Closing costs: $270
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3544 Southmont Dr Montgomery, AL	4.0	1.5	1774	$1,300	$0.73	22d	1	0.16mi
3543 Berkley Dr Montgomery, AL	4.0	2.0	2067	$1,575	$0.76	15d	1	0.42mi
3963 S Court St Montgomery, AL	5.0	2.0	2000	$1,840	$0.92	45d	1	0.45mi
3556 Princeton Rd Montgomery, AL	4.0	2.0	2718	$1,200	$0.44	22d	1	0.53mi
3485 Wellington Rd Montgomery, AL	3.0	2.0	2437	$1,395	$0.57	22d	1	0.61mi
3304 Gilmer Ave Montgomery, AL	4.0	2.0	2009	$1,400	$0.70	22d	1	0.62mi
3720 Stanley Dr Montgomery, AL	4.0	2.0	1719	$1,650	$0.96	22d	1	0.62mi
3902 Wesley Dr Montgomery, AL	5.0	2.0	1689	$1,595	$0.94	22d	1	0.68mi
3235 Norman Bridge Rd Montgomery, AL	3.0	1.0	1873	$900	$0.48	45d	1	0.71mi
3256 Montezuma Rd Montgomery, AL	3.0	2.0	1515	$1,450	$0.96	45d	1	0.80mi
139 Mount Vernon Dr Unit A Montgomery, AL	4.0	2.5	1700	$1,000	$0.59	45d	1	0.82mi
3510 Bankhead Ave Montgomery, AL	3.0	3.0	2210	$2,250	$1.02	45d	1	0.84mi
3616 Gaston Ave Montgomery, AL	4.0	2.0	1629	$1,300	$0.80	45d	1	0.92mi
1388 Adrian Ln Montgomery, AL	5.0	2.0	1701	$1,600	$0.94	15d	1	1.00mi
1067 Roslyn Dr Montgomery, AL	4.0	2.0	1760	$1,125	$0.64	22d	1	1.03mi
1919 Norman Bridge Ct Unit 1043838P Montgomery, AL	4.0	3.0	1539	$4,108	$2.67	45d	1	1.05mi
1437 Beaumont Dr Montgomery, AL	4.0	2.0	2029	$1,500	$0.74	45d	1	1.13mi
334 Felder Ave Montgomery, AL	3.0	2.0	2223	$2,395	$1.08	45d	1	1.29mi
1434 E Audubon Rd Montgomery, AL	4.0	2.0	2237	$1,475	$0.66	45d	1	1.34mi

Listing history 8 events

1. 2018-10-16
   historical
2. 2018-09-26
   listed $9,000
3. 2012-07-02
   soldstatus $9,000 150-char remark

   Show marketing remark (150 chars)

   Go to www. hudhomestore.com ; enter case # 011-479032-For more information. "Property to be sold as-is". Call an agent today to place a bid.

4. 2012-04-20
   listed $9,000 150-char remark

   Show marketing remark (150 chars)

   Go to www. hudhomestore.com ; enter case # 011-479032-For more information. "Property to be sold as-is". Call an agent today to place a bid.

5. 1999-05-04
   listed $64,900
6. 1998-07-23
   listed $66,900
7. 1998-01-05
   listed $74,900
8. 1997-08-26
   listed $74,900

ⓘ 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: $39 · $3/mo
• Projected year-2 tax: $39 · $3/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 ≥108°F today · 19 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: $18,292
• − Mortgage interest: −$504
• − Property taxes: −$39
• − Insurance: −$45
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$262
• Taxable income: $14,516
• Est. tax owed @ 24.0%: −$3,484
• After-tax cash flow: $10,317/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

-88.0% since first listed

8 events — show timeline

• 2018-10-16 Delisted — MAAR
• 2018-09-26 Listed $9,000 MAAR
• 2012-07-02 Sold (MLS) $9,000 MAAR
• 2012-04-20 Listed $9,000 MAAR
• 1999-05-04 Listed $64,900 MAAR
• 1998-07-23 Listed $66,900 MAAR
• 1998-01-05 Listed $74,900 MAAR
• 1997-08-26 Listed $74,900 MAAR

Property tax history

-13.9%/yr

Latest (2025): $39 · +0.0% YoY. Source: county tax records.