1855 Sylvan Dr · Montgomery, AL 36106

$89,900

3 bd · 2.0 ba · 1,894 sqft · SingleFamily public records · 64 Days on market

Built 1959 0.32 ac lot $47/sqft · 43% below area Est $158k · 43% under ↓ 33% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

EXCELLENT MIDTOWN LOCATION! This home has been a desirable rental and can be great as that again for a buyer's portfolio or an affordable home for so many buyers searching! 1,894 sq. ft. per tax records. This property is on a corner lot with mature trees at the traffic light of Old Farm Rd into McGehee Estates and Carter Hill Rd. Double parking pad + carport. 3 bedrooms, 1 full bath - plenty of room for additional closets & bedroom space. Hardwood floors - Kitchen -Dining -family Rm with fireplace. Walking distance to Publix on Zelda, shopping, Starbucks & Midtown restaurants.

Key facts

• Carport
• Midtown location
• Double parking pad

Tags

• MIDTOWN LOCATION
• CORNER LOT
• MATURE TREES
• DOUBLE PARKING PAD
• CARPORT
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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: Rents rising fast (+6.3%/yr); 137 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $622 of loan paydown is wiped out by about $3k 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 + 6.3% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 77% 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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1959 — 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: 1.82% ✓
• Cap rate: 15.54%
• Cash-on-cash: 33.04%
• DSCR: 2.47
• GRM: 4.6

CMA / ARV

• ARV (median comp): $158,021
• List price: $89,900
• Delta: -43.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2948 Canterbury Dr	0.22mi	3/2.0	1,702 (-10%)	4mo	$155,000	$91	70
2958 Old Farm Rd	0.10mi	2/2.0 (-1)	1,712 (-10%)	6mo	$159,000	$93	69
3138 Fernway Dr	0.57mi	3/2.0	1,914 (+1%)	5mo	$150,000	$78	67
3113 Malone Dr	0.39mi	2/2.0 (-1)	1,858 (-2%)	8mo	$160,000	$86	67
3020 Hill Hedge Dr	0.37mi	3/2.0	2,090 (+10%)	0mo	$190,000	$91	65
3142 Whitney Dr	0.45mi	4/2.0 (+1)	2,048 (+8%)	3mo	$240,000	$117	58
1830 Hill Hedge Dr	0.38mi	3/2.0	1,674 (-12%)	10mo	$164,500	$98	55
2129 Meadow Lane Dr	0.40mi	3/2.0	1,643 (-13%)	9mo	$170,000	$103	52
3313 Drexel Rd	0.53mi	4/2.0 (+1)	2,056 (+9%)	8mo	$160,000	$78	49
1836 Longmeadow Dr	0.49mi	4/2.0 (+1)	1,680 (-11%)	7mo	$185,000	$110	47
2009 Commodore St	0.65mi	3/2.0	1,661 (-12%)	4mo	$65,000	$39	46
3126 Fernway Dr	0.53mi	3/2.0	1,638 (-14%)	8mo	$160,221	$98	46

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 · 6.29% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 2.40×
• Total profit: $35,179
• Equity at exit: $13,404

10-year hold

• IRR: 40.7%
• Equity multiple: 5.45×
• Total profit: $112,070
• Equity at exit: $7,773

Cash invested: $25,172 (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 36106

• Home prices YoY: -13.1%
• Rents YoY: 6.3%
• Active inventory: 137
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,635 high
• Mortgage (P&I): −$471
• Tax from tax record: −$90 /mo · $1,077/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $693

Break-even live

Break-even rent $758

Max offer price $89,900

Occupancy floor 53%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1814 Sylvan Dr Montgomery, AL	3.0	2.0	1785	$1,400	$0.78	21d	1	0.06mi
2929 Canterbury Ct Unit 1043474P Montgomery, AL	4.0	2.5	2464	$2,667	$1.08	21d	1	0.15mi
2983 Old Farm Rd Montgomery, AL	3.0	2.0	2000	$1,725	$0.86	21d	1	0.16mi
2988 Old Farm Rd Montgomery, AL	3.0	2.5	2314	$1,900	$0.82	44d	1	0.17mi
1839 Robison Hill Rd Montgomery, AL	4.0	2.0	1370	$1,550	$1.13	21d	1	0.23mi
1827 Pinecrest Dr Montgomery, AL	4.0	3.0	1893	$1,550	$0.82	14d	1	0.34mi
1842 Gillespie Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	44d	1	0.37mi
2014 Commodore St Montgomery, AL	3.0	2.0	1613	$1,450	$0.90	14d	1	0.63mi
2053 Gorgas St Montgomery, AL	3.0	1.0	1955	$1,200	$0.61	21d	1	0.63mi
3352 Ridgefield Dr Montgomery, AL	3.0	2.0	1932	$1,761	$0.91	21d	1	0.65mi
2045 Bullard St Unit 1043526P Montgomery, AL	3.0	2.0	1797	$2,198	$1.22	44d	1	0.71mi
2226 Carter Hill Rd Montgomery, AL	2.0	1.0	1506	$905	$0.60	44d	1	0.83mi
1216 Karen Rd Montgomery, AL	3.0	2.0	1620	$1,350	$0.83	14d	1	0.89mi
1229 Karen Rd Montgomery, AL	4.0	2.0	1344	$1,590	$1.18	44d	1	0.89mi
1738 Fairforest Dr Montgomery, AL	3.0	2.0	2166	$1,895	$0.87	44d	1	0.91mi
2430 Price St Montgomery, AL	2.0	1.5	1275	$1,175	$0.92	14d	1	0.92mi
2440 Price St Unit C Montgomery, AL	3.0	2.0	1800	$1,050	$0.58	44d	1	0.94mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	44d	1	0.94mi
2441 Price St Unit D Montgomery, AL	3.0	2.0	1264	$900	$0.71	21d	1	0.95mi
1450 Crenshaw Pl S Montgomery, AL	3.0	2.0	1641	$1,775	$1.08	44d	1	0.98mi
3359 Bedford Ln Montgomery, AL	4.0	2.0	1786	$1,600	$0.90	14d	1	1.02mi
1425 Blairwood Montgomery, AL	3.0	2.0	1700	$1,850	$1.09	14d	1	1.02mi
3543 Carter Hill Rd Montgomery, AL	1.0–3.0	1.0–2.0	1120	$925	$0.83	14d	16	1.03mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	44d	1	1.08mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	44d	1	1.20mi
1355 Magnolia Curv Montgomery, AL	3.0	3.0	2260	$1,800	$0.80	14d	1	1.23mi
2043 Hazel Hedge Ln Montgomery, AL	4.0	3.0	2001	$1,650	$0.82	14d	1	1.24mi
926 Green Ridge Ct Montgomery, AL	3.0	2.0	1665	$1,381	$0.83	14d	1	1.29mi
2656 Fisk Rd Montgomery, AL	4.0	2.0	1584	$1,400	$0.88	44d	1	1.35mi
2651 Clement Curv Montgomery, AL	3.0	2.0	1402	$1,550	$1.11	21d	1	1.41mi
2727 Boultier St Montgomery, AL	1.0–3.0	1.0–2.0	1070	$1,582	$1.48	14d	3	1.41mi
844 Sir Michael Dr Montgomery, AL	4.0	2.0	1502	$1,650	$1.10	44d	1	1.41mi
1516 Charleton Dr Montgomery, AL	3.0	2.0	1895	$1,650	$0.87	44d	1	1.42mi
817 Dumont Dr Montgomery, AL	3.0	2.0	1635	$1,800	$1.10	14d	1	1.44mi
3050 Bryn Mawr Rd Montgomery, AL	3.0	2.0	2290	$1,500	$0.66	44d	1	1.45mi
908 Greg Dr Montgomery, AL	3.0	1.0	1520	$1,100	$0.72	21d	1	1.49mi

Listing history 12 events

1. 2026-05-11
   status Pending 598-char remark

   Show marketing remark (598 chars)

   EXCELLENT MIDTOWN LOCATION! This home has been a desirable rental and can be great as that again for a buyer's portfolio or an affordable home for so many buyers searching! 1,894 sq. ft. per tax records. This property is on a corner lot with mature trees at the traffic light of Old Farm Rd into McGehee Estates and Carter Hill Rd. Double parking pad + carport. 3 bedrooms, 1 full bath - plenty of room for additional closets & bedroom space. Hardwood floors - Kitchen -Dining -family Rm with fireplace. Walking distance to Publix on Zelda, shopping, Starbucks & Midtown restaurants.

2. 2026-04-22
   price $89,900 598-char remark

   Show marketing remark (598 chars)

   EXCELLENT MIDTOWN LOCATION! This home has been a desirable rental and can be great as that again for a buyer's portfolio or an affordable home for so many buyers searching! 1,894 sq. ft. per tax records. This property is on a corner lot with mature trees at the traffic light of Old Farm Rd into McGehee Estates and Carter Hill Rd. Double parking pad + carport. 3 bedrooms, 1 full bath - plenty of room for additional closets & bedroom space. Hardwood floors - Kitchen -Dining -family Rm with fireplace. Walking distance to Publix on Zelda, shopping, Starbucks & Midtown restaurants.

3. 2026-04-06
   price $99,900 598-char remark

   Show marketing remark (598 chars)

   EXCELLENT MIDTOWN LOCATION! This home has been a desirable rental and can be great as that again for a buyer's portfolio or an affordable home for so many buyers searching! 1,894 sq. ft. per tax records. This property is on a corner lot with mature trees at the traffic light of Old Farm Rd into McGehee Estates and Carter Hill Rd. Double parking pad + carport. 3 bedrooms, 1 full bath - plenty of room for additional closets & bedroom space. Hardwood floors - Kitchen -Dining -family Rm with fireplace. Walking distance to Publix on Zelda, shopping, Starbucks & Midtown restaurants.

4. 2026-03-09
   listed $104,900 Active 598-char remark

   Show marketing remark (598 chars)

   EXCELLENT MIDTOWN LOCATION! This home has been a desirable rental and can be great as that again for a buyer's portfolio or an affordable home for so many buyers searching! 1,894 sq. ft. per tax records. This property is on a corner lot with mature trees at the traffic light of Old Farm Rd into McGehee Estates and Carter Hill Rd. Double parking pad + carport. 3 bedrooms, 1 full bath - plenty of room for additional closets & bedroom space. Hardwood floors - Kitchen -Dining -family Rm with fireplace. Walking distance to Publix on Zelda, shopping, Starbucks & Midtown restaurants.

5. 2025-11-07
   soldstatus $557,319
6. 2024-07-17
   historical $1,375
7. 2024-06-12
   listed $1,375
8. 2024-05-03
   historical $1,375
9. 2024-05-01
   listed $1,375
10. 2022-10-18
    soldstatus $101,000
11. 2022-10-07
    soldstatus $89,900 998-char remark

    Show marketing remark (998 chars)

    NEW HVAC WILL BE INSTALLED BEFORE CLOSING! NEW PROFESSIONALLY PAINTED INTERIOR! EXCELLENT MIDTOWN LOCATION! This home has been a desirable rental and can be great as that again for a buyer's portfolio or an affordable home for so many buyers searching! 1,894 sq. ft. per tax records. This property is on a corner lot with mature trees at the traffic light of Old Farm Rd into McGehee Estates and Carter Hill Rd. Double parking pad + carport. 3 bedrooms, 1 full bath - 1 half bath. (½ bath has plumbing & space to expand into a full bath with plenty of room for additional closets & bedroom space. ) Hardwood floors - Kitchen / Dining / Den and large addition of Great Rm/Family Rm with fireplace. Brick courtyard patio makes this home charming and welcoming. Walking distance to Publix on Zelda, shopping, Starbucks & Midtown restaurants. Seller requests only qualified Buyers to view property. Ask your agent for the recent favorable Structural Report by Gordon Davis.

12. 2022-05-27
    listed $134,900 998-char remark

    Show marketing remark (998 chars)

    NEW HVAC WILL BE INSTALLED BEFORE CLOSING! NEW PROFESSIONALLY PAINTED INTERIOR! EXCELLENT MIDTOWN LOCATION! This home has been a desirable rental and can be great as that again for a buyer's portfolio or an affordable home for so many buyers searching! 1,894 sq. ft. per tax records. This property is on a corner lot with mature trees at the traffic light of Old Farm Rd into McGehee Estates and Carter Hill Rd. Double parking pad + carport. 3 bedrooms, 1 full bath - 1 half bath. (½ bath has plumbing & space to expand into a full bath with plenty of room for additional closets & bedroom space. ) Hardwood floors - Kitchen / Dining / Den and large addition of Great Rm/Family Rm with fireplace. Brick courtyard patio makes this home charming and welcoming. Walking distance to Publix on Zelda, shopping, Starbucks & Midtown restaurants. Seller requests only qualified Buyers to view property. Ask your agent for the recent favorable Structural Report by Gordon Davis.

ⓘ 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: $1,077 · $90/mo
• Projected year-2 tax: $1,077 · $90/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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $19,621
• − Mortgage interest: −$5,036
• − Property taxes: −$1,077
• − Insurance: −$450
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$2,615
• Taxable income: $7,305
• Est. tax owed @ 24.0%: −$1,753
• After-tax cash flow: $6,564/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): 14,065
• Household income: $69,087
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 876.0

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 0.58)
• Race & ethnicity: White 47% Black 43% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 3%

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: ▼ -22.82%
• Current HPI: 151.1822
• Rent YoY: ▲ 6.29%
• 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

-33.4% since first listed

12 events — show timeline

• 2026-05-11 Pending — MAAR
• 2026-04-22 Price Changed $89,900 MAAR
• 2026-04-06 Price Changed $99,900 MAAR
• 2026-03-09 Listed $104,900 MAAR
• 2025-11-07 Sold (Public Records) $557,319 Public Records
• 2024-07-17 Rental Removed $1,375 MAAR
• 2024-06-12 Listed for Rent $1,375 MAAR
• 2024-05-03 Rental Removed $1,375 MAAR
• 2024-05-01 Listed for Rent $1,375 MAAR
• 2022-10-18 Sold (Public Records) $101,000 Public Records
• 2022-10-07 Sold (MLS) $89,900 MAAR
• 2022-05-27 Listed $134,900 MAAR

Property tax history

+3.9%/yr

Latest (2025): $1,077 · +5.1% YoY. Source: county tax records.