567 Farmington Rd · Montgomery, AL 36109

$205,000

4 bd · 3.0 ba · 2,220 sqft · SingleFamily public records · 1 Days on market

Built 1970 $92/sqft · 7% below area Est $222k · 8% under ↓ 45% since listing

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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 +14.6/30.0
• ARV discount +10.9/15.0
• DSCR +4.4/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This 2240 square foot single family home has 4 bedrooms and 3.0 bathrooms. This home is located at 567 Farmington Rd, Montgomery, AL 36109.

Key facts

• Built 1970

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $48 ($574/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (20.3% below list).
• Recommended offer: $163k (20.3% below list) — sets the bar for 1% rule.

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: Dalraida Elementary School (math 5% / reading 34%, grade F, #467 of 627 statewide, top 76%, 627 students, 63% FRL); Goodwyn Middle School (math 0% / reading 16%, grade F, #239 of 257 statewide, top 93%, 808 students, 84% FRL); Lee High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 1,374 students, 86% FRL).
• Market conditions: Rents rising (+2.6%/yr); 209 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 33% of the median local income ($59k/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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $164k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $163,425 (20.3% below list)

Questions for the listing agent

1. Built in 1970 — 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: 0.80% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

• ARV (median comp): $221,777
• List price: $205,000
• Delta: -7.56%
• 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
429 Derby Ln	0.36mi	4/3.0	2,175 (-2%)	6mo	$269,800	$124	75
362 Bellehurst Dr	0.34mi	4/3.0	2,202 (-1%)	9mo	$254,000	$115	75
505 Bellehurst Dr	0.15mi	4/2.0	2,310 (+4%)	11mo	$242,000	$105	73
184 Fox Hollow Rd	0.63mi	4/2.5	2,242 (+1%)	0mo	$263,000	$117	66
526 Larkin Ln	0.16mi	4/2.0	2,005 (-10%)	10mo	$225,000	$112	64
571 E Moye Dr	0.07mi	3/2.0 (-1)	1,900 (-14%)	3mo	$135,000	$71	61
655 Pimblico	0.46mi	4/3.0	2,513 (+13%)	1mo	$349,000	$139	56
241 Bellehurst Dr	0.56mi	3/2.0 (-1)	2,065 (-7%)	11mo	$227,000	$110	44
327 County Downs Rd	0.64mi	3/2.5 (-1)	2,362 (+6%)	11mo	$294,900	$125	44
651 Joryne Dr	0.72mi	4/2.0	1,985 (-11%)	4mo	$189,900	$96	42
215 Holly Ridge Dr	0.55mi	3/2.0 (-1)	1,966 (-11%)	9mo	$171,000	$87	39
40 Bellehurst Dr	0.72mi	3/2.0 (-1)	2,037 (-8%)	8mo	$240,000	$118	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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-30,827
• Equity at exit: $30,566

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-25,589
• Equity at exit: $17,725

Cash invested: $57,400 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 209
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$83 /mo · $993/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $48

Break-even live

Break-even rent $1,574

Max offer price $205,000

Occupancy floor 92%

Sensitivity live

Price	-10% $164	-5% $106	+0% $48	+5% $-10	+10% $-68
Rent	-10% $-81	-5% $-17	+0% $48	+5% $112	+10% $177
Rate	-1.0pp $151	-0.5pp $100	base $48	+0.5pp $-5	+1.0pp $-59

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
560 Farmington Rd Montgomery, AL	4.0	2.0	2161	$1,695	$0.78	15d	1	0.04mi
572 Farmington Rd Montgomery, AL	3.0	2.0	2106	$1,495	$0.71	46d	1	0.05mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	15d	1	0.61mi
3692 Fairfield Dr Montgomery, AL	3.0	2.0	1524	$1,400	$0.92	23d	1	0.62mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	15d	1	0.64mi
908 Greg Dr Montgomery, AL	3.0	1.0	1520	$1,100	$0.72	23d	1	0.64mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	46d	1	0.74mi
844 Sir Michael Dr Montgomery, AL	4.0	2.0	1502	$1,650	$1.10	46d	1	0.79mi
817 Dumont Dr Montgomery, AL	3.0	2.0	1635	$1,800	$1.10	15d	1	0.82mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	46d	1	0.87mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	46d	1	0.94mi
950 Karen Rd Montgomery, AL	5.0	2.0	2400	$1,650	$0.69	15d	1	0.99mi
4132 Carmichael Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,156	$1.28	15d	10	1.00mi
3667 Willow Lane Dr Montgomery, AL	5.0	3.0	2565	$1,850	$0.72	46d	1	1.08mi
926 Green Ridge Ct Montgomery, AL	3.0	2.0	1665	$1,381	$0.83	15d	1	1.10mi
4056 Wares Ferry Rd Montgomery, AL	3.0	2.0	1800	$1,500	$0.83	15d	1	1.11mi
4707 Mitford Cir Montgomery, AL	3.0	2.0	1943	$1,800	$0.93	46d	1	1.13mi
1216 Karen Rd Montgomery, AL	3.0	2.0	1620	$1,350	$0.83	15d	1	1.17mi
3309 Hillcrest Ln Unit 1043908P Montgomery, AL	4.0	2.0	1625	$2,885	$1.78	23d	1	1.19mi
3359 Bedford Ln Montgomery, AL	4.0	2.0	1786	$1,600	$0.90	15d	1	1.20mi
1516 Charleton Dr Montgomery, AL	3.0	2.0	1895	$1,650	$0.87	46d	1	1.26mi
1738 Fairforest Dr Montgomery, AL	3.0	2.0	2166	$1,895	$0.87	46d	1	1.30mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	23d	1	1.34mi
3944 Johnstown Dr Montgomery, AL	3.0	2.0	1912	$1,275	$0.67	46d	1	1.37mi
2000 Central Pkwy Montgomery, AL	1.0–3.0	1.0–2.0	1133	$2,135	$1.88	15d	14	1.40mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	15d	1	1.40mi
401 Ridgewood Ln Montgomery, AL	3.0	2.0	1513	$1,195	$0.79	23d	1	1.44mi
336 Davors Dr Montgomery, AL	3.0	2.0	1569	$2,200	$1.40	46d	1	1.49mi

Listing history 5 events

1. 2026-03-20
   listed $205,000 Active 236-char remark
2. 2022-12-28
   price $187,400
3. 2022-12-02
   price $188,400
4. 2022-10-14
   listed $190,900 Active
5. 2006-01-19
   soldstatus $300,000

ⓘ 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: $993 · $83/mo
• Projected year-2 tax: $993 · $83/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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $19,611
• − Mortgage interest: −$11,483
• − Property taxes: −$993
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$5,964
• Taxable loss: −$2,992
• Est. tax savings @ 24.0%: +$718
• After-tax cash flow: $1,292/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): 23,581
• Household income: $59,193
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1039.0

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: White 49% Black 39% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -37.64%
• Current HPI: 149.3867
• Rent YoY: ▲ 2.65%
• 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

-45.4% since first listed

5 events — show timeline

• 2026-05-18 Sold (Public Records) $163,800 Public Records
• 2022-12-28 Price Changed $187,400 MAAR
• 2022-12-02 Price Changed $188,400 MAAR
• 2022-10-14 Listed $190,900 MAAR
• 2006-01-19 Sold (Public Records) $300,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $993 · -0.8% YoY. Source: county tax records.