3586 Gilmer Ave · Montgomery, AL 36105

$110,000

3 bd · 2.0 ba · 1,864 sqft · SingleFamily public records · 92 Days on market

Built 1957 0.28 ac lot $59/sqft · 76% above area

---

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 +29.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

This property is an investment property, occupied with tenants, does need some TLC.

Key facts

• 0.28 acre lot
• Parking
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

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; 29 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $76k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 1.19% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.71%
• DSCR: 1.65
• GRM: 7.0

CMA / ARV

• ARV (median comp): $64,341
• List price: $110,000
• Delta: 70.96%
• 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
3653 Kelley Ln	0.21mi	4/1.0 (+1)	1,934 (+4%)	0mo	$50,000	$26	75
3607 S Court St	0.46mi	3/2.0	1,703 (-9%)	2mo	$32,500	$19	63
3469 Wellington Rd	0.61mi	3/2.0	1,782 (-4%)	3mo	$49,900	$28	62
628 Lynwood Dr	0.71mi	3/2.0	1,834 (-2%)	5mo	$106,000	$58	60
3319 Lexington Rd	0.64mi	3/2.0	1,777 (-5%)	7mo	$160,000	$90	56
3653 Cloverdale Rd	0.71mi	3/2.0	1,768 (-5%)	3mo	$100,000	$57	55
3357 Wilmington Rd	0.54mi	3/2.0	2,064 (+11%)	2mo	$165,000	$80	55
3417 Wellington Rd	0.70mi	3/2.0	1,722 (-8%)	1mo	$100,000	$58	54
3455 Wellington Rd	0.64mi	4/2.0 (+1)	2,038 (+9%)	3mo	$100,000	$49	47
3637 Cloverdale Rd	0.70mi	3/2.0	1,655 (-11%)	3mo	$90,000	$54	47
3622 Audubon Rd	0.74mi	3/2.0	1,659 (-11%)	1mo	$86,000	$52	46
3424 Le Bron Ct	0.62mi	3/2.0	1,643 (-12%)	7mo	$60,000	$37	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $6,187
• Equity at exit: $16,401

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $36,192
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$577
• Tax from tax record: −$38 /mo · $455/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $378

Break-even live

Break-even rent $836

Max offer price $110,000

Occupancy floor 66%

Sensitivity live

Price	-10% $440	-5% $409	+0% $378	+5% $347	+10% $315
Rent	-10% $274	-5% $326	+0% $378	+5% $430	+10% $481
Rate	-1.0pp $433	-0.5pp $406	base $378	+0.5pp $349	+1.0pp $320

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 29 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
3386 Lexington Rd Unit B Montgomery, AL	2.0	1.0	1950	$900	$0.46	22d	1	0.54mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	45d	1	0.55mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	22d	1	0.56mi
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
3649 Princeton Rd Montgomery, AL	3.0	1.0	1266	$1,200	$0.95	22d	1	0.64mi
3708 Princeton Rd Montgomery, AL	2.0	2.0	1749	$900	$0.51	22d	1	0.65mi
548 Winston Dr Montgomery, AL	2.0	2.5	1396	$1,000	$0.72	45d	1	0.67mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	45d	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
3356 Audubon Rd Montgomery, AL	2.0	1.5	1340	$950	$0.71	45d	1	0.85mi
3616 Gaston Ave Montgomery, AL	4.0	2.0	1629	$1,300	$0.80	45d	1	0.92mi
3577 Whiting Ave Montgomery, AL	3.0	1.0	1269	$1,150	$0.91	45d	1	0.98mi
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
428 Thorn Pl Montgomery, AL	2.0	1.0	1549	$1,450	$0.94	45d	1	1.09mi
4037 Oak St Montgomery, AL	3.0	2.0	1314	$1,450	$1.10	45d	1	1.10mi
1437 Beaumont Dr Montgomery, AL	4.0	2.0	2029	$1,500	$0.74	45d	1	1.13mi
519 Thorn Pl Montgomery, AL	2.0	1.0	1632	$650	$0.40	22d	1	1.15mi
2727 Boultier St Montgomery, AL	1.0–3.0	1.0–2.0	1070	$1,582	$1.48	15d	3	1.29mi
334 Felder Ave Montgomery, AL	3.0	2.0	2223	$2,395	$1.08	45d	1	1.29mi
4342 Sunshine Dr Montgomery, AL	3.0	2.0	1323	$1,250	$0.94	15d	1	1.34mi
1434 E Audubon Rd Montgomery, AL	4.0	2.0	2237	$1,475	$0.66	45d	1	1.34mi

Listing history 11 events

1. 2026-06-01
   days on marketlisting id $110,000 Active 92 DOM
2. 2026-05-31
   days on market $110,000 Active 87 DOM
3. 2026-05-30
   days on market $110,000 Active 86 DOM
4. 2026-02-28
   listed $110,000 Active 83-char remark

   Show marketing remark (83 chars)

   This property is an investment property, occupied with tenants, does need some TLC.

5. 2026-02-25
   listed $110,000 Active 83-char remark

   Show marketing remark (83 chars)

   This property is an investment property, occupied with tenants, does need some TLC.

6. 2022-03-02
   soldstatus $76,000
7. 2020-02-19
   soldstatus $76,000
8. 2009-04-27
   soldstatus $14,000
9. 2008-11-07
   listed $18,200
10. 2003-09-24
    soldstatus $58,900
11. 2002-05-30
    listed $58,900

ⓘ 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: $455 · $38/mo
• Projected year-2 tax: $455 · $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 4/10 Moderate FEMA zone X (shaded) · 21% 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: $15,771
• − Mortgage interest: −$6,162
• − Property taxes: −$455
• − Insurance: −$550
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$3,200
• Taxable income: $2,881
• Est. tax owed @ 24.0%: −$691
• After-tax cash flow: $3,840/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

+86.8% since first listed

8 events — show timeline

• 2026-02-28 Listed $110,000 MAAR
• 2026-02-25 Listed $110,000 Greater Alabama MLS
• 2022-03-02 Sold (Public Records) $76,000 Public Records
• 2020-02-19 Sold (Public Records) $76,000 Public Records
• 2009-04-27 Sold (MLS) $14,000 MAAR
• 2008-11-07 Listed $18,200 MAAR
• 2003-09-24 Sold (MLS) $58,900 MAAR
• 2002-05-30 Listed $58,900 MAAR

Property tax history

+9.2%/yr

Latest (2025): $455 · +4.0% YoY. Source: county tax records.