429 Edward St · Montgomery, AL 36110

$62,500

3 bd · 1.0 ba · 828 sqft · SingleFamily public records · 37 Days on market

Built 1986 $75/sqft · 164% above area

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

Discover your dream home at 429 Edward Street in Montgomery's charming Ivory Noble neighborhood! This recently renovated gem features three bedrooms and one full bath, offering comfortable living. Step inside to find gorgeous laminate flooring and fresh, new paint throughout. The kitchen has been beautifully remodeled, and all rooms boast new lighting and fan fixtures, adding a modern touch. For your ultimate comfort, a brand-new HVAC system will be installed upon leasing, ensuring year-round climate control. Don't miss this opportunity to lease a truly move-in-ready home!

Key facts

• Move-in-ready home
• Recently renovated
• Parking

Tags

• RECENTLY RENOVATED
• GORGEOUS LAMINATE FLOORING
• BEAUTIFULLY REMODELED KITCHEN
• NEW LIGHTING AND FAN FIXTURES
• BRAND-NEW HVAC SYSTEM
• MOVE-IN-READY HOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $61k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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: 62 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $432 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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

• Climate carrying-cost: 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 $60,625 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.65% ✓
• Cap rate: 14.13%
• Cash-on-cash: 27.99%
• DSCR: 2.25
• GRM: 5.1

CMA / ARV

• ARV (median comp): $23,668
• List price: $62,500
• Delta: 164.07%
• 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
429 Edward St	0.00mi	3/1.0	828 (0%)	1mo	$55,500	$67	99
418 Edwards St	0.03mi	3/1.0	828 (0%)	3mo	$24,500	$30	96
412 Edward St	0.04mi	3/1.0	828 (0%)	6mo	$35,000	$42	93
142 W Michigan Ave	0.26mi	3/1.0	840 (+1%)	1mo	$67,000	$80	85
124 W Michigan Ave	0.23mi	3/1.0	840 (+1%)	8mo	$60,000	$71	80
1625 Champion St	0.71mi	3/1.0	840 (+1%)	0mo	$72,500	$86	64
3463 Cotton St	0.71mi	3/1.0	829 (+0%)	10mo	$37,500	$45	59
121 Kiwanis St	0.49mi	3/1.0	735 (-11%)	1mo	$27,000	$37	58
185 Conley Cir	0.39mi	3/1.0	925 (+12%)	8mo	$38,000	$41	56
2814 Orlando Dr	0.39mi	3/1.0	925 (+12%)	10mo	$50,000	$54	54
3560 Manley Dr	0.71mi	3/1.0	950 (+15%)	2mo	$60,000	$63	41
3545 Jason Ct	0.69mi	3/1.0	949 (+15%)	10mo	$66,400	$70	36

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: 22.1%
• Equity multiple: 1.91×
• Total profit: $15,869
• Equity at exit: $9,319

10-year hold

• IRR: 30.2%
• Equity multiple: 3.70×
• Total profit: $47,293
• Equity at exit: $5,404

Cash invested: $17,500 (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 36110

• Home prices YoY: -34.8%
• Active inventory: 62
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,031 high
• Mortgage (P&I): −$328
• Tax from tax record: −$52 /mo · $627/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $408

Break-even live

Break-even rent $514

Max offer price $62,500

Occupancy floor 55%

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
429 Edward St Montgomery, AL	3.0	1.0	828	$1,080	$1.30	13d	1	0.03mi
412 Edward St Montgomery, AL	3.0	1.0	828	$800	$0.97	43d	1	0.05mi
16 Garden St Montgomery, AL	3.0	1.5	1008	$775	$0.77	44d	1	0.23mi
142 W Michigan Ave Montgomery, AL	3.0	1.0	840	$995	$1.18	13d	1	0.25mi
105 Dyas Ct Montgomery, AL	3.0	1.0	1025	$1,095	$1.07	43d	1	0.34mi
207 Destin St Montgomery, AL	3.0	1.0	966	$695	$0.72	21d	1	0.36mi
3613 Erwin Dr Montgomery, AL	3.0	2.0	1092	$1,250	$1.14	43d	1	0.55mi
408 Briarbrook Dr #204 Montgomery, AL	3.0	2.0	1025	$1,000	$0.98	43d	1	0.57mi
408 Briarbrook Dr Montgomery, AL	3.0	2.0	1025	$960	$0.94	21d	1	0.57mi
216 Gardendale Dr Montgomery, AL	3.0	1.0	900	$850	$0.94	21d	1	0.58mi
4010 Vandiver Ct Montgomery, AL	2.0	2.0	630	$1,050	$1.67	43d	1	0.65mi
3024 Tyler Rd Montgomery, AL	3.0	1.0	892	$725	$0.81	21d	1	0.66mi
218 Broadway St Montgomery, AL	2.0	1.0	960	$895	$0.93	13d	1	0.75mi
341 Chisholm St Montgomery, AL	3.0	1.0	756	$1,195	$1.58	21d	1	0.76mi
325 3rd St Montgomery, AL	2.0	1.0	925	$850	$0.92	43d	1	0.81mi
3070 Tremont St Montgomery, AL	3.0	1.0	1102	$1,450	$1.32	43d	1	0.82mi
4029 Chelsea Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	43d	1	0.82mi
298 Broadway St Montgomery, AL	2.0	1.0	896	$900	$1.00	43d	1	0.83mi
3329 Texas St Montgomery, AL	3.0	1.0	1000	$1,100	$1.10	43d	1	0.91mi
3114 Cotton St Montgomery, AL	3.0	1.0	888	$1,100	$1.24	43d	1	1.00mi
3042 George B Edmondson Dr Montgomery, AL	3.0	1.0	900	$860	$0.96	43d	1	1.08mi
2107 Yarbrough Cir Montgomery, AL	3.0	1.0	910	$925	$1.02	43d	1	1.08mi
2111 Yarbrough St Montgomery, AL	3.0	1.0	962	$795	$0.83	43d	1	1.11mi
1817 Texas Ct Montgomery, AL	3.0	1.0	925	$1,050	$1.14	21d	1	1.21mi
2056 Midway St Montgomery, AL	3.0	1.0	1110	$985	$0.89	43d	1	1.41mi
2076 Midway St Montgomery, AL	3.0	1.0	1068	$1,000	$0.94	43d	1	1.44mi

Listing history 16 events

1. 2026-04-16
   listed $62,500 Active 579-char remark

   Show marketing remark (579 chars)

   Discover your dream home at 429 Edward Street in Montgomery's charming Ivory Noble neighborhood! This recently renovated gem features three bedrooms and one full bath, offering comfortable living. Step inside to find gorgeous laminate flooring and fresh, new paint throughout. The kitchen has been beautifully remodeled, and all rooms boast new lighting and fan fixtures, adding a modern touch. For your ultimate comfort, a brand-new HVAC system will be installed upon leasing, ensuring year-round climate control. Don't miss this opportunity to lease a truly move-in-ready home!

2. 2025-07-14
   historical $1,200
3. 2025-06-12
   listed $1,200
4. 2025-04-09
   historical Contingent
5. 2025-01-07
   listed $65,000 Active
6. 2024-12-13
   historical $900
7. 2024-11-16
   price $900
8. 2024-11-01
   listed $1,000
9. 2024-04-08
   soldstatus $64,000
10. 2024-04-04
    soldstatus $64,000 Closed
11. 2024-02-06
    historical Contingent
12. 2024-01-29
    status Pending
13. 2023-08-16
    listed $65,000 Active
14. 2010-01-08
    listed $22,400
15. 2007-03-19
    listed $34,100
16. 2005-01-28
    listed $34,500

ⓘ 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: $627 · $52/mo
• Projected year-2 tax: $627 · $52/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 (unshaded) · 24% 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 8/10 Severe 80% 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: $12,368
• − Mortgage interest: −$3,501
• − Property taxes: −$627
• − Insurance: −$312
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$1,818
• Taxable income: $4,130
• Est. tax owed @ 24.0%: −$991
• After-tax cash flow: $3,907/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): 12,102
• Household income: $47,315
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 753.0

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 11% Two or more races 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -35.37%
• Current HPI: 66.3114
• 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

+81.2% since first listed

16 events — show timeline

• 2026-04-16 Listed $62,500 MAAR
• 2025-07-14 Rental Removed $1,200 MAAR
• 2025-06-12 Listed for Rent $1,200 MAAR
• 2025-04-09 Contingent — MAAR
• 2025-01-07 Listed $65,000 MAAR
• 2024-12-13 Rental Removed $900 MAAR
• 2024-11-16 Price Changed $900 MAAR
• 2024-11-01 Listed for Rent $1,000 MAAR
• 2024-04-08 Sold (Public Records) $64,000 Public Records
• 2024-04-04 Sold (MLS) $64,000 MAAR
• 2024-02-06 Contingent — MAAR
• 2024-01-29 Pending — MAAR
• 2023-08-16 Listed $65,000 MAAR
• 2010-01-08 Listed $22,400 MAAR
• 2007-03-19 Listed $34,100 MAAR
• 2005-01-28 Listed $34,500 MAAR

Property tax history

+16.9%/yr

Latest (2025): $627 · +124.3% YoY. Source: county tax records.