2149 E Fifth St · Montgomery, AL 36106

$45,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 46 Days on market

Built 1930 7,405 sqft lot $36/sqft · 7% above area Est $41k · 9% over

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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
• Rent growth +4.1/5.0
• ARV discount +3.6/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property. Has new mini blinds and painted floors. Central HVAC. Please verify schools if important. There has been some copper theft.

Key facts

• 7,405 sq ft lot
• Parking
• Built 1930

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home
• Construction: Asbestos construction materials; Year built per public records
• Exterior features: Covered porch; Porch; Storage structure; Partial fencing; Fence; Mature trees; Paved road access; City corner lot

Interior

• Kitchen: Kitchen/dining combo
• Bedrooms: Two bedrooms on the first floor
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms on the first floor
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Blinds and window treatments; Linen closet; Fireplace (one)
• Laundry & utility: Washer hookup; Dryer hookup; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.5% 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: 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: Dannelly Elementary School (math 2% / reading 21%, grade F, #556 of 627 statewide, top 89%, 622 students, 88% FRL); Goodwyn Middle School (math 0% / reading 16%, grade F, #239 of 257 statewide, top 93%, 808 students, 84% FRL); Jefferson Davis High School (math 3% / reading 16%, grade F, #258 of 305 statewide, top 85%, 1,522 students, 83% FRL).
• Market conditions: Rents rising fast (+6.3%/yr); 138 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 1930 — 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 $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.49% ✓
• Cap rate: 22.55%
• Cash-on-cash: 58.04%
• DSCR: 3.58
• GRM: 3.3

CMA / ARV

• ARV (median comp): $41,395
• List price: $45,000
• Delta: 8.71%
• 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
2468 Spruce Cur Curv	0.37mi	3/1.0	1,263 (+1%)	6mo	$10,000	$8	76
1813 W 3rd St	0.29mi	2/1.0 (-1)	1,218 (-2%)	6mo	$38,000	$31	73
2441 Spruce Curv	0.32mi	3/1.0	1,290 (+3%)	10mo	$71,400	$55	71
2045 Gorgas St	0.38mi	3/1.0	1,337 (+7%)	1mo	$120,000	$90	70
1801 4th St	0.28mi	3/1.0	1,320 (+6%)	10mo	$32,000	$24	69
1934 Gorgas St	0.24mi	2/2.0 (-1)	1,347 (+8%)	2mo	$139,504	$104	65
2301 Cherry St	0.63mi	3/1.0	1,248 (0%)	9mo	$52,000	$42	63
1221 Belmont St	0.54mi	3/1.0	1,185 (-5%)	8mo	$86,000	$73	60
1458 Watson Ave	0.39mi	3/2.0	1,412 (+13%)	1mo	$160,000	$113	55
1227 Woodward Ave	0.57mi	2/2.0 (-1)	1,164 (-7%)	4mo	$180,000	$155	50
2430 Plum St	0.71mi	3/2.0	1,388 (+11%)	6mo	$89,000	$64	39
1820 Robison Hill Rd	0.70mi	3/2.0	1,423 (+14%)	9mo	$115,000	$81	33

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: 60.2%
• Equity multiple: 3.81×
• Total profit: $35,359
• Equity at exit: $6,710

10-year hold

• IRR: 65.9%
• Equity multiple: 8.75×
• Total profit: $97,607
• Equity at exit: $3,891

Cash invested: $12,600 (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: 138
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,122 high
• Mortgage (P&I): −$236
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $609

Break-even live

Break-even rent $351

Max offer price $45,000

Occupancy floor 41%

Sensitivity live

Price	-10% $635	-5% $622	+0% $609	+5% $597	+10% $584
Rent	-10% $521	-5% $565	+0% $609	+5% $654	+10% $698
Rate	-1.0pp $632	-0.5pp $621	base $609	+0.5pp $598	+1.0pp $586

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2205 E 5th St Montgomery, AL	3.0	1.0	1020	$800	$0.78	45d	1	0.04mi
2020 E 3rd St Montgomery, AL	2.0	1.0	1186	$750	$0.63	23d	1	0.18mi
2454 Spruce Curv Montgomery, AL	3.0	1.0	988	$1,100	$1.11	45d	1	0.33mi
1347 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	15d	1	0.42mi
1343 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	15d	1	0.43mi
2000 Cherry St Montgomery, AL	2.0	1.0	1106	$950	$0.86	45d	1	0.62mi
1814 Pinecrest Dr Montgomery, AL	3.0	1.0	1053	$990	$0.94	45d	1	0.70mi
1839 Robison Hill Rd Montgomery, AL	4.0	2.0	1370	$1,550	$1.13	23d	1	0.76mi
2736 Chevy Chase Dr Montgomery, AL	3.0	1.0	1100	$1,300	$1.18	45d	1	0.79mi
2727 Boultier St Montgomery, AL	1.0–3.0	1.0–2.0	1070	$1,582	$1.48	15d	3	0.80mi
2009 Palmetto St Montgomery, AL	3.0	1.0	1487	$1,050	$0.71	45d	1	0.87mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	45d	1	0.97mi
2845 Zelda Rd Montgomery, AL	2.0	2.0	1013	$1,042	$1.03	15d	3	0.97mi
906 E Fairview Ave Unit 902 Montgomery, AL	2.0	1.0	1100	$995	$0.90	23d	1	1.04mi
2113 Brewton St Montgomery, AL	3.0	1.0	1363	$1,150	$0.84	45d	1	1.18mi
3318 Habersham Rd Montgomery, AL	3.0	2.0	1134	$1,250	$1.10	15d	1	1.19mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	45d	1	1.24mi
3356 Audubon Rd Montgomery, AL	2.0	1.5	1340	$950	$0.71	45d	1	1.26mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	45d	1	1.27mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	15d	1	1.27mi
3323 Bedford Ln Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	23d	1	1.28mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	15d	1	1.28mi
432 Clanton Ave Montgomery, AL	2.0	1.0	800	$995	$1.24	15d	1	1.29mi
945 E Edgemont Ave Unit 951 Montgomery, AL	2.0	1.0	841	$750	$0.89	45d	1	1.29mi
951 E Edgemont Ave Montgomery, AL	2.0	1.0	841	$750	$0.89	45d	1	1.30mi
39 S Lewis St Montgomery, AL	2.0	1.0	1209	$950	$0.79	45d	1	1.30mi
319 Olivia Ct Montgomery, AL	2.0	1.0	850	$700	$0.82	23d	1	1.31mi
3346 Bedford Ln Montgomery, AL	3.0	1.0	1134	$1,295	$1.14	15d	1	1.32mi
1008 Pelham St Montgomery, AL	4.0	2.0	1288	$1,300	$1.01	45d	1	1.40mi
2229 Madison Ave Montgomery, AL	2.0	1.0	1100	$625	$0.57	45d	1	1.40mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	45d	1	1.40mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	23d	1	1.41mi
1415 Madison Ave Apt E Montgomery, AL	2.0	1.0	825	$1,095	$1.33	15d	1	1.46mi

Listing history 20 events

1. 2026-06-21
   days on market $45,000 Active 46 DOM
2. 2026-06-18
   days on market $45,000 Active 43 DOM
3. 2026-06-17
   days on market $45,000 Active 42 DOM
4. 2026-06-16
   days on market $45,000 Active 41 DOM
5. 2026-06-15
   days on market $45,000 Active 40 DOM
6. 2026-06-14
   days on market $45,000 Active 38 DOM
7. 2026-06-13
   days on market $45,000 Active 37 DOM
8. 2026-06-10
   days on market $45,000 Active 35 DOM
9. 2026-06-09
   days on market $45,000 Active 34 DOM
10. 2026-06-08
    days on market $45,000 Active 33 DOM
11. 2026-06-07
    days on market $45,000 Active 32 DOM
12. 2026-06-03
    days on market $45,000 Active 28 DOM
13. 2026-06-02
    days on market $45,000 Active 27 DOM
14. 2026-06-01
    days on market $45,000 Active 26 DOM
15. 2026-05-31
    days on market $45,000 Active 25 DOM
16. 2026-05-30
    days on market $45,000 Active 24 DOM
17. 2026-05-04
    listed $45,000 Active 53-char remark
18. 2025-02-28
    soldstatus $53,572
19. 2018-05-04
    soldstatus $11,000 150-char remark

    Show marketing remark (150 chars)

    Great investment property. Has new mini blinds and painted floors. Central HVAC. Please verify schools if important. There has been some copper theft.

20. 2018-03-29
    listed $17,900 150-char remark

    Show marketing remark (150 chars)

    Great investment property. Has new mini blinds and painted floors. Central HVAC. Please verify schools if important. There has been some copper theft.

ⓘ 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: $269 · $22/mo
• Projected year-2 tax: $269 · $22/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 ≥107°F today · 19 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: $13,467
• − Mortgage interest: −$2,521
• − Property taxes: −$269
• − Insurance: −$225
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$1,309
• Taxable income: $6,989
• Est. tax owed @ 24.0%: −$1,677
• After-tax cash flow: $5,636/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

+151.4% since first listed

4 events — show timeline

• 2026-05-04 Listed $45,000 MAAR
• 2025-02-28 Sold (Public Records) $53,572 Public Records
• 2018-05-04 Sold (MLS) $11,000 MAAR
• 2018-03-29 Listed $17,900 MAAR

Property tax history

+3.5%/yr

Latest (2025): $269 · -2.8% YoY. Source: county tax records.