2259 Cannonball Dr · Montgomery, AL 36116

$169,900

3 bd · 2.0 ba · 2,145 sqft · SingleFamily public records · 7 Days on market

Built 1984 0.30 ac lot Est $268k · 37% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.4/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Entered for comp purposes only.

Key facts

• Large corner lot
• Extra-large den
• Backyard pool

Tags

• BACKYARD POOL
• LARGE CORNER LOT
• EXTRA-LARGE DEN

Property features AI

Exterior

• Parking: Driveway; Parking pad (3 pads)
• Security: Fire alarm
• Utilities: Public water; Public sewer; Utilities: Unknown
• Home design: One-story home; Brick construction; Slab foundation
• Construction: Brick exterior; Built according to public records
• Exterior features: Fully fenced yard with privacy fencing; Covered porch; Covered patio; Porch; Patio; Storage structure

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator; Plumbed for ice maker; Smooth cooktop; Breakfast bar
• Bedrooms: Bedrooms located on the first floor
• Flooring: Carpet; Plank flooring; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Double vanity; Separate shower; Garden/roman tub; Jetted tub
• Interior features: Wet bar; Tray ceilings; Double vanity; Garden/roman tub; Jetted tub; Linen closet; Separate shower; Walk-in closets; Window treatments; Breakfast bar; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 9.7% 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 (+5.7%/yr); 293 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 42% of the median local income ($55k/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 $5k 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 + 5.7% rent growth), your $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $60k; list at $170k implies a 183% gain — meaningful room to come down on a strong offer.

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 $169,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.02%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $268,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2259 Cannonball Dr	0.00mi	4/2.0 (+1)	2,145 (0%)	1mo	$60,000	$28	94
2219 Walbash Dr	0.06mi	4/2.0 (+1)	2,182 (+2%)	6mo	$255,000	$117	84
2030 Short Line Dr	0.14mi	3/2.0	2,006 (-6%)	1mo	$253,800	$127	82
3317 Knotts Dr	0.35mi	4/2.5 (+1)	2,256 (+5%)	1mo	$334,400	$148	67
3936 Claiborne Cir	0.55mi	4/2.0 (+1)	2,169 (+1%)	2mo	$285,000	$131	66
3143 Leo Ln	0.36mi	4/2.5 (+1)	2,256 (+5%)	7mo	$331,400	$147	62
2131 Walbash Dr	0.15mi	4/2.0 (+1)	2,466 (+15%)	3mo	$269,500	$109	61
7105 Fair Oaks Ct	0.40mi	4/2.0 (+1)	1,952 (-9%)	4mo	$229,900	$118	58
3712 Claiborne Cir	0.57mi	3/2.0	1,924 (-10%)	2mo	$264,000	$137	54
6413 Patrick Ct	0.62mi	4/2.5 (+1)	2,365 (+10%)	2mo	$295,500	$125	45
2316 Haddington Rd	0.58mi	4/2.0 (+1)	1,850 (-14%)	4mo	$198,000	$107	42
2725 W Aberdeen Dr	0.75mi	4/2.0 (+1)	1,894 (-12%)	4mo	$202,000	$107	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 · 5.65% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.17×
• Total profit: $8,062
• Equity at exit: $25,333

10-year hold

• IRR: 15.9%
• Equity multiple: 2.45×
• Total profit: $68,845
• Equity at exit: $14,690

Cash invested: $47,572 (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 36116

• Home prices YoY: -9.7%
• Rents YoY: 5.7%
• Active inventory: 293
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,934 high
• Mortgage (P&I): −$891
• Tax from tax record: −$90 /mo · $1,078/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $476

Break-even live

Break-even rent $1,331

Max offer price $169,900

Occupancy floor 70%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7104 Fair Oaks Ct Montgomery, AL	3.0	2.0	1656	$1,881	$1.14	43d	1	0.34mi
7406 Mill Ridge Ct Montgomery, AL	3.0	2.0	1785	$2,250	$1.26	44d	1	0.45mi
3712 Claiborne Cir Montgomery, AL	3.0	2.0	1924	$2,100	$1.09	43d	1	0.58mi
2224 W Aberdeen Dr Montgomery, AL	4.0	2.0	1994	$1,600	$0.80	21d	1	0.69mi
2420 Haddington Rd Unit 1519890P Montgomery, AL	4.0	1.0	1679	$4,483	$2.67	13d	1	0.69mi
1530 Laurelwood Ln Montgomery, AL	3.0	2.0	2274	$2,295	$1.01	13d	1	1.03mi
5540 Ash Grove Cir Montgomery, AL	4.0	2.0	1904	$2,200	$1.16	21d	1	1.06mi
1944 Woodrun Dr Montgomery, AL	3.0	2.0	1689	$1,595	$0.94	13d	1	1.17mi
8318 Chadburn Way Montgomery, AL	4.0	2.5	2621	$3,100	$1.18	43d	1	1.33mi
8636 Harvest Ridge Dr Montgomery, AL	3.0	2.0	2216	$2,100	$0.95	13d	1	1.36mi
8636 Harvest Ridge Dr Montgomery, AL	3.0	2.0	2216	$2,200	$0.99	21d	1	1.36mi
8706 Twelve Oaks Ln Montgomery, AL	3.0	2.0	2050	$2,100	$1.02	21d	1	1.41mi
2140 Rexford Rd Montgomery, AL	2.0	2.5	1428	$1,275	$0.89	43d	1	1.43mi
2229 Halcyon Downs Loop Unit 1525028P Montgomery, AL	3.0	2.0	1571	$5,675	$3.61	13d	1	1.47mi
1857 Still Oaks Dr Montgomery, AL	4.0	2.0	1791	$1,850	$1.03	21d	1	1.48mi
2066 Rexford Rd Montgomery, AL	3.0	2.5	1632	$1,250	$0.77	21d	1	1.48mi
2060 Rexford Rd Montgomery, AL	3.0	2.5	1566	$925	$0.59	21d	1	1.49mi
4647 Broadwick St Unit 4647 Montgomery, AL	2.0	2.5	1750	$2,400	$1.37	43d	1	1.49mi

Listing history 10 events

1. 2026-06-03
   days on market $169,900 Active 7 DOM
2. 2026-06-02
   days on market $169,900 Active 6 DOM
3. 2026-06-01
   days on market $169,900 Active 5 DOM
4. 2026-05-31
   days on market $169,900 Active 4 DOM
5. 2026-05-30
   days on market $169,900 Active 3 DOM
6. 2026-05-27
   listed $169,900 Active
7. 2026-05-20
   soldstatus $60,000 Closed 31-char remark

   Show marketing remark (31 chars)

   Entered for comp purposes only.

8. 2026-05-16
   status Pending 31-char remark

   Show marketing remark (31 chars)

   Entered for comp purposes only.

9. 2026-05-04
   listed Contingent 31-char remark

   Show marketing remark (31 chars)

   Entered for comp purposes only.

10. 2026-05-04
    listed $100,000 31-char remark

    Show marketing remark (31 chars)

    Entered for comp purposes only.

ⓘ 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: $1,078 · $90/mo
• Projected year-2 tax: $1,078 · $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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,211
• − Mortgage interest: −$9,517
• − Property taxes: −$1,078
• − Insurance: −$850
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$4,943
• Taxable income: $3,110
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $4,971/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): 45,250
• Household income: $55,160
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2786.0

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 (80%)
• Race & ethnicity: Black 80% White 12% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Korean 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: ▼ -16.31%
• Current HPI: 151.8598
• Rent YoY: ▲ 5.65%
• 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

+69.9% since first listed

5 events — show timeline

• 2026-05-27 Listed $169,900 MAAR
• 2026-05-20 Sold (MLS) $60,000 MAAR
• 2026-05-16 Pending — MAAR
• 2026-05-04 Listed — MAAR
• 2026-05-04 Listed $100,000 MAAR

Property tax history

+6.8%/yr

Latest (2025): $1,078 · +7.2% YoY. Source: county tax records.