3399 Southmont Dr · Montgomery, AL 36105

$87,500

3 bd · 1.0 ba · 1,281 sqft · SingleFamily public records · 87 Days on market

Built 1948 0.25 ac lot $68/sqft · 13% above area Est $77k · 13% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling First Time Home buyers, All Investors you do not want to miss this totally Renovated house, New updated energy efficient windows, new Vinyl plank Floors thru-out house, New updated Bathroom Some new Cabinet in Kitchen, Large Corner Lot, lots of Room to Roam. Centrally Located to everything, New Architect Shingles, New Stove and refrigeration. call now for your appointment wont's last long, PRICE TO SELL.

Key facts

• Large corner lot
• Vinyl plank floors
• Updated bathroom

Tags

• RENOVATED HOUSE
• ENERGIZER EFFICIENT WINDOWS
• VINYL PLANK FLOORS
• UPDATED BATHROOM
• NEW CABINET IN KITCHEN
• LARGE CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $82k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: 79 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• This rent runs 34% of the median local income ($41k/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 $605 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 $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $8k; list at $88k implies a 1036% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $82,250 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 1.36% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.66%
• DSCR: 1.87
• GRM: 6.1

CMA / ARV

• ARV (median comp): $77,164
• List price: $87,500
• Delta: 13.40%
• 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
3357 S Hull St	0.17mi	3/1.0	1,413 (+10%)	3mo	$46,000	$33	72
3232 Southmont Dr	0.25mi	2/1.0 (-1)	1,218 (-5%)	9mo	$32,000	$26	68
3532 Gilmer Ave	0.36mi	3/2.0	1,318 (+3%)	13mo	$40,000	$30	63
3594 S Perry St	0.51mi	3/2.0	1,265 (-1%)	8mo	$40,000	$32	63
3617 Wilmington Rd	0.61mi	3/1.0	1,233 (-4%)	11mo	$10,000	$8	56
3556 Wilmington Rd	0.46mi	3/2.0	1,366 (+7%)	13mo	$60,000	$44	53
3555 Berkley Dr	0.72mi	3/2.0	1,352 (+6%)	1mo	$75,000	$55	53
641 E Edgemont Ave	0.43mi	4/1.5 (+1)	1,430 (+12%)	2mo	$143,000	$100	52
3310 Rosa L Parks Ave	0.71mi	3/2.0	1,325 (+3%)	6mo	$105,000	$79	52
3639 Norman Bridge Rd	0.72mi	3/1.0	1,349 (+5%)	8mo	$62,500	$46	50
330 National St	0.64mi	2/1.0 (-1)	1,150 (-10%)	6mo	$50,000	$43	43
3472 Rosa L Parks Ave	0.72mi	4/1.0 (+1)	1,364 (+6%)	8mo	$34,000	$25	43

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: 11.7%
• Equity multiple: 1.46×
• Total profit: $11,368
• Equity at exit: $13,047

10-year hold

• IRR: 20.7%
• Equity multiple: 2.74×
• Total profit: $42,733
• Equity at exit: $7,565

Cash invested: $24,500 (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 36105

• Home prices YoY: -32.6%
• Active inventory: 79
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,191 high
• Mortgage (P&I): −$459
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $401

Break-even live

Break-even rent $683

Max offer price $87,500

Occupancy floor 61%

Sensitivity live

Price	-10% $451	-5% $426	+0% $401	+5% $377	+10% $352
Rent	-10% $307	-5% $354	+0% $401	+5% $449	+10% $496
Rate	-1.0pp $446	-0.5pp $424	base $401	+0.5pp $379	+1.0pp $356

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	21d	1	0.16mi
139 Mount Vernon Dr Unit A Montgomery, AL	4.0	2.5	1700	$1,000	$0.59	44d	1	0.32mi
3235 Norman Bridge Rd Montgomery, AL	3.0	1.0	1873	$900	$0.48	44d	1	0.38mi
3544 Southmont Dr Montgomery, AL	4.0	1.5	1774	$1,300	$0.73	21d	1	0.40mi
3357 Lexington Rd Montgomery, AL	2.0	1.0	1200	$1,175	$0.98	14d	1	0.41mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	44d	1	0.41mi
3515 Norman Bridge Rd Unit A Montgomery, AL	2.0	1.0	1150	$1,150	$1.00	44d	1	0.49mi
3256 Montezuma Rd Montgomery, AL	3.0	2.0	1515	$1,450	$0.96	44d	1	0.58mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	44d	1	0.59mi
3608 Wilmington Rd Montgomery, AL	3.0	1.0	1160	$950	$0.82	44d	1	0.61mi
1919 Norman Bridge Ct Unit 1043838P Montgomery, AL	4.0	3.0	1539	$4,108	$2.67	44d	1	0.62mi
3445 Le Bron Rd Montgomery, AL	4.0	1.0	1100	$1,050	$0.95	21d	1	0.66mi
428 Thorn Pl Montgomery, AL	2.0	1.0	1549	$1,450	$0.94	44d	1	0.69mi
519 Thorn Pl Montgomery, AL	2.0	1.0	1632	$650	$0.40	21d	1	0.75mi
3356 Audubon Rd Montgomery, AL	2.0	1.5	1340	$950	$0.71	44d	1	0.79mi
906 E Fairview Ave Unit 902 Montgomery, AL	2.0	1.0	1100	$995	$0.90	21d	1	0.79mi
718 W Edgemont Ave Unit B Montgomery, AL	2.0	1.0	875	$800	$0.91	21d	1	0.84mi
718 W Edgemont Ave Unit A Montgomery, AL	3.0	1.0	875	$875	$1.00	44d	1	0.84mi
3616 Gaston Ave Montgomery, AL	4.0	2.0	1629	$1,300	$0.80	44d	1	0.85mi
3577 Whiting Ave Montgomery, AL	3.0	1.0	1269	$1,150	$0.91	44d	1	0.89mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	44d	1	0.93mi
4148 Edgar D Nixon Ave Montgomery, AL	4.0	1.0	1208	$1,200	$0.99	44d	1	0.98mi
3737 Wesley Dr Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	44d	1	1.00mi
763 Belvedere Dr Montgomery, AL	3.0	1.0	1044	$1,000	$0.96	44d	1	1.01mi
3220 Doris Cir Montgomery, AL	3.0	1.0	1139	$1,100	$0.97	44d	1	1.02mi
3649 Princeton Rd Montgomery, AL	3.0	1.0	1266	$1,200	$0.95	21d	1	1.02mi
1259 S Lawrence St Montgomery, AL	3.0	1.0	1728	$1,300	$0.75	44d	1	1.03mi
3709 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	1.04mi
3701 Wesley Dr Unit 3723 Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	1.04mi
3701 Wesley Dr Unit 3733 Montgomery, AL	3.0	1.0	1000	$1,280	$1.28	44d	1	1.04mi
3701 Wesley Dr Unit 3737 Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	44d	1	1.04mi
2727 Boultier St Montgomery, AL	1.0–3.0	1.0–2.0	1070	$1,582	$1.48	14d	3	1.04mi
3720 Stanley Dr Montgomery, AL	4.0	2.0	1719	$1,650	$0.96	21d	1	1.05mi
3708 Princeton Rd Montgomery, AL	2.0	2.0	1749	$900	$0.51	21d	1	1.06mi
3723 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	1.06mi
1301 S Perry St Unit A Montgomery, AL	2.0	1.0	1100	$950	$0.86	14d	1	1.06mi
3733 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	1.07mi
3735 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	1.07mi
24 Flood St Montgomery, AL	2.0	1.0	1140	$1,000	$0.88	21d	1	1.08mi
3751 Wesley Dr Apt A Montgomery, AL	2.0	1.0	1034	$550	$0.53	44d	1	1.09mi

Listing history 19 events

1. 2026-06-18
   days on market $87,500 Active 87 DOM
2. 2026-06-17
   days on market $87,500 Active 86 DOM
3. 2026-06-16
   days on market $87,500 Active 85 DOM
4. 2026-06-15
   days on market $87,500 Active 84 DOM
5. 2026-06-14
   days on market $87,500 Active 82 DOM
6. 2026-06-13
   days on market $87,500 Active 81 DOM
7. 2026-06-10
   days on market $87,500 Active 79 DOM
8. 2026-06-09
   days on market $87,500 Active 78 DOM
9. 2026-06-08
   days on market $87,500 Active 77 DOM
10. 2026-06-07
    pricedays on market $87,500 Active 76 DOM
11. 2026-06-03
    days on market $89,900 Active 72 DOM
12. 2026-06-02
    days on market $89,900 Active 71 DOM
13. 2026-06-01
    days on market $89,900 Active 70 DOM
14. 2026-05-31
    days on market $89,900 Active 69 DOM
15. 2026-05-30
    days on market $89,900 Active 68 DOM
16. 2026-05-04
    price $89,900 416-char remark

    Show marketing remark (416 chars)

    Calling First Time Home buyers, All Investors you do not want to miss this totally Renovated house, New updated energy efficient windows, new Vinyl plank Floors thru-out house, New updated Bathroom Some new Cabinet in Kitchen, Large Corner Lot, lots of Room to Roam. Centrally Located to everything, New Architect Shingles, New Stove and refrigeration. call now for your appointment wont's last long, PRICE TO SELL.

17. 2026-03-23
    listed $92,000 Active 416-char remark

    Show marketing remark (416 chars)

    Calling First Time Home buyers, All Investors you do not want to miss this totally Renovated house, New updated energy efficient windows, new Vinyl plank Floors thru-out house, New updated Bathroom Some new Cabinet in Kitchen, Large Corner Lot, lots of Room to Roam. Centrally Located to everything, New Architect Shingles, New Stove and refrigeration. call now for your appointment wont's last long, PRICE TO SELL.

18. 2013-12-27
    soldstatus $7,700 77-char remark

    Show marketing remark (77 chars)

    Calling all investors. Property sits at the corner of Southmont and Edgemont.

19. 2013-11-04
    listed $9,000 77-char remark

    Show marketing remark (77 chars)

    Calling all investors. Property sits at the corner of Southmont and Edgemont.

ⓘ 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: $531 · $44/mo
• Projected year-2 tax: $531 · $44/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 ≥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: $14,293
• − Mortgage interest: −$4,901
• − Property taxes: −$531
• − Insurance: −$438
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$2,545
• Taxable income: $3,592
• Est. tax owed @ 24.0%: −$862
• After-tax cash flow: $3,955/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

+898.9% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $89,900 MAAR
• 2026-03-23 Listed $92,000 MAAR
• 2013-12-27 Sold (MLS) $7,700 MAAR
• 2013-11-04 Listed $9,000 MAAR

Property tax history

+12.8%/yr

Latest (2025): $531 · +6.8% YoY. Source: county tax records.