549 Farmington Rd · Montgomery, AL 36109

$269,900

6 bd · 3.0 ba · 3,010 sqft · SingleFamily public records · 40 Days on market

Built 1972 0.29 ac lot $90/sqft · 27% below area Est $368k · 27% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.0/30.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

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Key facts

• Custom built-ins
• Large laundry room
• Two primary suites

Tags

• CUSTOM BUILT-INS
• BRICK SURROUND FIREPLACE
• GAS RANGE COOKTOP
• OVERSIZED PANTRY
• LARGE LAUNDRY ROOM
• TWO PRIMARY SUITES

Property features AI

Exterior

• Parking: Driveway; Parking pad(s) (4 pads)
• Security: Fire alarm
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: 2-story home; Brick and vinyl siding exterior; Vented roof
• Construction: Built per public records; Brick and vinyl siding construction; Vented roof
• Exterior features: Privacy fence; Porch; Storage; Mature trees; City lot

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Microwave; Microwave hood fan; Disposal; Plumbed for ice maker; Gas water heater
• Bedrooms: Main bedroom(s) on the first level
• Flooring: Carpet; Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air; Ceiling fans; Electric cooling
• Interior features: High ceilings; Walk-in closet(s); Programmable thermostat; Double-pane windows
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (26.6% below list).
• Recommended offer: $198k (26.6% below list) — sets the bar for 1% rule.

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 (+2.6%/yr); 209 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 40% of the median local income ($59k/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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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: major wind risk, 77% 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 $198,236 (26.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.56%
• DSCR: 0.89
• GRM: 11.3

CMA / ARV

• ARV (median comp): $367,734
• List price: $269,900
• Delta: -26.60%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
549 Farmington Rd	0.00mi	5/2.5 (-1)	3,010 (0%)	23mo	$249,000	$83	74
625 Bellehurst Dr	0.16mi	5/3.0 (-1)	2,607 (-13%)	23mo	$247,000	$95	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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.28×
• Total profit: $-54,753
• Equity at exit: $40,243

10-year hold

• IRR: -15.1%
• Equity multiple: 0.15×
• Total profit: $-63,955
• Equity at exit: $23,336

Cash invested: $75,572 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 209
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,982 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$199 /mo · $2,393/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-161

Break-even live

Break-even rent $2,186

Max offer price $241,424

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-85	+0% $-161	+5% $-238	+10% $-314
Rent	-10% $-318	-5% $-239	+0% $-161	+5% $-83	+10% $-5
Rate	-1.0pp $-25	-0.5pp $-93	base $-161	+0.5pp $-231	+1.0pp $-302

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
950 Karen Rd Montgomery, AL	5.0	2.0	2400	$1,650	$0.69	15d	1	0.99mi
3667 Willow Lane Dr Montgomery, AL	5.0	3.0	2565	$1,850	$0.72	45d	1	1.08mi

Listing history 29 events

1. 2026-06-21
   days on market $269,900 Active 40 DOM
2. 2026-06-18
   days on market $269,900 Active 37 DOM
3. 2026-06-17
   days on market $269,900 Active 36 DOM
4. 2026-06-16
   days on market $269,900 Active 35 DOM
5. 2026-06-15
   days on market $269,900 Active 34 DOM
6. 2026-06-14
   days on market $269,900 Active 32 DOM
7. 2026-06-13
   days on market $269,900 Active 31 DOM
8. 2026-06-10
   days on market $269,900 Active 29 DOM
9. 2026-06-09
   days on market $269,900 Active 28 DOM
10. 2026-06-08
    days on market $269,900 Active 27 DOM
11. 2026-06-07
    days on market $269,900 Active 26 DOM
12. 2026-06-03
    days on market $269,900 Active 22 DOM
13. 2026-06-02
    days on market $269,900 Active 21 DOM
14. 2026-06-01
    days on market $269,900 Active 20 DOM
15. 2026-05-31
    days on market $269,900 Active 19 DOM
16. 2026-05-30
    days on market $269,900 Active 18 DOM
17. 2026-05-12
    listed $269,900 Active 1078-char remark
18. 2024-08-06
    soldstatus $249,000
19. 2024-08-02
    soldstatus $249,000 Closed 44-char remark

    Show marketing remark (44 chars)

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20. 2024-07-19
    status Pending 44-char remark

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21. 2024-07-01
    historical Contingent 44-char remark

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22. 2024-06-25
    price $249,000 44-char remark

    Show marketing remark (44 chars)

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23. 2024-06-10
    price $259,000 44-char remark

    Show marketing remark (44 chars)

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24. 2024-05-08
    listed $269,900 Active 44-char remark

    Show marketing remark (44 chars)

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25. 2014-05-28
    soldstatus $113,400

    Show marketing remark (770 chars)

    WELCOME HOME! If space is what you're looking for, then look no further. This home features FIVE ample sized bedrooms and as an added BONUS, an office. The master bedroom is on the first level with a HUGE walk in closet. The kitchen has been updated with ceramic tile countertops and a desk. There is a walk-in pantry closet for all your storage needs. All appliances are present. Adjacent to the kitchen is a separate dining room with hardwood floors. The cozy spacious den boasts gleaming hardwood floors, a fireplace, recessed lighting and build-in bookshelves. There is so much to love in this home. Case #011-573938, HUD Owned property. Sold As-IS. Property listed as (IE) Insured with $3,410 repair escrow. Equal Housing Opportunity. Right of Redemption may apply.

26. 2014-01-25
    listed $113,400

    Show marketing remark (770 chars)

    WELCOME HOME! If space is what you're looking for, then look no further. This home features FIVE ample sized bedrooms and as an added BONUS, an office. The master bedroom is on the first level with a HUGE walk in closet. The kitchen has been updated with ceramic tile countertops and a desk. There is a walk-in pantry closet for all your storage needs. All appliances are present. Adjacent to the kitchen is a separate dining room with hardwood floors. The cozy spacious den boasts gleaming hardwood floors, a fireplace, recessed lighting and build-in bookshelves. There is so much to love in this home. Case #011-573938, HUD Owned property. Sold As-IS. Property listed as (IE) Insured with $3,410 repair escrow. Equal Housing Opportunity. Right of Redemption may apply.

27. 2012-06-03
    listed $157,000
28. 2007-11-30
    soldstatus $150,000
29. 2007-10-26
    listed $158,500

ⓘ 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: $2,393 · $199/mo
• Projected year-2 tax: $2,393 · $199/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 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,788
• − Mortgage interest: −$15,119
• − Property taxes: −$2,393
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,903
• − Management: −$1,903
• − Depreciation: −$7,852
• Taxable loss: −$6,731
• Est. tax savings @ 24.0%: +$1,615
• After-tax cash flow: $-319/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): 23,581
• Household income: $59,193
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1039.0

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 0.60)
• Race & ethnicity: White 49% Black 39% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -37.64%
• Current HPI: 149.3867
• Rent YoY: ▲ 2.65%
• 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

+70.3% since first listed

13 events — show timeline

• 2026-05-12 Listed $269,900 MAAR
• 2024-08-06 Sold (Public Records) $249,000 Public Records
• 2024-08-02 Sold (MLS) $249,000 MAAR
• 2024-07-19 Pending — MAAR
• 2024-07-01 Contingent — MAAR
• 2024-06-25 Price Changed $249,000 MAAR
• 2024-06-10 Price Changed $259,000 MAAR
• 2024-05-08 Listed $269,900 MAAR
• 2014-05-28 Sold (MLS) $113,400 MAAR
• 2014-01-25 Listed $113,400 MAAR
• 2012-06-03 Listed $157,000 MAAR
• 2007-11-30 Sold (MLS) $150,000 MAAR
• 2007-10-26 Listed $158,500 MAAR

Property tax history

+6.7%/yr

Latest (2025): $2,393 · +107.4% YoY. Source: county tax records.