212 Burgwyn Rd · Montgomery, AL 36105

$40,000

3 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 227 Days on market

Built 1950 7,840 sqft lot $37/sqft · 28% above area Est $31k · 28% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Yes, opportunities still abound! This fixer is ready for a new look and new life. Don't miss this opportunity to renovate this three bedroom cute home perfect for investors, looking to flip or buy and hold. Location offers quick access to all amenities and recreational living. If looking to move to one level living, or are a first time buyer not afraid of renovation, this could be it. .. Build out your own home the way you want to. Don't miss this, call today!

Key facts

• 7,840 sq ft lot
• Parking
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.2% 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: Johnson Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 352 students, 87% FRL); Bellingrath Middle School (math 0% / reading 12%, grade F, #252 of 257 statewide, top 98%, 607 students, 96% FRL, charter); Lanier Senior High School (math 2% / reading 12%, grade F, #265 of 305 statewide, top 89%, 798 students, 94% FRL) — zoned schools average 92% FRL vs 70% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 8% at this address vs 20% district-wide (-12 pts) — the specific schools serving this property underperform the Montgomery County average; the district grade overstates school quality for this exact location.
• Market conditions: 79 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 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 + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 2.87% ✓
• Cap rate: 26.18%
• Cash-on-cash: 71.03%
• DSCR: 4.16
• GRM: 2.9

CMA / ARV

• ARV (median comp): $31,184
• List price: $40,000
• Delta: 28.27%
• 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
160 Beckview Dr	0.14mi	3/2.0	1,092 (0%)	5mo	$52,000	$48	89
103 W Woodland Dr	0.23mi	3/1.0	1,080 (-1%)	9mo	$50,000	$46	76
4709 S Court St	0.35mi	3/1.5	1,100 (+1%)	10mo	$55,000	$50	72
17 Davis Dr	0.31mi	3/1.0	1,063 (-3%)	7mo	$10,000	$9	71
76 W Clover Ln	0.41mi	3/1.0	1,118 (+2%)	2mo	$21,000	$19	71
21 W Fleming Rd	0.26mi	3/1.0	1,130 (+4%)	9mo	$110,000	$97	71
223 Canna Dr	0.33mi	2/1.0 (-1)	1,045 (-4%)	2mo	$19,500	$19	66
501 Japonica St	0.50mi	3/1.0	1,053 (-4%)	3mo	$62,500	$59	64
4204 Rosa L Parks Ave	0.46mi	3/1.0	1,158 (+6%)	2mo	$22,500	$19	62
4053 Rosa L Parks Ave	0.58mi	3/1.0	1,053 (-4%)	1mo	$83,000	$79	62
3804 Southmont Dr	0.54mi	3/1.0	1,025 (-6%)	2mo	$40,000	$39	59
713 W Patton Ave	0.73mi	4/1.0 (+1)	1,044 (-4%)	9mo	$65,000	$62	42

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: 70.6%
• Equity multiple: 4.19×
• Total profit: $35,739
• Equity at exit: $5,964

10-year hold

• IRR: 74.6%
• Equity multiple: 8.63×
• Total profit: $85,481
• Equity at exit: $3,458

Cash invested: $11,200 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$210
• Tax from tax record: −$18 /mo · $219/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $663

Break-even live

Break-even rent $310

Max offer price $40,000

Occupancy floor 37%

Sensitivity live

Price	-10% $686	-5% $674	+0% $663	+5% $652	+10% $640
Rent	-10% $572	-5% $618	+0% $663	+5% $708	+10% $754
Rate	-1.0pp $683	-0.5pp $673	base $663	+0.5pp $653	+1.0pp $642

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4724 S Court St Montgomery, AL	2.0	1.0	800	$485	$0.61	15d	1	0.36mi
370 Collinwood Ave Montgomery, AL	3.0	1.0	1080	$1,000	$0.93	23d	1	0.39mi
4148 Edgar D Nixon Ave Montgomery, AL	4.0	1.0	1208	$1,200	$0.99	45d	1	0.44mi
253 John Morris Ave Montgomery, AL	3.0	1.0	912	$950	$1.04	23d	1	0.54mi
548 Winston Dr Montgomery, AL	2.0	2.5	1396	$1,000	$0.72	45d	1	0.72mi
4037 Oak St Montgomery, AL	3.0	2.0	1314	$1,450	$1.10	45d	1	0.73mi
3751 Wesley Dr Apt A Montgomery, AL	2.0	1.0	1034	$550	$0.53	45d	1	0.90mi
3608 Wilmington Rd Montgomery, AL	3.0	1.0	1160	$950	$0.82	45d	1	0.92mi
763 Belvedere Dr Montgomery, AL	3.0	1.0	1044	$1,000	$0.96	45d	1	0.92mi
3735 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	23d	1	0.94mi
3733 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	23d	1	0.94mi
3723 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	23d	1	0.96mi
3709 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	23d	1	0.97mi
3737 Wesley Dr Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	45d	1	0.99mi
3701 Wesley Dr Unit 3723 Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	23d	1	0.99mi
3701 Wesley Dr Unit 3737 Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	45d	1	0.99mi
3701 Wesley Dr Unit 3733 Montgomery, AL	3.0	1.0	1000	$1,280	$1.28	45d	1	0.99mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	45d	1	1.11mi
4342 Sunshine Dr Montgomery, AL	3.0	2.0	1323	$1,250	$0.94	15d	1	1.12mi
3649 Princeton Rd Montgomery, AL	3.0	1.0	1266	$1,200	$0.95	23d	1	1.13mi
3515 Norman Bridge Rd Unit A Montgomery, AL	2.0	1.0	1150	$1,150	$1.00	45d	1	1.15mi
3577 Whiting Ave Montgomery, AL	3.0	1.0	1269	$1,150	$0.91	45d	1	1.16mi
3394 Southmont Dr Unit 3 Montgomery, AL	2.0	1.0	810	$1,050	$1.30	45d	1	1.34mi
3394 Southmont Dr Unit 2 Montgomery, AL	2.0	1.0	810	$1,475	$1.82	45d	1	1.34mi
3445 Le Bron Rd Montgomery, AL	4.0	1.0	1100	$1,050	$0.95	23d	1	1.36mi
1219 Biscayne Dr Montgomery, AL	4.0	1.5	1228	$1,295	$1.05	23d	1	1.37mi
1114 Druid Hills Dr Montgomery, AL	3.0	1.0	1192	$1,250	$1.05	23d	1	1.38mi
718 W Edgemont Ave Unit B Montgomery, AL	2.0	1.0	875	$800	$0.91	23d	1	1.39mi
718 W Edgemont Ave Unit A Montgomery, AL	3.0	1.0	875	$875	$1.00	45d	1	1.39mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	23d	1	1.45mi

Listing history 24 events

1. 2026-06-21
   days on market $40,000 Active 227 DOM
2. 2026-06-18
   days on market $40,000 Active 224 DOM
3. 2026-06-17
   days on market $40,000 Active 223 DOM
4. 2026-06-16
   days on market $40,000 Active 222 DOM
5. 2026-06-15
   days on market $40,000 Active 221 DOM
6. 2026-06-14
   days on market $40,000 Active 219 DOM
7. 2026-06-13
   days on market $40,000 Active 218 DOM
8. 2026-06-10
   days on market $40,000 Active 216 DOM
9. 2026-06-09
   days on market $40,000 Active 215 DOM
10. 2026-06-08
    days on market $40,000 Active 214 DOM
11. 2026-06-07
    days on market $40,000 Active 213 DOM
12. 2026-06-03
    days on market $40,000 Active 209 DOM
13. 2026-06-02
    days on market $40,000 Active 208 DOM
14. 2026-06-01
    days on market $40,000 Active 207 DOM
15. 2026-05-31
    days on market $40,000 Active 206 DOM
16. 2026-05-30
    days on market $40,000 Active 205 DOM
17. 2026-02-13
    price $40,000 464-char remark

    Show marketing remark (464 chars)

    Yes, opportunities still abound! This fixer is ready for a new look and new life. Don't miss this opportunity to renovate this three bedroom cute home perfect for investors, looking to flip or buy and hold. Location offers quick access to all amenities and recreational living. If looking to move to one level living, or are a first time buyer not afraid of renovation, this could be it. .. Build out your own home the way you want to. Don't miss this, call today!

18. 2025-11-05
    listed $45,000 Active 464-char remark

    Show marketing remark (464 chars)

    Yes, opportunities still abound! This fixer is ready for a new look and new life. Don't miss this opportunity to renovate this three bedroom cute home perfect for investors, looking to flip or buy and hold. Location offers quick access to all amenities and recreational living. If looking to move to one level living, or are a first time buyer not afraid of renovation, this could be it. .. Build out your own home the way you want to. Don't miss this, call today!

19. 2024-11-22
    listed $45,000 Active
20. 2022-07-29
    listed $68,000
21. 2022-03-03
    listed $68,900
22. 2021-10-04
    soldstatus $38,000
23. 2021-07-23
    listed $48,000
24. 2016-07-21
    listed $32,000

ⓘ 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: $219 · $18/mo
• Projected year-2 tax: $219 · $18/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 ≥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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,787
• − Mortgage interest: −$2,241
• − Property taxes: −$219
• − Insurance: −$200
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$1,164
• Taxable income: $7,758
• Est. tax owed @ 24.0%: −$1,862
• After-tax cash flow: $6,093/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

+25.0% since first listed

8 events — show timeline

• 2026-02-13 Price Changed $40,000 Greater Alabama MLS
• 2025-11-05 Listed $45,000 Greater Alabama MLS
• 2024-11-22 Listed $45,000 MAAR
• 2022-07-29 Listed $68,000 MAAR
• 2022-03-03 Listed $68,900 MAAR
• 2021-10-04 Sold (MLS) $38,000 MAAR
• 2021-07-23 Listed $48,000 MAAR
• 2016-07-21 Listed $32,000 MAAR

Property tax history

+8.5%/yr

Latest (2023): $219 · +35.3% YoY. Source: county tax records.