812 E Fairview Ave · Montgomery, AL 36106

$159,900

5 bd · 3.0 ba · 3,309 sqft · SingleFamily public records · 347 Days on market

Built 1928 0.39 ac lot $48/sqft · 51% below area ↓ 54% since listing

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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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ANOTHER BIG REDUCTION!!!! A Fantastic Reduction on this beautiful home! This 1928 remarkable home is filled with character and charm of yesterday. It is absolutely a beautiful home with 5 bedrooms, 3 baths, a formal living room, a formal dining room, an office, a breakfast room, a huge kitchen, a den or family room, a bonus room, a wonderful floor plan, a workshop and fenced in yard. This beauty could be your dream home. Check out the visual tour by clicking on the 'reel' icon. This is a Fannie Mae HomePath property.

Key facts

• Den or family room
• Formal dining room
• Breakfast room

Tags

• FORMAL LIVING ROOM
• FORMAL DINING ROOM
• BREAKFAST ROOM
• HUGE KITCHEN
• DEN OR FAMILY ROOM
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 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 (+6.3%/yr); 137 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% of the median local income ($69k/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 + 6.3% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 347 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $190k (54%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 347 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 1928 — 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: 1.26% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 6.6

CMA / ARV

• ARV (median comp): $326,091
• List price: $159,900
• Delta: -50.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
640 Plymouth Ave	0.35mi	5/3.0	3,224 (-3%)	3mo	$119,900	$37	77
3340 Montezuma Rd	0.40mi	5/3.0	3,381 (+2%)	5mo	$325,000	$96	74
736 E Fairview Ave	0.04mi	4/4.0 (-1)	3,465 (+5%)	14mo	$320,000	$92	69
3145 S Hull St	0.44mi	4/2.0 (-1)	3,375 (+2%)	0mo	$116,500	$35	67
704 Felder Ave	0.43mi	4/3.5 (-1)	3,250 (-2%)	9mo	$491,000	$151	62
944 E Fairview Ave	0.11mi	4/3.0 (-1)	2,825 (-15%)	4mo	$339,500	$120	62
222 Mount Vernon Dr	0.53mi	4/4.0 (-1)	3,368 (+2%)	12mo	$113,000	$34	53
819 Felder Ave	0.48mi	4/2.5 (-1)	3,664 (+11%)	5mo	$474,900	$130	49
3191 Thomas Ave	0.61mi	4/3.0 (-1)	3,589 (+8%)	17mo	$499,000	$139	38
386 Rose Ln	0.41mi	4/3.5 (-1)	2,893 (-13%)	18mo	$265,000	$92	38
1255 Glen Grattan Dr	0.71mi	4/3.0 (-1)	3,111 (-6%)	19mo	$320,000	$103	36
1617 S Perry St	0.71mi	4/4.0 (-1)	3,547 (+7%)	13mo	$335,000	$94	35

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $5,885
• Equity at exit: $23,842

10-year hold

• IRR: 15.9%
• Equity multiple: 2.51×
• Total profit: $67,774
• Equity at exit: $13,825

Cash invested: $44,772 (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: 137
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,021 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$302 /mo · $3,630/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $389

Break-even live

Break-even rent $1,529

Max offer price $159,900

Occupancy floor 76%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
640 Plymouth St Montgomery, AL	5.0	3.0	3224	$2,400	$0.74	21d	1	0.37mi
1121 Felder Ave Unit 1043909P Montgomery, AL	4.0	2.5	2647	$3,152	$1.19	21d	1	0.55mi
1038 Glen Grattan Dr Unit C Montgomery, AL	5.0	4.5	4400	$750	$0.17	44d	1	0.63mi
144 Clanton Ave Montgomery, AL	4.0	2.0	3178	$1,595	$0.50	21d	1	0.78mi
3556 Princeton Rd Montgomery, AL	4.0	2.0	2718	$1,200	$0.44	21d	1	1.05mi

Listing history 31 events

1. 2026-06-13
   statusdays on market $159,900 Pending 347 DOM
2. 2026-06-10
   days on market $159,900 Active 345 DOM
3. 2026-06-09
   days on market $159,900 Active 344 DOM
4. 2026-06-08
   days on market $159,900 Active 343 DOM
5. 2026-06-07
   days on market $159,900 Active 342 DOM
6. 2026-06-03
   days on market $159,900 Active 338 DOM
7. 2026-06-02
   days on market $159,900 Active 337 DOM
8. 2026-06-01
   days on market $159,900 Active 336 DOM
9. 2026-05-31
   days on market $159,900 Active 335 DOM
10. 2026-05-30
    days on market $159,900 Active 334 DOM
11. 2026-05-15
    price $179,900 522-char remark

    Show marketing remark (522 chars)

    ANOTHER BIG REDUCTION!!!! A Fantastic Reduction on this beautiful home! This 1928 remarkable home is filled with character and charm of yesterday. It is absolutely a beautiful home with 5 bedrooms, 3 baths, a formal living room, a formal dining room, an office, a breakfast room, a huge kitchen, a den or family room, a bonus room, a wonderful floor plan, a workshop and fenced in yard. This beauty could be your dream home. Check out the visual tour by clicking on the 'reel' icon. This is a Fannie Mae HomePath property.

12. 2026-04-06
    status Active 522-char remark

    Show marketing remark (522 chars)

    ANOTHER BIG REDUCTION!!!! A Fantastic Reduction on this beautiful home! This 1928 remarkable home is filled with character and charm of yesterday. It is absolutely a beautiful home with 5 bedrooms, 3 baths, a formal living room, a formal dining room, an office, a breakfast room, a huge kitchen, a den or family room, a bonus room, a wonderful floor plan, a workshop and fenced in yard. This beauty could be your dream home. Check out the visual tour by clicking on the 'reel' icon. This is a Fannie Mae HomePath property.

13. 2026-04-03
    price $184,900 522-char remark

    Show marketing remark (522 chars)

    ANOTHER BIG REDUCTION!!!! A Fantastic Reduction on this beautiful home! This 1928 remarkable home is filled with character and charm of yesterday. It is absolutely a beautiful home with 5 bedrooms, 3 baths, a formal living room, a formal dining room, an office, a breakfast room, a huge kitchen, a den or family room, a bonus room, a wonderful floor plan, a workshop and fenced in yard. This beauty could be your dream home. Check out the visual tour by clicking on the 'reel' icon. This is a Fannie Mae HomePath property.

14. 2026-03-09
    status Active 522-char remark

    Show marketing remark (522 chars)

    ANOTHER BIG REDUCTION!!!! A Fantastic Reduction on this beautiful home! This 1928 remarkable home is filled with character and charm of yesterday. It is absolutely a beautiful home with 5 bedrooms, 3 baths, a formal living room, a formal dining room, an office, a breakfast room, a huge kitchen, a den or family room, a bonus room, a wonderful floor plan, a workshop and fenced in yard. This beauty could be your dream home. Check out the visual tour by clicking on the 'reel' icon. This is a Fannie Mae HomePath property.

15. 2026-03-05
    status Pending 522-char remark

    Show marketing remark (522 chars)

    ANOTHER BIG REDUCTION!!!! A Fantastic Reduction on this beautiful home! This 1928 remarkable home is filled with character and charm of yesterday. It is absolutely a beautiful home with 5 bedrooms, 3 baths, a formal living room, a formal dining room, an office, a breakfast room, a huge kitchen, a den or family room, a bonus room, a wonderful floor plan, a workshop and fenced in yard. This beauty could be your dream home. Check out the visual tour by clicking on the 'reel' icon. This is a Fannie Mae HomePath property.

16. 2026-02-19
    price $189,900 522-char remark

    Show marketing remark (522 chars)

    ANOTHER BIG REDUCTION!!!! A Fantastic Reduction on this beautiful home! This 1928 remarkable home is filled with character and charm of yesterday. It is absolutely a beautiful home with 5 bedrooms, 3 baths, a formal living room, a formal dining room, an office, a breakfast room, a huge kitchen, a den or family room, a bonus room, a wonderful floor plan, a workshop and fenced in yard. This beauty could be your dream home. Check out the visual tour by clicking on the 'reel' icon. This is a Fannie Mae HomePath property.

17. 2026-02-10
    status Active 522-char remark

    Show marketing remark (522 chars)

    ANOTHER BIG REDUCTION!!!! A Fantastic Reduction on this beautiful home! This 1928 remarkable home is filled with character and charm of yesterday. It is absolutely a beautiful home with 5 bedrooms, 3 baths, a formal living room, a formal dining room, an office, a breakfast room, a huge kitchen, a den or family room, a bonus room, a wonderful floor plan, a workshop and fenced in yard. This beauty could be your dream home. Check out the visual tour by clicking on the 'reel' icon. This is a Fannie Mae HomePath property.

18. 2026-01-29
    status Pending 522-char remark

    Show marketing remark (522 chars)

    ANOTHER BIG REDUCTION!!!! A Fantastic Reduction on this beautiful home! This 1928 remarkable home is filled with character and charm of yesterday. It is absolutely a beautiful home with 5 bedrooms, 3 baths, a formal living room, a formal dining room, an office, a breakfast room, a huge kitchen, a den or family room, a bonus room, a wonderful floor plan, a workshop and fenced in yard. This beauty could be your dream home. Check out the visual tour by clicking on the 'reel' icon. This is a Fannie Mae HomePath property.

19. 2026-01-15
    price $199,900 522-char remark

    Show marketing remark (522 chars)

    ANOTHER BIG REDUCTION!!!! A Fantastic Reduction on this beautiful home! This 1928 remarkable home is filled with character and charm of yesterday. It is absolutely a beautiful home with 5 bedrooms, 3 baths, a formal living room, a formal dining room, an office, a breakfast room, a huge kitchen, a den or family room, a bonus room, a wonderful floor plan, a workshop and fenced in yard. This beauty could be your dream home. Check out the visual tour by clicking on the 'reel' icon. This is a Fannie Mae HomePath property.

20. 2025-12-16
    price $209,900 522-char remark

    Show marketing remark (522 chars)

    ANOTHER BIG REDUCTION!!!! A Fantastic Reduction on this beautiful home! This 1928 remarkable home is filled with character and charm of yesterday. It is absolutely a beautiful home with 5 bedrooms, 3 baths, a formal living room, a formal dining room, an office, a breakfast room, a huge kitchen, a den or family room, a bonus room, a wonderful floor plan, a workshop and fenced in yard. This beauty could be your dream home. Check out the visual tour by clicking on the 'reel' icon. This is a Fannie Mae HomePath property.

21. 2025-11-17
    price $219,900 522-char remark

    Show marketing remark (522 chars)

    ANOTHER BIG REDUCTION!!!! A Fantastic Reduction on this beautiful home! This 1928 remarkable home is filled with character and charm of yesterday. It is absolutely a beautiful home with 5 bedrooms, 3 baths, a formal living room, a formal dining room, an office, a breakfast room, a huge kitchen, a den or family room, a bonus room, a wonderful floor plan, a workshop and fenced in yard. This beauty could be your dream home. Check out the visual tour by clicking on the 'reel' icon. This is a Fannie Mae HomePath property.

22. 2025-10-16
    price $224,900 522-char remark

    Show marketing remark (522 chars)

    ANOTHER BIG REDUCTION!!!! A Fantastic Reduction on this beautiful home! This 1928 remarkable home is filled with character and charm of yesterday. It is absolutely a beautiful home with 5 bedrooms, 3 baths, a formal living room, a formal dining room, an office, a breakfast room, a huge kitchen, a den or family room, a bonus room, a wonderful floor plan, a workshop and fenced in yard. This beauty could be your dream home. Check out the visual tour by clicking on the 'reel' icon. This is a Fannie Mae HomePath property.

23. 2025-08-12
    price $231,000 522-char remark

    Show marketing remark (522 chars)

    ANOTHER BIG REDUCTION!!!! A Fantastic Reduction on this beautiful home! This 1928 remarkable home is filled with character and charm of yesterday. It is absolutely a beautiful home with 5 bedrooms, 3 baths, a formal living room, a formal dining room, an office, a breakfast room, a huge kitchen, a den or family room, a bonus room, a wonderful floor plan, a workshop and fenced in yard. This beauty could be your dream home. Check out the visual tour by clicking on the 'reel' icon. This is a Fannie Mae HomePath property.

24. 2025-06-10
    listed $350,000 Active 522-char remark

    Show marketing remark (522 chars)

    ANOTHER BIG REDUCTION!!!! A Fantastic Reduction on this beautiful home! This 1928 remarkable home is filled with character and charm of yesterday. It is absolutely a beautiful home with 5 bedrooms, 3 baths, a formal living room, a formal dining room, an office, a breakfast room, a huge kitchen, a den or family room, a bonus room, a wonderful floor plan, a workshop and fenced in yard. This beauty could be your dream home. Check out the visual tour by clicking on the 'reel' icon. This is a Fannie Mae HomePath property.

25. 2025-03-21
    status Active
26. 2025-03-12
    historical Contingent
27. 2025-01-27
    price $235,000
28. 2024-12-20
    price $270,000
29. 2024-11-26
    price $299,000
30. 2024-09-20
    listed $329,000 Active
31. 2024-03-05
    listed $395,000 Active

ⓘ 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: $3,630 · $302/mo
• Projected year-2 tax: $3,630 · $302/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 · 20 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: $24,256
• − Mortgage interest: −$8,957
• − Property taxes: −$3,630
• − Insurance: −$800
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$4,652
• Taxable income: $2,337
• Est. tax owed @ 24.0%: −$561
• After-tax cash flow: $4,110/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

-54.5% since first listed

21 events — show timeline

• 2026-05-15 Price Changed $179,900 MAAR
• 2026-04-06 Relisted — MAAR
• 2026-04-03 Price Changed $184,900 MAAR
• 2026-03-09 Relisted — MAAR
• 2026-03-05 Pending — MAAR
• 2026-02-19 Price Changed $189,900 MAAR
• 2026-02-10 Relisted — MAAR
• 2026-01-29 Pending — MAAR
• 2026-01-15 Price Changed $199,900 MAAR
• 2025-12-16 Price Changed $209,900 MAAR
• 2025-11-17 Price Changed $219,900 MAAR
• 2025-10-16 Price Changed $224,900 MAAR
• 2025-08-12 Price Changed $231,000 MAAR
• 2025-06-10 Listed $350,000 MAAR
• 2025-03-21 Relisted — MAAR
• 2025-03-12 Contingent — MAAR
• 2025-01-27 Price Changed $235,000 MAAR
• 2024-12-20 Price Changed $270,000 MAAR
• 2024-11-26 Price Changed $299,000 MAAR
• 2024-09-20 Listed $329,000 MAAR
• 2024-03-05 Listed $395,000 MAAR

Property tax history

+13.5%/yr

Latest (2025): $3,630 · +304.2% YoY. Source: county tax records.