3 E Vandiver Blvd · Montgomery, AL 36110

$85,000

3 bd · 2.0 ba · 1,736 sqft · SingleFamily public records · 134 Days on market

Built 1945 $49/sqft · 60% above area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS A GREAT INVESTMENT OPPORTUNITY. NEW ROOF HAS JUST BEEN ADDED.

Key facts

• New roof
• Parking
• Built 1945

Tags

• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: 62 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $85k implies a 580% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1945 — 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: 1.27% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.71%
• DSCR: 1.74
• GRM: 6.6

CMA / ARV

• ARV (median comp): $48,360
• List price: $85,000
• Delta: 75.77%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 Briarbrook Dr	0.60mi	3/2.0	1,740 (+0%)	5mo	$110,000	$63	68
44 Michigan Ave	0.32mi	3/2.0	1,501 (-14%)	21mo	$35,000	$23	45
38 Michigan Ave	0.28mi	2/1.5 (-1)	1,526 (-12%)	21mo	$18,000	$12	42
4030 Chelsea Dr	0.56mi	3/2.0	1,552 (-11%)	21mo	$135,000	$87	39
423 Brookview Dr	0.60mi	4/2.0 (+1)	1,890 (+9%)	17mo	$95,000	$50	38
10 Johnson Ave	0.66mi	2/2.0 (-1)	1,490 (-14%)	4mo	$41,000	$28	37
3430 Flintstone Ct	0.74mi	3/1.0	1,500 (-14%)	10mo	$53,000	$35	30
618 Johnson Ave	0.69mi	3/1.0	1,911 (+10%)	20mo	$65,000	$34	30

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: 7.8%
• Equity multiple: 1.31×
• Total profit: $7,310
• Equity at exit: $12,674

10-year hold

• IRR: 17.1%
• Equity multiple: 2.41×
• Total profit: $33,449
• Equity at exit: $7,349

Cash invested: $23,800 (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 36110

• Home prices YoY: -34.8%
• Active inventory: 62
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,081 high
• Mortgage (P&I): −$446
• Tax from tax record: −$41 /mo · $494/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $331

Break-even live

Break-even rent $661

Max offer price $85,000

Occupancy floor 64%

Sensitivity live

Price	-10% $380	-5% $355	+0% $331	+5% $307	+10% $283
Rent	-10% $246	-5% $289	+0% $331	+5% $374	+10% $417
Rate	-1.0pp $374	-0.5pp $353	base $331	+0.5pp $309	+1.0pp $287

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Rotary St Montgomery, AL	3.0	1.0	1131	$925	$0.82	21d	1	0.12mi
204 W Park Ave Montgomery, AL	3.0	1.0	1145	$850	$0.74	21d	1	0.37mi
3613 Erwin Dr Montgomery, AL	3.0	2.0	1092	$1,250	$1.14	44d	1	0.57mi
3452 Harris St Montgomery, AL	3.0	1.0	1400	$1,150	$0.82	21d	1	0.58mi
1653 N Yarbrough Ct Montgomery, AL	3.0	1.0	1130	$950	$0.84	21d	1	0.66mi
622 6th St Montgomery, AL	3.0	1.0	1207	$1,095	$0.91	44d	1	0.87mi
3070 Tremont St Montgomery, AL	3.0	1.0	1102	$1,450	$1.32	44d	1	0.91mi
3050 Willena Ave Montgomery, AL	3.0	1.0	1466	$985	$0.67	21d	1	1.00mi
3008 Cabot St Montgomery, AL	4.0	2.0	1300	$1,150	$0.88	44d	1	1.10mi
2056 Midway St Montgomery, AL	3.0	1.0	1110	$985	$0.89	44d	1	1.15mi
2076 Midway St Montgomery, AL	3.0	1.0	1068	$1,000	$0.94	44d	1	1.17mi
2019 Amos St Montgomery, AL	3.0	1.5	1134	$985	$0.87	44d	1	1.24mi
2001 Speigle St Montgomery, AL	3.0	1.0	1260	$1,035	$0.82	44d	1	1.42mi

Listing history 22 events

1. 2026-06-17
   days on market $85,000 Active 134 DOM
2. 2026-06-16
   days on market $85,000 Active 133 DOM
3. 2026-06-15
   days on market $85,000 Active 132 DOM
4. 2026-06-14
   days on market $85,000 Active 130 DOM
5. 2026-06-13
   days on market $85,000 Active 129 DOM
6. 2026-06-10
   days on market $85,000 Active 127 DOM
7. 2026-06-09
   days on market $85,000 Active 126 DOM
8. 2026-06-08
   days on market $85,000 Active 125 DOM
9. 2026-06-07
   days on market $85,000 Active 124 DOM
10. 2026-06-03
    days on market $85,000 Active 120 DOM
11. 2026-06-02
    days on market $85,000 Active 119 DOM
12. 2026-06-01
    days on market $85,000 Active 118 DOM
13. 2026-05-31
    days on market $85,000 Active 117 DOM
14. 2026-05-30
    days on market $85,000 Active 116 DOM
15. 2026-02-25
    price $85,000 69-char remark

    Show marketing remark (69 chars)

    THIS IS A GREAT INVESTMENT OPPORTUNITY. NEW ROOF HAS JUST BEEN ADDED.

16. 2026-02-03
    listed $90,000 Active 69-char remark

    Show marketing remark (69 chars)

    THIS IS A GREAT INVESTMENT OPPORTUNITY. NEW ROOF HAS JUST BEEN ADDED.

17. 2019-07-10
    soldstatus $12,500 69-char remark

    Show marketing remark (69 chars)

    THIS IS A GREAT INVESTMENT OPPORTUNITY. NEW ROOF HAS JUST BEEN ADDED.

18. 2019-03-29
    listed $15,900 69-char remark

    Show marketing remark (69 chars)

    THIS IS A GREAT INVESTMENT OPPORTUNITY. NEW ROOF HAS JUST BEEN ADDED.

19. 2019-03-29
    listed $19,900

    Show marketing remark (69 chars)

    THIS IS A GREAT INVESTMENT OPPORTUNITY. NEW ROOF HAS JUST BEEN ADDED.

20. 2005-08-29
    soldstatus $42,000
21. 2005-02-28
    listed $44,900
22. 1998-04-24
    listed $55,000

ⓘ 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: $494 · $41/mo
• Projected year-2 tax: $494 · $41/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $12,968
• − Mortgage interest: −$4,761
• − Property taxes: −$494
• − Insurance: −$425
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$2,473
• Taxable income: $2,740
• Est. tax owed @ 24.0%: −$658
• After-tax cash flow: $3,319/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): 12,102
• Household income: $47,315
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 753.0

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 11% Two or more races 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -35.37%
• Current HPI: 66.3114
• 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

+54.5% since first listed

8 events — show timeline

• 2026-02-25 Price Changed $85,000 MAAR
• 2026-02-03 Listed $90,000 MAAR
• 2019-07-10 Sold (MLS) $12,500 MAAR
• 2019-03-29 Listed $19,900 MAAR
• 2019-03-29 Listed $15,900 MAAR
• 2005-08-29 Sold (MLS) $42,000 MAAR
• 2005-02-28 Listed $44,900 MAAR
• 1998-04-24 Listed $55,000 MAAR

Property tax history

+10.7%/yr

Latest (2025): $494 · +6.9% YoY. Source: county tax records.