21 Kent St · Montgomery, AL 36109

$105,000

3 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 216 Days on market

Built 1955 0.25 ac lot Est $107k · at est.

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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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +8.4/15.0
• 1% rule +7.1/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Must See! Extremely well maintained - Freshly painted interior - New carpet in family room Hardwood floors in living room and dining room and bedrooms - New interior and closet doors

Key facts

• Fresh new paint
• Covered carport
• Oversized lot

Tags

• ORIGINAL HARDWOOD FLOORING
• FRESH NEW PAINT
• ROOF LESS THAN FIVE YEARS OLD
• COVERED CARPORT
• OVERSIZED LOT
• MATURE TREES

Property features AI

Exterior

• Parking: Attached carport (1 car)
• Utilities: Public water; Public sewer; Utilities listed as unknown/verify
• Home design: Single-story home; Brick construction; Slab foundation
• Construction: Brick exterior; Built (year per public records)
• Exterior features: Partial fencing; Porch with covered area

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Bedrooms located on the first floor (2 bedrooms)
• Flooring: Laminate; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning (electric)
• Interior features: Linen closet
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 (+2.6%/yr); 207 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $726 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 + 2.6% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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 1955 — 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: 1.21% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.77%
• DSCR: 1.61
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $107,124
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Kent St	0.05mi	3/1.0	1,338 (-1%)	3mo	$94,000	$70	93
3 Kent St	0.04mi	3/2.0	1,305 (-4%)	1mo	$102,750	$79	87
127 Salem Dr	0.22mi	3/1.0	1,391 (+3%)	1mo	$118,000	$85	85
47 Salem Dr	0.13mi	3/2.0	1,419 (+5%)	3mo	$162,500	$115	80
508 Forest Hills Dr	0.39mi	3/2.0	1,267 (-7%)	1mo	$55,500	$44	66
3518 N Wareingwood Dr	0.61mi	3/1.0	1,269 (-6%)	3mo	$119,500	$94	58
524 Morningview Dr	0.42mi	3/1.0	1,518 (+12%)	5mo	$103,000	$68	57
2200 Windsor Ave	0.71mi	3/2.0	1,400 (+3%)	5mo	$125,000	$89	53
137 Oak Forest Dr	0.48mi	2/1.0 (-1)	1,183 (-13%)	0mo	$47,000	$40	51
238 Easthaven Rd	0.51mi	3/2.0	1,188 (-12%)	5mo	$77,900	$66	47
3556 N Wareingwood Dr	0.72mi	3/1.0	1,215 (-10%)	3mo	$71,500	$59	47
3515 Pelzer Ave	0.63mi	2/1.0 (-1)	1,194 (-12%)	4mo	$110,000	$92	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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.14×
• Total profit: $4,009
• Equity at exit: $15,656

10-year hold

• IRR: 12.7%
• Equity multiple: 2.00×
• Total profit: $29,271
• Equity at exit: $9,078

Cash invested: $29,400 (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: 207
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,272 high
• Mortgage (P&I): −$551
• Tax from tax record: −$73 /mo · $874/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $337

Break-even live

Break-even rent $845

Max offer price $105,000

Occupancy floor 68%

Sensitivity live

Price	-10% $397	-5% $367	+0% $337	+5% $308	+10% $278
Rent	-10% $237	-5% $287	+0% $337	+5% $388	+10% $438
Rate	-1.0pp $390	-0.5pp $364	base $337	+0.5pp $310	+1.0pp $282

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	44d	1	0.19mi
7 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	961	$850	$0.88	44d	1	0.20mi
167 E Salem Dr Montgomery, AL	3.0	2.0	1700	$1,050	$0.62	44d	1	0.29mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	14d	1	0.30mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	44d	1	0.30mi
186 E Salem Dr Montgomery, AL	3.0	1.0	1040	$1,195	$1.15	21d	1	0.33mi
18 Oak Forest Dr Montgomery, AL	3.0	2.0	1580	$1,050	$0.66	21d	1	0.33mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	44d	1	0.33mi
7 Bradley Dr Montgomery, AL	3.0	2.0	1529	$1,500	$0.98	14d	1	0.34mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	21d	1	0.36mi
3105 Pelzer Ave Montgomery, AL	4.0	2.0	1605	$1,425	$0.89	44d	1	0.39mi
2769 Pelzer Ave Montgomery, AL	3.0	2.0	1608	$1,325	$0.82	44d	1	0.42mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	14d	1	0.42mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	14d	1	0.44mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	21d	1	0.46mi
2814 Ashley Ave Montgomery, AL	3.0	2.0	1683	$1,350	$0.80	14d	1	0.46mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	21d	1	0.50mi
401 Ridgewood Ln Montgomery, AL	3.0	2.0	1513	$1,195	$0.79	21d	1	0.50mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	44d	1	0.56mi
2310 Yancey Ave Montgomery, AL	3.0	1.0	1212	$1,250	$1.03	44d	1	0.59mi
2822 Sumter Ave Montgomery, AL	3.0	2.5	1617	$1,300	$0.80	21d	1	0.59mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	21d	1	0.59mi
2243 Winona Ave Montgomery, AL	3.0	1.0	1492	$1,225	$0.82	21d	1	0.64mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	44d	1	0.69mi
2229 Madison Ave Montgomery, AL	2.0	1.0	1100	$625	$0.57	44d	1	0.71mi
3309 Hillcrest Ln Unit 1043908P Montgomery, AL	4.0	2.0	1625	$2,885	$1.78	21d	1	0.76mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	44d	1	0.76mi
2122 Windsor Ave Montgomery, AL	2.0	1.0	1052	$725	$0.69	44d	1	0.77mi
3462 Biltmore Ave Montgomery, AL	3.0	2.0	1685	$1,225	$0.73	21d	1	0.82mi
700 Coliseum Blvd Unit 700D Montgomery, AL	2.0	1.0	911	$895	$0.98	44d	1	0.86mi
2023 Windsor Ave Montgomery, AL	2.0	1.0	889	$895	$1.01	44d	1	0.87mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	21d	1	0.90mi
2009 Yancey Ave Montgomery, AL	3.0	1.0	1140	$1,080	$0.95	21d	1	0.90mi
2113 Brewton St Montgomery, AL	3.0	1.0	1363	$1,150	$0.84	44d	1	0.91mi
517 N Florida St Unit B Montgomery, AL	2.0	1.0	900	$750	$0.83	44d	1	0.95mi
1324 Federal Dr Montgomery, AL	2.0	1.0	1000	$1,100	$1.10	44d	1	0.96mi
2004 Capitol Ave Unit 1043879P Montgomery, AL	4.0	2.5	1797	$3,518	$1.96	14d	1	0.99mi
740 Coliseum Blvd Unit 740A Montgomery, AL	2.0	1.0	1100	$895	$0.81	14d	1	0.99mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	14d	1	1.00mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	44d	1	1.00mi

Listing history 26 events

1. 2026-06-18
   days on market $105,000 Active 216 DOM
2. 2026-06-17
   days on market $105,000 Active 215 DOM
3. 2026-06-16
   days on market $105,000 Active 214 DOM
4. 2026-06-15
   days on market $105,000 Active 213 DOM
5. 2026-06-14
   days on market $105,000 Active 211 DOM
6. 2026-06-13
   days on market $105,000 Active 210 DOM
7. 2026-06-10
   days on market $105,000 Active 208 DOM
8. 2026-06-09
   days on market $105,000 Active 207 DOM
9. 2026-06-08
   days on market $105,000 Active 206 DOM
10. 2026-06-07
    days on market $105,000 Active 205 DOM
11. 2026-06-03
    days on market $105,000 Active 201 DOM
12. 2026-06-03
    status $105,000 Active 200 DOM
13. 2026-06-02
    days on market $105,000 Contingent 200 DOM
14. 2026-06-01
    days on market $105,000 Contingent 199 DOM
15. 2026-05-31
    days on market $105,000 Contingent 198 DOM
16. 2026-05-30
    days on market $105,000 Contingent 197 DOM
17. 2026-04-08
    historical Contingent
18. 2026-02-05
    price $105,000
19. 2026-01-06
    price $114,000
20. 2025-11-13
    listed $115,000 Active
21. 2017-04-11
    listed $81,500
22. 2014-08-19
    soldstatus $77,737
23. 2014-08-19
    soldstatus $77,737
24. 2014-08-18
    soldstatus $62,000 184-char remark

    Show marketing remark (184 chars)

    A Must See! Extremely well maintained - Freshly painted interior - New carpet in family room Hardwood floors in living room and dining room and bedrooms - New interior and closet doors

25. 2014-06-08
    listed $65,000 184-char remark

    Show marketing remark (184 chars)

    A Must See! Extremely well maintained - Freshly painted interior - New carpet in family room Hardwood floors in living room and dining room and bedrooms - New interior and closet doors

26. 2011-12-21
    listed $70,000

ⓘ 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: $874 · $73/mo
• Projected year-2 tax: $874 · $73/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 ≥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: $15,259
• − Mortgage interest: −$5,882
• − Property taxes: −$874
• − Insurance: −$525
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$3,055
• Taxable income: $2,483
• Est. tax owed @ 24.0%: −$596
• After-tax cash flow: $3,452/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

+50.0% since first listed

10 events — show timeline

• 2026-04-08 Contingent — MAAR
• 2026-02-05 Price Changed $105,000 MAAR
• 2026-01-06 Price Changed $114,000 MAAR
• 2025-11-13 Listed $115,000 MAAR
• 2017-04-11 Listed $81,500 MAAR
• 2014-08-19 Sold (Public Records) $77,737 Public Records
• 2014-08-19 Sold (Public Records) $77,737 Public Records
• 2014-08-18 Sold (MLS) $62,000 MAAR
• 2014-06-08 Listed $65,000 MAAR
• 2011-12-21 Listed $70,000 MAAR

Property tax history

+6.5%/yr

Latest (2025): $874 · +3.8% YoY. Source: county tax records.