317 Halter Rdg · Montgomery, AL 36117

$175,000

2 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 14 Days on market

Built 1995 6,969 sqft lot Est $151k · 16% over

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Why this score? — see what drove the F 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 +14.4/30.0
• DSCR +4.4/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 2-bedroom, 2-bath home featuring updated paint and modern finishes throughout. This inviting property offers a bright, open layout with beautiful flooring, a spacious living area, and a well-appointed kitchen with updated countertops, cabinetry, and stainless-steel appliances. Enjoy the outdoors from not one, but two screened-in porches—one overlooking the back of the home and another providing additional space for relaxing or entertaining. The quaint backyard offers a peaceful retreat with plenty of room to enjoy the outdoors. A convenient garage adds extra storage and parking, while the thoughtful updates throughout make this home truly move-in ready. A

Key facts

• Bright open layout
• Modern finishes
• Updated countertops

Tags

• MODERN FINISHES
• BRIGHT OPEN LAYOUT
• WELL APPOINTED KITCHEN
• UPDATED COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• TWO SCREENED IN PORCHES

Property features AI

Exterior

• Parking: Attached carport (1 space); 1-car garage
• Utilities: Public water; Public sewer; Electricity available; Cable available; High‑speed internet available
• Home design: Single-story brick home; Built from public records
• Construction: Brick construction; Slab foundation; Has home warranty
• Exterior features: Fully fenced yard; Patio; Porch (screened)

Interior

• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning (electric)
• Interior features: Laminate flooring; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $34 ($410/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (21.4% below list).
• Recommended offer: $138k (21.4% 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 (+3.0%/yr); 407 active listings in the ZIP; 18 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).

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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,636 (21.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.79% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $151,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6876 Brownwood Ln	0.08mi	2/2.0	1,050 (-1%)	1mo	$163,900	$156	94
317 Brownwood Ct	0.08mi	2/2.0	1,050 (-1%)	2mo	$155,000	$148	94
6820 Canter Trl	0.07mi	2/2.0	1,078 (+2%)	2mo	$161,000	$149	91
6829 Brownwood Ln	0.15mi	2/2.0	1,041 (-1%)	2mo	$130,000	$125	89
6897 Brownwood Ln	0.06mi	3/2.0 (+1)	1,206 (+14%)	7mo	$160,000	$133	63
320 Brownwood Ct	0.06mi	2/2.0	1,212 (+15%)	14mo	$170,000	$140	61
7006 Runnymede Dr	0.27mi	3/2.0 (+1)	1,114 (+6%)	15mo	$171,000	$154	61
6889 Brownwood Ln	0.06mi	2/2.0	1,177 (+12%)	21mo	$155,900	$132	61
417 Park Lake Dr	0.24mi	3/2.0 (+1)	1,205 (+14%)	2mo	$170,000	$141	59
6821 Brownwood Ln	0.17mi	2/2.0	1,192 (+13%)	16mo	$170,000	$143	58
6938 Bluegrass Stakes	0.21mi	3/2.0 (+1)	1,142 (+8%)	21mo	$164,000	$144	54
221 Townsend Dr	0.70mi	3/2.0 (+1)	1,183 (+12%)	12mo	$129,500	$109	32

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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-26,272
• Equity at exit: $26,093

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-20,439
• Equity at exit: $15,131

Cash invested: $49,000 (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 36117

• Home prices YoY: -20.0%
• Rents YoY: 3.0%
• Active inventory: 407
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$918
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $34

Break-even live

Break-even rent $1,333

Max offer price $175,000

Occupancy floor 93%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Hambleton Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,403	$1.56	14d	11	0.22mi
6637 Ridgeview Cir Montgomery, AL	3.0	2.5	1458	$1,700	$1.17	21d	1	0.25mi
529 Mitylene Dr Montgomery, AL	3.0	2.0	1463	$1,550	$1.06	21d	1	0.27mi
113 Kentucky Oaks Montgomery, AL	3.0	2.0	1246	$1,600	$1.28	21d	1	0.32mi
6121 Boardwalk Blvd Unit 6104G Montgomery, AL	1.0	1.0	700	$824	$1.18	21d	1	0.74mi
6121 Boardwalk Blvd Montgomery, AL	3.0	2.0	1155	$1,075	$0.93	21d	1	0.75mi
6121 Boardwalk Blvd Montgomery, AL	1.0–3.0	1.0–2.0	877	$950	$1.08	14d	4	0.75mi
6265 Nature Dr Montgomery, AL	3.0	2.0	1400	$1,050	$0.75	14d	1	0.80mi
6411 Pinebrook Dr Montgomery, AL	3.0	1.5	1120	$1,095	$0.98	44d	1	0.82mi
428 Fieldbrook Dr Montgomery, AL	3.0	1.5	1440	$995	$0.69	21d	1	0.86mi
523 Placid Dr Montgomery, AL	3.0	2.0	1122	$1,195	$1.07	44d	1	0.90mi
706 Placid Dr Montgomery, AL	3.0	1.5	1120	$1,400	$1.25	14d	1	1.00mi
457 Mulligan Dr Montgomery, AL	3.0	2.0	1344	$1,335	$0.99	44d	1	1.02mi
6265 Wares Ferry Rd Montgomery, AL	3.0	2.0	1336	$1,600	$1.20	14d	1	1.09mi
6320 Burbank Crossing Loop Montgomery, AL	3.0	2.0	1238	$1,600	$1.29	44d	1	1.17mi
101 S Burbank Dr Montgomery, AL	1.0–2.0	1.0–1.5	850	$997	$1.17	14d	5	1.31mi
760 N Burbank Dr Montgomery, AL	3.0	2.0	1102	$1,400	$1.27	44d	1	1.35mi
280 New Haven Blvd Montgomery, AL	1.0–3.0	1.0–2.0	1175	$1,559	$1.33	14d	18	1.48mi

Listing history 11 events

1. 2026-06-18
   days on market $175,000 Active 14 DOM
2. 2026-06-17
   days on market $175,000 Active 13 DOM
3. 2026-06-16
   days on market $175,000 Active 12 DOM
4. 2026-06-15
   days on market $175,000 Active 11 DOM
5. 2026-06-14
   days on market $175,000 Active 9 DOM
6. 2026-06-13
   days on market $175,000 Active 8 DOM
7. 2026-06-10
   days on market $175,000 Active 6 DOM
8. 2026-06-09
   days on market $175,000 Active 5 DOM
9. 2026-06-08
   days on market $175,000 Active 4 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $175,000 Active 3 DOM

ⓘ 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: $751 · $63/mo
• Projected year-2 tax: $751 · $63/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $16,516
• − Mortgage interest: −$9,803
• − Property taxes: −$751
• − Insurance: −$875
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$5,091
• Taxable loss: −$2,645
• Est. tax savings @ 24.0%: +$635
• After-tax cash flow: $1,045/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): 53,172
• Household income: $74,720
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1742.0

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: Black 53% White 34% Asian 8% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 9% · South Korea, Canada, China
• Languages at home: 90% English-only · Korean 4% Spanish 3% Other Indo-European 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: ▼ -37.24%
• Current HPI: 148.7728
• Rent YoY: ▲ 2.99%
• 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

+11566.7% since first listed

3 events — show timeline

• 2026-06-04 Listed $175,000 MAAR
• 2024-09-30 Rental Removed $1,500 Avail
• 2024-09-25 Listed for Rent $1,500 Avail

Property tax history

+7.1%/yr

Latest (2025): $751 · +7.4% YoY. Source: county tax records.