3545 Gaston Ave · Montgomery, AL 36105

$66,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 201 Days on market

Built 1945 10,018 sqft lot $62/sqft · 36% above area Est $48k · 36% over ↓ 18% 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 +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

This cozy home provides a solid opportunity to welcome a 1st-time homeowner or help build a manageable investment portfolio. Its large lawn and mature trees welcome you home and provides space for family gatherings, or room for kids to play. Don't miss out! Contact your favorite REALTOR®?, or me, to schedule a private showing!

Key facts

• Large lawn
• Mature trees
• 0.23 acre lot

Tags

• LARGE LAWN
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $58k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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: 79 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• This rent runs 33% of the median local income ($41k/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 $456 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $58,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 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: 1.74% ✓
• Cap rate: 15.65%
• Cash-on-cash: 33.43%
• DSCR: 2.49
• GRM: 4.8

CMA / ARV

• ARV (median comp): $48,493
• List price: $66,000
• Delta: 36.10%
• 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
4053 Rosa L Parks Ave	0.60mi	3/1.0	1,053 (-1%)	1mo	$83,000	$79	70
3839 Gaston Ave	0.39mi	3/1.0	1,075 (+1%)	16mo	$90,000	$84	67
330 National St	0.28mi	2/1.0 (-1)	1,150 (+8%)	6mo	$50,000	$43	64
501 Japonica St	0.69mi	3/1.0	1,053 (-1%)	3mo	$62,500	$59	63
3831 Oak St	0.44mi	3/1.0	1,152 (+8%)	4mo	$14,900	$13	62
713 W Patton Ave	0.54mi	4/1.0 (+1)	1,044 (-2%)	9mo	$65,000	$62	60
3119 Gaston Ave	0.54mi	3/1.0	1,112 (+4%)	12mo	$112,000	$101	57
3975 Edgar D Nixon Ave	0.59mi	3/1.0	1,013 (-5%)	12mo	$42,000	$41	55
3130 Upchurch Cir	0.54mi	3/1.0	1,190 (+12%)	5mo	$28,000	$24	51
4054 Ardmore Dr	0.74mi	3/1.0	1,014 (-5%)	8mo	$80,000	$79	51
4061 Oak St	0.72mi	3/2.0	1,100 (+3%)	13mo	$129,000	$117	46
3312 Court St	0.71mi	2/1.0 (-1)	1,022 (-4%)	14mo	$34,600	$34	43

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: 28.7%
• Equity multiple: 2.19×
• Total profit: $22,072
• Equity at exit: $9,841

10-year hold

• IRR: 36.1%
• Equity multiple: 4.32×
• Total profit: $61,356
• Equity at exit: $5,706

Cash invested: $18,480 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$346
• Tax from tax record: −$21 /mo · $250/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $515

Break-even live

Break-even rent $499

Max offer price $66,000

Occupancy floor 50%

Sensitivity live

Price	-10% $552	-5% $533	+0% $515	+5% $496	+10% $477
Rent	-10% $424	-5% $469	+0% $515	+5% $560	+10% $606
Rate	-1.0pp $548	-0.5pp $532	base $515	+0.5pp $498	+1.0pp $480

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: $16,500
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3577 Whiting Ave Montgomery, AL	3.0	1.0	1269	$1,150	$0.91	44d	1	0.08mi
718 W Edgemont Ave Unit B Montgomery, AL	2.0	1.0	875	$800	$0.91	21d	1	0.26mi
718 W Edgemont Ave Unit A Montgomery, AL	3.0	1.0	875	$875	$1.00	44d	1	0.26mi
763 Belvedere Dr Montgomery, AL	3.0	1.0	1044	$1,000	$0.96	44d	1	0.30mi
3220 Doris Cir Montgomery, AL	3.0	1.0	1139	$1,100	$0.97	44d	1	0.45mi
4037 Oak St Montgomery, AL	3.0	2.0	1314	$1,450	$1.10	44d	1	0.64mi
4148 Edgar D Nixon Ave Montgomery, AL	4.0	1.0	1208	$1,200	$0.99	44d	1	0.70mi
3394 Southmont Dr Unit 2 Montgomery, AL	2.0	1.0	810	$1,475	$1.82	44d	1	0.79mi
3394 Southmont Dr Unit 3 Montgomery, AL	2.0	1.0	810	$1,050	$1.30	44d	1	0.79mi
370 Collinwood Ave Montgomery, AL	3.0	1.0	1080	$1,000	$0.93	21d	1	0.82mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	44d	1	0.96mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	21d	1	0.96mi
3225 McElvy St Montgomery, AL	3.0	2.0	1258	$1,350	$1.07	14d	1	0.98mi
3608 Wilmington Rd Montgomery, AL	3.0	1.0	1160	$950	$0.82	44d	1	1.03mi
2654 Rutland St Montgomery, AL	3.0	1.0	1176	$1,075	$0.91	21d	1	1.05mi
3515 Norman Bridge Rd Unit A Montgomery, AL	2.0	1.0	1150	$1,150	$1.00	44d	1	1.10mi
3357 Lexington Rd Montgomery, AL	2.0	1.0	1200	$1,175	$0.98	14d	1	1.21mi
3445 Le Bron Rd Montgomery, AL	4.0	1.0	1100	$1,050	$0.95	21d	1	1.36mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	44d	1	1.38mi
548 Winston Dr Montgomery, AL	2.0	2.5	1396	$1,000	$0.72	44d	1	1.41mi
24 Flood St Montgomery, AL	2.0	1.0	1140	$1,000	$0.88	21d	1	1.41mi
3737 Wesley Dr Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	44d	1	1.44mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	44d	1	1.45mi
3709 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	1.46mi
3751 Wesley Dr Apt A Montgomery, AL	2.0	1.0	1034	$550	$0.53	44d	1	1.46mi
3733 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	1.47mi
3735 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	1.47mi
3723 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	1.47mi
3701 Wesley Dr Unit 3737 Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	44d	1	1.47mi
3701 Wesley Dr Unit 3733 Montgomery, AL	3.0	1.0	1000	$1,280	$1.28	44d	1	1.47mi
3701 Wesley Dr Unit 3723 Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	1.47mi
4724 S Court St Montgomery, AL	2.0	1.0	800	$485	$0.61	14d	1	1.49mi
1301 S Perry St Unit A Montgomery, AL	2.0	1.0	1100	$950	$0.86	14d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $66,000 Active 201 DOM
2. 2026-06-17
   days on market $66,000 Active 200 DOM
3. 2026-06-16
   days on market $66,000 Active 199 DOM
4. 2026-06-15
   days on market $66,000 Active 198 DOM
5. 2026-06-14
   days on market $66,000 Active 196 DOM
6. 2026-06-13
   days on market $66,000 Active 195 DOM
7. 2026-06-10
   days on market $66,000 Active 193 DOM
8. 2026-06-09
   days on market $66,000 Active 192 DOM
9. 2026-06-08
   days on market $66,000 Active 191 DOM
10. 2026-06-07
    days on market $66,000 Active 190 DOM
11. 2026-06-03
    days on market $66,000 Active 186 DOM
12. 2026-06-02
    days on market $66,000 Active 185 DOM
13. 2026-06-01
    days on market $66,000 Active 184 DOM
14. 2026-05-31
    days on market $66,000 Active 183 DOM
15. 2026-05-30
    days on market $66,000 Active 182 DOM
16. 2026-04-27
    price $66,000 332-char remark

    Show marketing remark (332 chars)

    This cozy home provides a solid opportunity to welcome a 1st-time homeowner or help build a manageable investment portfolio. Its large lawn and mature trees welcome you home and provides space for family gatherings, or room for kids to play. Don't miss out! Contact your favorite REALTOR®?, or me, to schedule a private showing!

17. 2026-02-20
    status Active 332-char remark

    Show marketing remark (332 chars)

    This cozy home provides a solid opportunity to welcome a 1st-time homeowner or help build a manageable investment portfolio. Its large lawn and mature trees welcome you home and provides space for family gatherings, or room for kids to play. Don't miss out! Contact your favorite REALTOR®?, or me, to schedule a private showing!

18. 2026-02-10
    historical Contingent 332-char remark

    Show marketing remark (332 chars)

    This cozy home provides a solid opportunity to welcome a 1st-time homeowner or help build a manageable investment portfolio. Its large lawn and mature trees welcome you home and provides space for family gatherings, or room for kids to play. Don't miss out! Contact your favorite REALTOR®?, or me, to schedule a private showing!

19. 2026-01-24
    price $78,000 332-char remark

    Show marketing remark (332 chars)

    This cozy home provides a solid opportunity to welcome a 1st-time homeowner or help build a manageable investment portfolio. Its large lawn and mature trees welcome you home and provides space for family gatherings, or room for kids to play. Don't miss out! Contact your favorite REALTOR®?, or me, to schedule a private showing!

20. 2025-11-29
    listed $80,000 Active 332-char remark

    Show marketing remark (332 chars)

    This cozy home provides a solid opportunity to welcome a 1st-time homeowner or help build a manageable investment portfolio. Its large lawn and mature trees welcome you home and provides space for family gatherings, or room for kids to play. Don't miss out! Contact your favorite REALTOR®?, or me, to schedule a private showing!

ⓘ 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: $250 · $21/mo
• Projected year-2 tax: $271 · $23/mo
• Expected delta: +$20/yr (+$2/mo · 8.1%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,812
• − Mortgage interest: −$3,697
• − Property taxes: −$250
• − Insurance: −$330
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$1,920
• Taxable income: $5,404
• Est. tax owed @ 24.0%: −$1,297
• After-tax cash flow: $4,880/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

-17.5% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $66,000 MAAR
• 2026-02-20 Relisted — MAAR
• 2026-02-10 Contingent — MAAR
• 2026-01-24 Price Changed $78,000 MAAR
• 2025-11-29 Listed $80,000 MAAR

Property tax history

+10.8%/yr

Latest (2025): $250 · +6.6% YoY. Source: county tax records.