619 Grace St · Montgomery, AL 36107

$99,900

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 88 Days on market

Built 1940 7,405 sqft lot $73/sqft · 91% above area

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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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quaint 3 bedroom, 2 bath house located in the Highland community. Location near the Midtown Plaza Shopping Center and the heart of downtown Montgomery. Moment of opportunity for investors, tenant occupied.

Key facts

• 7,405 sq ft lot
• Parking
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 (+5.0%/yr); 67 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 44% of the median local income ($32k/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 $691 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 + 5.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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.
• Current owner paid $41k; list at $100k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.20% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.86%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

• ARV (median comp): $57,295
• List price: $99,900
• Delta: 72.79%
• 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
2430 Plum St	0.24mi	3/2.0	1,388 (+2%)	6mo	$89,000	$64	77
2148 Madison Ave	0.51mi	3/1.0	1,350 (-1%)	4mo	$60,000	$44	71
1814 James Ave	0.62mi	3/2.0	1,425 (+4%)	1mo	$61,000	$43	59
2627 Geneva St	0.23mi	4/2.0 (+1)	1,526 (+12%)	4mo	$83,000	$54	58
3010 Althea St	0.27mi	3/1.5	1,186 (-13%)	7mo	$40,000	$34	57
105 Dunn Dr	0.52mi	2/1.0 (-1)	1,295 (-5%)	7mo	$50,600	$39	56
13 Bradley Dr	0.61mi	3/1.0	1,264 (-8%)	6mo	$110,000	$87	54
2468 Spruce Cur Curv	0.65mi	3/1.0	1,263 (-8%)	6mo	$10,000	$8	52
1839 James Ave	0.59mi	3/1.0	1,520 (+11%)	4mo	$50,000	$33	50
137 Oak Forest Dr	0.50mi	2/1.0 (-1)	1,183 (-14%)	0mo	$47,000	$40	49
111 Bradley Dr	0.49mi	3/2.0	1,222 (-11%)	8mo	$8,000	$7	49
2933 Willow Lane Dr	0.66mi	3/2.0	1,234 (-10%)	6mo	$121,000	$98	44

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 · 5.05% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.30×
• Total profit: $8,355
• Equity at exit: $14,895

10-year hold

• IRR: 18.3%
• Equity multiple: 2.66×
• Total profit: $46,322
• Equity at exit: $8,638

Cash invested: $27,972 (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 36107

• Home prices YoY: -10.9%
• Rents YoY: 5.0%
• Active inventory: 67
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,199 high
• Mortgage (P&I): −$524
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $346

Break-even live

Break-even rent $760

Max offer price $99,900

Occupancy floor 66%

Sensitivity live

Price	-10% $403	-5% $375	+0% $346	+5% $318	+10% $290
Rent	-10% $252	-5% $299	+0% $346	+5% $394	+10% $441
Rate	-1.0pp $397	-0.5pp $372	base $346	+0.5pp $320	+1.0pp $294

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	45d	1	0.37mi
2113 Brewton St Montgomery, AL	3.0	1.0	1363	$1,150	$0.84	45d	1	0.41mi
2009 Palmetto St Montgomery, AL	3.0	1.0	1487	$1,050	$0.71	45d	1	0.49mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	22d	1	0.51mi
2000 Cherry St Montgomery, AL	2.0	1.0	1106	$950	$0.86	45d	1	0.54mi
2004 Capitol Ave Unit 1043879P Montgomery, AL	4.0	2.5	1797	$3,518	$1.96	15d	1	0.55mi
2229 Madison Ave Montgomery, AL	2.0	1.0	1100	$625	$0.57	45d	1	0.56mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	22d	1	0.63mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	45d	1	0.64mi
18 Oak Forest Dr Montgomery, AL	3.0	2.0	1580	$1,050	$0.66	22d	1	0.65mi
7 Bradley Dr Montgomery, AL	3.0	2.0	1529	$1,500	$0.98	15d	1	0.66mi
2454 Spruce Curv Montgomery, AL	3.0	1.0	988	$1,100	$1.11	45d	1	0.69mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	15d	1	0.69mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	45d	1	0.69mi
2243 Winona Ave Montgomery, AL	3.0	1.0	1492	$1,225	$0.82	22d	1	0.71mi
2310 Yancey Ave Montgomery, AL	3.0	1.0	1212	$1,250	$1.03	45d	1	0.75mi
401 Ridgewood Ln Montgomery, AL	3.0	2.0	1513	$1,195	$0.79	22d	1	0.77mi
128 S Capitol Pkwy Montgomery, AL	3.0	1.0	1550	$1,500	$0.97	45d	1	0.78mi
7 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	961	$850	$0.88	45d	1	0.82mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	22d	1	0.85mi
2009 Yancey Ave Montgomery, AL	3.0	1.0	1140	$1,080	$0.95	22d	1	0.85mi
39 S Lewis St Montgomery, AL	2.0	1.0	1209	$950	$0.79	45d	1	0.87mi
2020 E 3rd St Montgomery, AL	2.0	1.0	1186	$750	$0.63	22d	1	0.88mi
2205 E 5th St Montgomery, AL	3.0	1.0	1020	$800	$0.78	45d	1	0.89mi
2122 Windsor Ave Montgomery, AL	2.0	1.0	1052	$725	$0.69	45d	1	0.91mi
3309 Hillcrest Ln Unit 1043908P Montgomery, AL	4.0	2.0	1625	$2,885	$1.78	22d	1	0.91mi
3323 Bedford Ln Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	22d	1	0.93mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	15d	1	0.95mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	45d	1	0.95mi
2023 Windsor Ave Montgomery, AL	2.0	1.0	889	$895	$1.01	45d	1	0.96mi
926 Green Ridge Ct Montgomery, AL	3.0	2.0	1665	$1,381	$0.83	15d	1	0.97mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	15d	1	0.99mi
3346 Bedford Ln Montgomery, AL	3.0	1.0	1134	$1,295	$1.14	15d	1	1.00mi
3318 Habersham Rd Montgomery, AL	3.0	2.0	1134	$1,250	$1.10	15d	1	1.01mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	45d	1	1.02mi
517 N Florida St Unit B Montgomery, AL	2.0	1.0	900	$750	$0.83	45d	1	1.02mi
3359 Bedford Ln Montgomery, AL	4.0	2.0	1786	$1,600	$0.90	15d	1	1.02mi
2845 Zelda Rd Montgomery, AL	2.0	2.0	1013	$1,042	$1.03	15d	3	1.04mi
2014 Commodore St Montgomery, AL	3.0	2.0	1613	$1,450	$0.90	15d	1	1.06mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	22d	1	1.06mi

Listing history 13 events

1. 2026-06-01
   pricedays on marketlisting id $99,900 Active 88 DOM
2. 2026-05-31
   days on market $99,000 Active 86 DOM
3. 2026-05-30
   days on market $99,000 Active 85 DOM
4. 2026-03-04
   listed $99,900 Active 205-char remark

   Show marketing remark (205 chars)

   Quaint 3 bedroom, 2 bath house located in the Highland community. Location near the Midtown Plaza Shopping Center and the heart of downtown Montgomery. Moment of opportunity for investors, tenant occupied.

5. 2026-02-25
   listed $99,000 Active 205-char remark

   Show marketing remark (205 chars)

   Quaint 3 bedroom, 2 bath house located in the Highland community. Location near the Midtown Plaza Shopping Center and the heart of downtown Montgomery. Moment of opportunity for investors, tenant occupied.

6. 2025-11-13
   historical $1,300
7. 2025-11-07
   listed $1,300
8. 2025-03-12
   historical $1,000
9. 2025-02-16
   listed $1,000
10. 2019-09-16
    soldstatus $41,000
11. 2019-09-13
    soldstatus $41,000
12. 2019-08-26
    listed $45,000
13. 2017-05-30
    listed $54,900

ⓘ 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: $421 · $35/mo
• Projected year-2 tax: $421 · $35/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: $14,383
• − Mortgage interest: −$5,596
• − Property taxes: −$421
• − Insurance: −$500
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$2,906
• Taxable income: $2,659
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $3,518/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): 8,001
• Household income: $32,492
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 642.0

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 0.69)
• Race & ethnicity: Black 43% White 27% Hispanic / Latino 23% Two or more races 20%
• Hispanic origin (detail): Mexican 8% Cuban 3%
• Common ancestry: Slovak 1% Iranian 1% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 83% English-only · Spanish 13%

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: ▼ -18.16%
• Current HPI: 147.8065
• Rent YoY: ▲ 5.05%
• 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

+82.0% since first listed

10 events — show timeline

• 2026-03-04 Listed $99,900 MAAR
• 2026-02-25 Listed $99,000 Greater Alabama MLS
• 2025-11-13 Rental Removed $1,300 TURBOTENANT
• 2025-11-07 Listed for Rent $1,300 TURBOTENANT
• 2025-03-12 Rental Removed $1,000 TURBOTENANT
• 2025-02-16 Listed for Rent $1,000 TURBOTENANT
• 2019-09-16 Sold (Public Records) $41,000 Public Records
• 2019-09-13 Sold (MLS) $41,000 MAAR
• 2019-08-26 Listed $45,000 MAAR
• 2017-05-30 Listed $54,900 MAAR

Property tax history

+9.8%/yr

Latest (2023): $421 · +56.7% YoY. Source: county tax records.