206 Montgomery St · Warrior, AL 35180

$124,900

3 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 53 Days on market

Built 1955 7,405 sqft lot $91/sqft · 23% below area Est $163k · 23% under

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Warrior, and walking distance to shopping, restaurants and entertainment. This Cottage style house has much to offer. It has just been updated, with a complete new kitchen. Wiring, plumbing and interior is all updated and ready to move in. This cute 3 bedroom, two full bath home has lotes to offer. Great for a new family, singles or investment property. Priced to sale quickly, Seller will help with some closing cost and offer $1500 for appliances with acceptable offer. Home inspections are welcomed, but not much more will be done to house. A home warranty is offered with a good offer.

Key facts

• Updated wiring
• Updated interior
• Complete new kitchen

Tags

• WALKING DISTANCE TO SHOPPING
• COMPLETE NEW KITCHEN
• UPDATED WIRING
• UPDATED PLUMBING
• UPDATED INTERIOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.9% in Warrior — 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 58/100 on livability (#360 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D, amenities F.
• Jefferson County (suburban): math 9% / reading 32% proficiency, ranked #104 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 117 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 4% 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 $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $125k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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: 1.13% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.90%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (median comp): $163,087
• List price: $124,900
• Delta: -23.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Montgomery St	0.00mi	3/2.0	1,372 (0%)	15mo	$45,000	$33	84
321 Louisa St	0.22mi	3/1.0	1,526 (+11%)	1mo	$90,000	$59	71
319 Louisa St	0.21mi	2/1.0 (-1)	1,240 (-10%)	1mo	$50,000	$40	68
170 Bellehurst Dr	0.31mi	3/2.0	1,511 (+10%)	10mo	$274,403	$182	56
605 Highway 31 S	0.51mi	3/2.0	1,421 (+4%)	17mo	$185,000	$130	52

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-22
• Equity at exit: $18,623

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $25,960
• Equity at exit: $10,799

Cash invested: $34,972 (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 35180

• Home prices YoY: -11.3%
• Active inventory: 117
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $318

Break-even live

Break-even rent $1,009

Max offer price $124,900

Occupancy floor 72%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Owens St Warrior, AL	3.0	2.0	1081	$1,350	$1.25	43d	1	0.07mi
632 Wenonah WAY Kimberly, AL	4.0	2.0	1774	$1,995	$1.12	10d	1	0.90mi
9717 Harvella Rd Warrior, AL	3.0	1.0	1100	$1,275	$1.16	1d	1	1.31mi
718 Natchez Trl Warrior, AL	4.0	2.0	1386	$1,500	$1.08	10d	1	1.39mi

Listing history 27 events

1. 2026-06-03
   days on market $124,900 Active 53 DOM
2. 2026-06-02
   days on market $124,900 Active 52 DOM
3. 2026-06-01
   days on market $124,900 Active 51 DOM
4. 2026-06-01
   price $124,900 Active 50 DOM
5. 2026-05-31
   days on market $125,900 Active 50 DOM
6. 2026-05-19
   price $125,900 616-char remark

   Show marketing remark (616 chars)

   Located in the heart of Warrior, and walking distance to shopping, restaurants and entertainment. This Cottage style house has much to offer. It has just been updated, with a complete new kitchen. Wiring, plumbing and interior is all updated and ready to move in. This cute 3 bedroom, two full bath home has lotes to offer. Great for a new family, singles or investment property. Priced to sale quickly, Seller will help with some closing cost and offer $1500 for appliances with acceptable offer. Home inspections are welcomed, but not much more will be done to house. A home warranty is offered with a good offer.

7. 2026-05-10
   price $126,900 616-char remark

   Show marketing remark (616 chars)

   Located in the heart of Warrior, and walking distance to shopping, restaurants and entertainment. This Cottage style house has much to offer. It has just been updated, with a complete new kitchen. Wiring, plumbing and interior is all updated and ready to move in. This cute 3 bedroom, two full bath home has lotes to offer. Great for a new family, singles or investment property. Priced to sale quickly, Seller will help with some closing cost and offer $1500 for appliances with acceptable offer. Home inspections are welcomed, but not much more will be done to house. A home warranty is offered with a good offer.

8. 2026-05-07
   price $127,900 616-char remark

   Show marketing remark (616 chars)

   Located in the heart of Warrior, and walking distance to shopping, restaurants and entertainment. This Cottage style house has much to offer. It has just been updated, with a complete new kitchen. Wiring, plumbing and interior is all updated and ready to move in. This cute 3 bedroom, two full bath home has lotes to offer. Great for a new family, singles or investment property. Priced to sale quickly, Seller will help with some closing cost and offer $1500 for appliances with acceptable offer. Home inspections are welcomed, but not much more will be done to house. A home warranty is offered with a good offer.

9. 2026-05-03
   price $128,900 616-char remark

   Show marketing remark (616 chars)

   Located in the heart of Warrior, and walking distance to shopping, restaurants and entertainment. This Cottage style house has much to offer. It has just been updated, with a complete new kitchen. Wiring, plumbing and interior is all updated and ready to move in. This cute 3 bedroom, two full bath home has lotes to offer. Great for a new family, singles or investment property. Priced to sale quickly, Seller will help with some closing cost and offer $1500 for appliances with acceptable offer. Home inspections are welcomed, but not much more will be done to house. A home warranty is offered with a good offer.

10. 2026-04-29
    price $129,900 616-char remark

    Show marketing remark (616 chars)

    Located in the heart of Warrior, and walking distance to shopping, restaurants and entertainment. This Cottage style house has much to offer. It has just been updated, with a complete new kitchen. Wiring, plumbing and interior is all updated and ready to move in. This cute 3 bedroom, two full bath home has lotes to offer. Great for a new family, singles or investment property. Priced to sale quickly, Seller will help with some closing cost and offer $1500 for appliances with acceptable offer. Home inspections are welcomed, but not much more will be done to house. A home warranty is offered with a good offer.

11. 2026-04-26
    price $130,900 616-char remark

    Show marketing remark (616 chars)

    Located in the heart of Warrior, and walking distance to shopping, restaurants and entertainment. This Cottage style house has much to offer. It has just been updated, with a complete new kitchen. Wiring, plumbing and interior is all updated and ready to move in. This cute 3 bedroom, two full bath home has lotes to offer. Great for a new family, singles or investment property. Priced to sale quickly, Seller will help with some closing cost and offer $1500 for appliances with acceptable offer. Home inspections are welcomed, but not much more will be done to house. A home warranty is offered with a good offer.

12. 2026-04-18
    price $131,900 616-char remark

    Show marketing remark (616 chars)

    Located in the heart of Warrior, and walking distance to shopping, restaurants and entertainment. This Cottage style house has much to offer. It has just been updated, with a complete new kitchen. Wiring, plumbing and interior is all updated and ready to move in. This cute 3 bedroom, two full bath home has lotes to offer. Great for a new family, singles or investment property. Priced to sale quickly, Seller will help with some closing cost and offer $1500 for appliances with acceptable offer. Home inspections are welcomed, but not much more will be done to house. A home warranty is offered with a good offer.

13. 2026-04-11
    listed $132,500 Active 616-char remark

    Show marketing remark (616 chars)

    Located in the heart of Warrior, and walking distance to shopping, restaurants and entertainment. This Cottage style house has much to offer. It has just been updated, with a complete new kitchen. Wiring, plumbing and interior is all updated and ready to move in. This cute 3 bedroom, two full bath home has lotes to offer. Great for a new family, singles or investment property. Priced to sale quickly, Seller will help with some closing cost and offer $1500 for appliances with acceptable offer. Home inspections are welcomed, but not much more will be done to house. A home warranty is offered with a good offer.

14. 2025-03-24
    soldstatus $45,000 Sold 587-char remark

    Show marketing remark (587 chars)

    Discover the potential in this promising 3 bedroom, 2 bathroom home in Warrior, AL, ideally priced for quick sale. This property is a fantastic investment opportunity, perfect for anyone looking to customize a home. Located within walking distance to the bustling downtown area, it offers convenient access to local shops, dining, and entertainment. This home presents a blank canvas for creative renovation. Don't miss out on the chance to transform this house into your dream home or a profitable asset. Act fast – properties in this location at this price point don't last long!

15. 2025-03-24
    soldstatus $45,000

    Show marketing remark (587 chars)

    Discover the potential in this promising 3 bedroom, 2 bathroom home in Warrior, AL, ideally priced for quick sale. This property is a fantastic investment opportunity, perfect for anyone looking to customize a home. Located within walking distance to the bustling downtown area, it offers convenient access to local shops, dining, and entertainment. This home presents a blank canvas for creative renovation. Don't miss out on the chance to transform this house into your dream home or a profitable asset. Act fast – properties in this location at this price point don't last long!

16. 2025-02-26
    historical Contingent 587-char remark

    Show marketing remark (587 chars)

    Discover the potential in this promising 3 bedroom, 2 bathroom home in Warrior, AL, ideally priced for quick sale. This property is a fantastic investment opportunity, perfect for anyone looking to customize a home. Located within walking distance to the bustling downtown area, it offers convenient access to local shops, dining, and entertainment. This home presents a blank canvas for creative renovation. Don't miss out on the chance to transform this house into your dream home or a profitable asset. Act fast – properties in this location at this price point don't last long!

17. 2025-01-28
    price $50,000 587-char remark

    Show marketing remark (587 chars)

    Discover the potential in this promising 3 bedroom, 2 bathroom home in Warrior, AL, ideally priced for quick sale. This property is a fantastic investment opportunity, perfect for anyone looking to customize a home. Located within walking distance to the bustling downtown area, it offers convenient access to local shops, dining, and entertainment. This home presents a blank canvas for creative renovation. Don't miss out on the chance to transform this house into your dream home or a profitable asset. Act fast – properties in this location at this price point don't last long!

18. 2025-01-20
    listed $60,000 Active 587-char remark

    Show marketing remark (587 chars)

    Discover the potential in this promising 3 bedroom, 2 bathroom home in Warrior, AL, ideally priced for quick sale. This property is a fantastic investment opportunity, perfect for anyone looking to customize a home. Located within walking distance to the bustling downtown area, it offers convenient access to local shops, dining, and entertainment. This home presents a blank canvas for creative renovation. Don't miss out on the chance to transform this house into your dream home or a profitable asset. Act fast – properties in this location at this price point don't last long!

19. 2024-09-05
    price $65,000
20. 2024-09-05
    price $69,900
21. 2024-08-06
    price $70,000
22. 2024-07-19
    price $75,000
23. 2024-07-12
    price $79,900
24. 2024-05-18
    price $99,999
25. 2024-05-09
    price $109,999
26. 2024-04-22
    soldstatus $50,000
27. 1987-07-31
    soldstatus $40,500

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $1,080 · $90/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,932
• − Mortgage interest: −$6,996
• − Property taxes: −$1,080
• − Insurance: −$624
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$3,633
• Taxable income: $1,889
• Est. tax owed @ 24.0%: −$453
• After-tax cash flow: $3,359/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: Jefferson County
• NCES district ID: 0101920
• Math proficiency: 9% ▼ -24.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $51,712
• Composite: 18.4/100
• National rank: #8937
• State rank: #104 of 129 in AL

Livability — Warrior

• Score: 58/100
• State rank: #360
• US rank: #21085

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety F User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrior, AL
• Population (ZIP): 14,097

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 669,185 people
• By 2030: 669,694 · +0.1%
• By 2040: 661,388 · -1.2%
• By 2050: 643,086 · -3.9%
• By 2075: 577,267 · -13.7%
• By 2100: 474,758 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 6%
• Common ancestry: Slovak 5% Italian 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: D (+10.4) · D 54.6% · R 44.2% · Other 1.2%
• 2008→2024 swing: +5.4pp toward D · 2008: 5.1pp · 2024: 10.4pp
• All cycles: 2024: D+10.4 2020: D+13.2 2016: D+7.2 2012: D+6.0 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.81%
• Current HPI: 250.1325
• Rent YoY: —
• Metro: —
• 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

+210.9% since first listed

22 events — show timeline

• 2026-05-19 Price Changed $125,900 Greater Alabama MLS
• 2026-05-10 Price Changed $126,900 Greater Alabama MLS
• 2026-05-07 Price Changed $127,900 Greater Alabama MLS
• 2026-05-03 Price Changed $128,900 Greater Alabama MLS
• 2026-04-29 Price Changed $129,900 Greater Alabama MLS
• 2026-04-26 Price Changed $130,900 Greater Alabama MLS
• 2026-04-18 Price Changed $131,900 Greater Alabama MLS
• 2026-04-11 Listed $132,500 Greater Alabama MLS
• 2025-03-24 Sold (Public Records) $45,000 Public Records
• 2025-03-24 Sold (MLS) $45,000 Greater Alabama MLS
• 2025-02-26 Contingent — Greater Alabama MLS
• 2025-01-28 Price Changed $50,000 Greater Alabama MLS
• 2025-01-20 Listed $60,000 Greater Alabama MLS
• 2024-09-05 Price Changed $65,000 Greater Alabama MLS
• 2024-09-05 Price Changed $69,900 Greater Alabama MLS
• 2024-08-06 Price Changed $70,000 Greater Alabama MLS
• 2024-07-19 Price Changed $75,000 Greater Alabama MLS
• 2024-07-12 Price Changed $79,900 Greater Alabama MLS
• 2024-05-18 Price Changed $99,999 Greater Alabama MLS
• 2024-05-09 Price Changed $109,999 Greater Alabama MLS
• 2024-04-22 Sold (Public Records) $50,000 Public Records
• 1987-07-31 Sold (Public Records) $40,500 Public Records