2812 Tremont St · Montgomery, AL 36110

$65,000

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 43 Days on market

Built 1975 0.33 ac lot $48/sqft · 16% below area Est $77k · 16% under

---

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 +30.0/30.0
• ARV discount +14.7/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

This is a Great home and has been well maintained. Home is very clean and move in ready. New roof 2009. New water heater. Good size lot that is fully fenced. Home sold "As Is" so new owner can do their own upgrades on paint and flooring. Lots of room and spacious closets. All windows have burglar bars and front and back door have steel burglar doors. Outside storage unit to remain. This convenient location provides easy access to shopping, schools, churches and more. Easy to show and shows well. Don't pass up this exceptional property. Verify school zones with Board of Education.

Key facts

• 0.33 acre lot
• Parking
• Built 1975

Property features AI

Finance

• Other: Home warranty included

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story home; Brick and wood siding exterior; Slab foundation; Built per public records
• Construction: Brick construction; Wood siding; Slab foundation; 1 story
• Exterior features: Fully fenced yard; Covered porch; Patio; Storage structure; Full fencing

Interior

• Kitchen: Electric range; Smooth cooktop; Microwave; Disposal; Plumbed for ice maker; Gas water heater
• Bedrooms: Bedrooms on the first floor
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms (first floor)
• Heating & cooling: Central heating (gas); Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Living/Dining room configuration; Living room; Family room; Laundry room
• Laundry & utility: Laundry room on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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: 62 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $449 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 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 $54k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1975 — 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. 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?
5. 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.
6. 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.
7. 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: 1.65% ✓
• Cap rate: 14.12%
• Cash-on-cash: 27.97%
• DSCR: 2.24
• GRM: 5.0

CMA / ARV

• ARV (median comp): $77,450
• List price: $65,000
• Delta: -16.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
428 Conrad St	0.08mi	3/1.5	1,352 (+0%)	5mo	$85,000	$63	90
548 Conrad St	0.17mi	3/2.0	1,352 (+0%)	4mo	$77,000	$57	88
345 Milton Rd	0.33mi	4/1.0 (+1)	1,350 (0%)	0mo	$49,900	$37	75
3061 Alta Rd	0.27mi	3/1.0	1,404 (+4%)	5mo	$45,000	$32	72
225 2nd St	0.39mi	3/1.0	1,415 (+5%)	1mo	$55,000	$39	69
3055 Alta Rd	0.26mi	3/1.0	1,300 (-4%)	11mo	$47,000	$36	69
921 Oakbrook Dr	0.20mi	4/2.0 (+1)	1,502 (+11%)	1mo	$100,000	$67	66
2930 Milton Rd	0.11mi	3/2.0	1,186 (-12%)	10mo	$53,000	$45	66
525 5th St	0.56mi	4/2.0 (+1)	1,344 (-0%)	7mo	$110,000	$82	62
10 Johnson Ave	0.49mi	2/2.0 (-1)	1,490 (+10%)	4mo	$41,000	$28	51
117 Rotary St	0.74mi	3/1.0	1,245 (-8%)	12mo	$30,000	$24	38
43 Michigan Ave	0.72mi	3/1.0	1,196 (-11%)	10mo	$32,000	$27	36

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: 22.1%
• Equity multiple: 1.91×
• Total profit: $16,488
• Equity at exit: $9,692

10-year hold

• IRR: 30.2%
• Equity multiple: 3.70×
• Total profit: $49,153
• Equity at exit: $5,620

Cash invested: $18,200 (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 36110

• Home prices YoY: -34.8%
• Active inventory: 62
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,074 high
• Mortgage (P&I): −$341
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $424

Break-even live

Break-even rent $537

Max offer price $65,000

Occupancy floor 56%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3024 Tyler Rd Montgomery, AL	3.0	1.0	892	$725	$0.81	21d	1	0.23mi
3070 Tremont St Montgomery, AL	3.0	1.0	1102	$1,450	$1.32	44d	1	0.27mi
325 3rd St Montgomery, AL	2.0	1.0	925	$850	$0.92	44d	1	0.43mi
105 Dyas Ct Montgomery, AL	3.0	1.0	1025	$1,095	$1.07	44d	1	0.43mi
622 6th St Montgomery, AL	3.0	1.0	1207	$1,095	$0.91	44d	1	0.63mi
3 Rotary St Montgomery, AL	3.0	1.0	1131	$925	$0.82	21d	1	0.68mi
408 Briarbrook Dr Montgomery, AL	3.0	2.0	1025	$960	$0.94	21d	1	0.76mi
408 Briarbrook Dr #204 Montgomery, AL	3.0	2.0	1025	$1,000	$0.98	44d	1	0.76mi
16 Garden St Montgomery, AL	3.0	1.5	1008	$775	$0.77	44d	1	0.83mi
204 W Park Ave Montgomery, AL	3.0	1.0	1145	$850	$0.74	21d	1	0.90mi
207 Destin St Montgomery, AL	3.0	1.0	966	$695	$0.72	21d	1	0.98mi
216 Gardendale Dr Montgomery, AL	3.0	1.0	900	$850	$0.94	21d	1	1.08mi
4029 Chelsea Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	44d	1	1.11mi
3613 Erwin Dr Montgomery, AL	3.0	2.0	1092	$1,250	$1.14	44d	1	1.17mi
218 Broadway St Montgomery, AL	2.0	1.0	960	$895	$0.93	14d	1	1.24mi
298 Broadway St Montgomery, AL	2.0	1.0	896	$900	$1.00	44d	1	1.28mi
3452 Harris St Montgomery, AL	3.0	1.0	1400	$1,150	$0.82	21d	1	1.36mi
1653 N Yarbrough Ct Montgomery, AL	3.0	1.0	1130	$950	$0.84	21d	1	1.40mi
3329 Texas St Montgomery, AL	3.0	1.0	1000	$1,100	$1.10	44d	1	1.44mi

Listing history 19 events

1. 2026-06-18
   days on market $65,000 Active 43 DOM
2. 2026-06-17
   days on market $65,000 Active 42 DOM
3. 2026-06-16
   days on market $65,000 Active 41 DOM
4. 2026-06-15
   days on market $65,000 Active 40 DOM
5. 2026-06-14
   days on market $65,000 Active 38 DOM
6. 2026-06-13
   days on market $65,000 Active 37 DOM
7. 2026-06-10
   days on market $65,000 Active 35 DOM
8. 2026-06-09
   days on market $65,000 Active 34 DOM
9. 2026-06-08
   days on market $65,000 Active 33 DOM
10. 2026-06-07
    days on market $65,000 Active 32 DOM
11. 2026-06-03
    days on market $65,000 Active 28 DOM
12. 2026-06-02
    days on market $65,000 Active 27 DOM
13. 2026-06-01
    days on market $65,000 Active 26 DOM
14. 2026-05-31
    days on market $65,000 Active 25 DOM
15. 2026-05-30
    days on market $65,000 Active 24 DOM
16. 2026-05-04
    listed $65,000 Active 559-char remark
17. 2025-02-28
    soldstatus $53,572
18. 2018-04-02
    soldstatus $40,000 597-char remark

    Show marketing remark (597 chars)

    This is a Great home and has been well maintained. Home is very clean and move in ready. New roof 2009. New water heater. Good size lot that is fully fenced. Home sold "As Is" so new owner can do their own upgrades on paint and flooring. Lots of room and spacious closets. All windows have burglar bars and front and back door have steel burglar doors. Outside storage unit to remain. This convenient location provides easy access to shopping, schools, churches and more. Easy to show and shows well. Don't pass up this exceptional property. Verify school zones with Board of Education.

19. 2017-07-19
    listed $49,900 597-char remark

    Show marketing remark (597 chars)

    This is a Great home and has been well maintained. Home is very clean and move in ready. New roof 2009. New water heater. Good size lot that is fully fenced. Home sold "As Is" so new owner can do their own upgrades on paint and flooring. Lots of room and spacious closets. All windows have burglar bars and front and back door have steel burglar doors. Outside storage unit to remain. This convenient location provides easy access to shopping, schools, churches and more. Easy to show and shows well. Don't pass up this exceptional property. Verify school zones with Board of Education.

ⓘ 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: $674 · $56/mo
• Projected year-2 tax: $674 · $56/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $12,887
• − Mortgage interest: −$3,641
• − Property taxes: −$674
• − Insurance: −$325
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$1,891
• Taxable income: $4,294
• Est. tax owed @ 24.0%: −$1,030
• After-tax cash flow: $4,060/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): 12,102
• Household income: $47,315
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 753.0

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 11% Two or more races 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -35.37%
• Current HPI: 66.3114
• 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

+30.3% since first listed

4 events — show timeline

• 2026-05-04 Listed $65,000 MAAR
• 2025-02-28 Sold (Public Records) $53,572 Public Records
• 2018-04-02 Sold (MLS) $40,000 MAAR
• 2017-07-19 Listed $49,900 MAAR

Property tax history

+4.5%/yr

Latest (2025): $674 · -10.3% YoY. Source: county tax records.