1150 Rosedale Dr · Montgomery, AL 36107

$90,000

3 bd · 1.0 ba · 1,547 sqft · SingleFamily public records · 78 Days on market

Built 1957 $58/sqft · 26% below area Est $122k · 26% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

A DIAMOND IN THE ROUGH! If you are looking for a fixer upper to call your own or an investor looking to add to your portfolio, then this may be the home for you! LOCATION, LOCATION, LOCATION! Centrally located off Federal Drive, this home is close to just about everything! 3 minute drive to the Fairgrounds, 6 minute drive to Cramton Bowl, nearby shopping at the Neighborhood Market and Farmer's Market. Very close to Gunter AFB and schools. * New windows in front of home 3yrs. ago (Bedroom, Livingroom and Sunroom) * New HVAC in 2020 * Water Heater 3yrs. old Call me or your favorite REALTOR® to see this home! More pictures to come.

Key facts

• New hvac
• Centrally located
• Close to fairgrounds

Tags

• CENTRALLY LOCATED
• CLOSE TO FAIRGROUNDS
• CLOSE TO CRAMTON BOWL
• NEARBY SHOPPING
• NEW WINDOWS
• NEW HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: 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 21d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $622 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $90k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1957 — 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: 1.31% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.26%
• DSCR: 1.86
• GRM: 6.4

CMA / ARV

• ARV (median comp): $122,136
• List price: $90,000
• Delta: -26.31%
• 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
524 Morningview Dr	0.55mi	3/1.0	1,518 (-2%)	5mo	$103,000	$68	67
2129 Windsor Ave	0.57mi	3/1.0	1,585 (+2%)	5mo	$135,000	$85	65
20 Arden Rd	0.74mi	3/2.0	1,575 (+2%)	1mo	$165,000	$105	58
2311 Mccarter Ave	0.41mi	3/2.0	1,765 (+14%)	0mo	$64,000	$36	53
559 Capitol Parkway Ct	0.71mi	4/1.0 (+1)	1,628 (+5%)	4mo	$90,000	$55	49
2200 Windsor Ave	0.59mi	3/2.0	1,400 (-10%)	5mo	$125,000	$89	48
2851 Ashley Ave	0.47mi	3/1.0	1,332 (-14%)	9mo	$120,101	$90	47
3025 Brevard Ave	0.72mi	3/1.0	1,400 (-10%)	7mo	$136,000	$97	45
1923 Mckinley Ave	0.74mi	3/1.5	1,354 (-12%)	1mo	$111,400	$82	42
1915 Mckinley Ave	0.75mi	3/2.0	1,384 (-10%)	3mo	$148,000	$107	41
533 Morningview Dr	0.52mi	4/2.0 (+1)	1,726 (+12%)	9mo	$159,900	$93	40
106 Kent St	0.75mi	3/2.0	1,318 (-15%)	11mo	$136,500	$104	27

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: 13.3%
• Equity multiple: 1.54×
• Total profit: $13,618
• Equity at exit: $13,419

10-year hold

• IRR: 23.5%
• Equity multiple: 3.20×
• Total profit: $55,484
• Equity at exit: $7,782

Cash invested: $25,200 (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 36107

• Home prices YoY: -10.9%
• Rents YoY: 5.0%
• Active inventory: 67
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$472
• Tax from tax record: −$18 /mo · $212/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $404

Break-even live

Break-even rent $667

Max offer price $90,000

Occupancy floor 61%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2822 Sumter Ave Montgomery, AL	3.0	2.5	1617	$1,300	$0.80	21d	1	0.37mi
2001 Speigle St Montgomery, AL	3.0	1.0	1260	$1,035	$0.82	43d	1	0.37mi
2814 Ashley Ave Montgomery, AL	3.0	2.0	1683	$1,350	$0.80	13d	1	0.42mi
2769 Pelzer Ave Montgomery, AL	3.0	2.0	1608	$1,325	$0.82	43d	1	0.44mi
2019 Amos St Montgomery, AL	3.0	1.5	1134	$985	$0.87	43d	1	0.52mi
2122 Windsor Ave Montgomery, AL	2.0	1.0	1052	$725	$0.69	43d	1	0.60mi
2076 Midway St Montgomery, AL	3.0	1.0	1068	$1,000	$0.94	43d	1	0.60mi
2056 Midway St Montgomery, AL	3.0	1.0	1110	$985	$0.89	43d	1	0.61mi
3008 Cabot St Montgomery, AL	4.0	2.0	1300	$1,150	$0.88	43d	1	0.67mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	43d	1	0.67mi
2310 Yancey Ave Montgomery, AL	3.0	1.0	1212	$1,250	$1.03	43d	1	0.70mi
942 Parkwood Ct Montgomery, AL	4.0	2.0	1752	$1,299	$0.74	13d	1	0.72mi
19 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	2022	$795	$0.39	43d	1	0.73mi
2243 Winona Ave Montgomery, AL	3.0	1.0	1492	$1,225	$0.82	21d	1	0.74mi
2009 Yancey Ave Montgomery, AL	3.0	1.0	1140	$1,080	$0.95	21d	1	0.75mi
3050 Willena Ave Montgomery, AL	3.0	1.0	1466	$985	$0.67	21d	1	0.76mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	13d	1	0.85mi
167 E Salem Dr Montgomery, AL	3.0	2.0	1700	$1,050	$0.62	43d	1	0.89mi
7 Bradley Dr Montgomery, AL	3.0	2.0	1529	$1,500	$0.98	13d	1	0.91mi
2229 Madison Ave Montgomery, AL	2.0	1.0	1100	$625	$0.57	43d	1	0.91mi
508 Glenmore Rd Montgomery, AL	2.0	1.0	1135	$1,000	$0.88	43d	1	0.91mi
3105 Pelzer Ave Montgomery, AL	4.0	2.0	1605	$1,425	$0.89	43d	1	0.92mi
740 Coliseum Blvd Unit 740A Montgomery, AL	2.0	1.0	1100	$895	$0.81	13d	1	0.92mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	21d	1	0.95mi
18 Oak Forest Dr Montgomery, AL	3.0	2.0	1580	$1,050	$0.66	21d	1	0.96mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	43d	1	0.98mi
1024 Grenada Dr Montgomery, AL	3.0	1.0	1144	$1,125	$0.98	43d	1	1.00mi
2004 Capitol Ave Unit 1043879P Montgomery, AL	4.0	2.5	1797	$3,518	$1.96	13d	1	1.08mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	43d	1	1.11mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	13d	1	1.11mi
2113 Brewton St Montgomery, AL	3.0	1.0	1363	$1,150	$0.84	43d	1	1.12mi
1501 Winona Ave Montgomery, AL	2.0	1.0	1930	$1,000	$0.52	21d	1	1.14mi
1007 Highpoint Rd Montgomery, AL	4.0	2.0	2089	$1,581	$0.76	13d	1	1.14mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	21d	1	1.16mi
3452 Harris St Montgomery, AL	3.0	1.0	1400	$1,150	$0.82	21d	1	1.20mi
3462 Biltmore Ave Montgomery, AL	3.0	2.0	1685	$1,225	$0.73	21d	1	1.21mi
1653 N Yarbrough Ct Montgomery, AL	3.0	1.0	1130	$950	$0.84	21d	1	1.24mi
39 S Lewis St Montgomery, AL	2.0	1.0	1209	$950	$0.79	43d	1	1.24mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	13d	1	1.28mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	21d	1	1.30mi

Listing history 21 events

1. 2026-06-18
   days on market $90,000 Active 78 DOM
2. 2026-06-17
   days on market $90,000 Active 77 DOM
3. 2026-06-16
   days on market $90,000 Active 76 DOM
4. 2026-06-15
   days on market $90,000 Active 75 DOM
5. 2026-06-14
   days on market $90,000 Active 73 DOM
6. 2026-06-13
   pricedays on market $90,000 Active 72 DOM
7. 2026-06-10
   days on market $110,000 Active 70 DOM
8. 2026-06-09
   days on market $110,000 Active 69 DOM
9. 2026-06-08
   days on market $110,000 Active 68 DOM
10. 2026-06-07
    days on market $110,000 Active 67 DOM
11. 2026-06-03
    days on market $110,000 Active 63 DOM
12. 2026-06-02
    days on market $110,000 Active 62 DOM
13. 2026-06-01
    days on market $110,000 Active 61 DOM
14. 2026-05-31
    days on market $110,000 Active 60 DOM
15. 2026-05-30
    days on market $110,000 Active 59 DOM
16. 2026-05-11
    price $110,000 654-char remark

    Show marketing remark (654 chars)

    A DIAMOND IN THE ROUGH! If you are looking for a fixer upper to call your own or an investor looking to add to your portfolio, then this may be the home for you! LOCATION, LOCATION, LOCATION! Centrally located off Federal Drive, this home is close to just about everything! 3 minute drive to the Fairgrounds, 6 minute drive to Cramton Bowl, nearby shopping at the Neighborhood Market and Farmer's Market. Very close to Gunter AFB and schools. * New windows in front of home 3yrs. ago (Bedroom, Livingroom and Sunroom) * New HVAC in 2020 * Water Heater 3yrs. old Call me or your favorite REALTOR® to see this home! More pictures to come.

17. 2026-03-31
    listed $120,000 Active 654-char remark

    Show marketing remark (654 chars)

    A DIAMOND IN THE ROUGH! If you are looking for a fixer upper to call your own or an investor looking to add to your portfolio, then this may be the home for you! LOCATION, LOCATION, LOCATION! Centrally located off Federal Drive, this home is close to just about everything! 3 minute drive to the Fairgrounds, 6 minute drive to Cramton Bowl, nearby shopping at the Neighborhood Market and Farmer's Market. Very close to Gunter AFB and schools. * New windows in front of home 3yrs. ago (Bedroom, Livingroom and Sunroom) * New HVAC in 2020 * Water Heater 3yrs. old Call me or your favorite REALTOR® to see this home! More pictures to come.

18. 2010-05-07
    soldstatus $42,000 369-char remark

    Show marketing remark (369 chars)

    This beauty is the Best Priced Listing in this neighborhood per MLS as of 10/15/2009. It is ready for immediate occupancy. There are beautiful hardwood floors and a fenced in back yard. This property maybe purchased for as little as 3% down. It is also approved for homepath renovation mortgage financing. Please call or have your agent call for additional information.

19. 2009-10-15
    listed $54,000 369-char remark

    Show marketing remark (369 chars)

    This beauty is the Best Priced Listing in this neighborhood per MLS as of 10/15/2009. It is ready for immediate occupancy. There are beautiful hardwood floors and a fenced in back yard. This property maybe purchased for as little as 3% down. It is also approved for homepath renovation mortgage financing. Please call or have your agent call for additional information.

20. 2003-10-31
    soldstatus $79,000
21. 2003-08-23
    listed $79,000

ⓘ 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: $212 · $18/mo
• Projected year-2 tax: $369 · $31/mo
• Expected delta: +$157/yr (+$13/mo · 74.4%)

ⓘ 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 2/10 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: $14,150
• − Mortgage interest: −$5,041
• − Property taxes: −$212
• − Insurance: −$450
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$2,618
• Taxable income: $3,565
• Est. tax owed @ 24.0%: −$856
• After-tax cash flow: $3,998/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

+39.2% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $110,000 MAAR
• 2026-03-31 Listed $120,000 MAAR
• 2010-05-07 Sold (MLS) $42,000 MAAR
• 2009-10-15 Listed $54,000 MAAR
• 2003-10-31 Sold (MLS) $79,000 MAAR
• 2003-08-23 Listed $79,000 MAAR

Property tax history

-7.2%/yr

Latest (2018): $212 · -25.8% YoY. Source: county tax records.