325 Bitford Way · Montgomery, AL 36106

$119,900

3 bd · 3.0 ba · 1,522 sqft · SingleFamily public records · 6 Days on market

Built 1967 10,018 sqft lot Est $114k · 5% over

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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 +26.7/30.0
• DSCR +9.1/10.0
• 1% rule +6.5/10.0
• ARV discount +5.2/15.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This classic 3-bedroom, 2.5-bathroom brick ranch home balances traditional character with functional living. The inviting front exterior features a manicured lawn and a patterned walkway leading to the front entrance. Inside, warm hardwood flooring runs through the comfortable bedrooms, highlighting the home’s timeless appeal. The functional kitchen comes equipped with matching white appliances, a classic tile backsplash, and durable wood-look flooring that flows seamlessly into an expansive, light-filled living area. Designed for easy daily living, the spacious main living room features a cooling ceiling fan and convenient access to the home’s half bath. Two rear doors lead dir

Key facts

• Hardwood flooring
• Wood-look flooring
• White appliances

Tags

• MANICURED LAWN
• PATTERNED WALKWAY
• HARDWOOD FLOORING
• WHITE APPLIANCES
• TILE BACKSPLASH
• WOOD-LOOK FLOORING

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: One-story property
• Construction: Brick construction; Slab foundation; Built (year per public records)
• Exterior features: Fully fenced yard; City lot with approximate dimensions 145 x 70

Interior

• Kitchen: Gas water heater
• Bedrooms: Two bedrooms on the first level
• Flooring: Tile; Wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tile and wood flooring; Living room on the first level; Kitchen on the first level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.5% 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 (+6.3%/yr); 137 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $829 of loan paydown is wiped out by about $4k 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 + 6.3% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• 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 $119,900

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.57%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $114,150
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
342 Winderton Dr	0.18mi	3/1.5	1,546 (+2%)	21mo	$100,000	$65	66
308 Upton Rd	0.10mi	3/2.0	1,301 (-14%)	3mo	$87,000	$67	65
327 Kingswood Dr	0.07mi	3/2.0	1,404 (-8%)	24mo	$115,000	$82	60
423 Daman Dr	0.73mi	3/2.0	1,460 (-4%)	2mo	$120,000	$82	54
5128 E Linda Cir	0.38mi	3/1.5	1,360 (-11%)	13mo	$115,000	$85	47
307 Daman Dr	0.73mi	3/2.0	1,441 (-5%)	13mo	$95,000	$66	43
608 Green Leaf Dr	0.49mi	4/2.0 (+1)	1,365 (-10%)	12mo	$125,000	$92	41
5161 Cater Dr	0.48mi	3/2.0	1,324 (-13%)	14mo	$87,800	$66	40
636 Green Leaf Dr	0.44mi	4/2.0 (+1)	1,365 (-10%)	17mo	$102,000	$75	40
628 Green Leaf Dr	0.45mi	4/2.0 (+1)	1,365 (-10%)	24mo	$90,000	$66	33

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 · 6.29% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.18×
• Total profit: $5,880
• Equity at exit: $17,877

10-year hold

• IRR: 16.6%
• Equity multiple: 2.56×
• Total profit: $52,270
• Equity at exit: $10,367

Cash invested: $33,572 (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 36106

• Home prices YoY: -13.1%
• Rents YoY: 6.3%
• Active inventory: 137
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$629
• Tax from tax record: −$85 /mo · $1,025/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $324

Break-even live

Break-even rent $967

Max offer price $119,900

Occupancy floor 71%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
350 Southlawn Dr Montgomery, AL	4.0	2.0	1332	$1,400	$1.05	14d	1	0.28mi
350 Southlawn Dr Montgomery, AL	4.0	2.0	1332	$1,400	$1.05	44d	1	0.28mi
5002 Greensboro Ct Montgomery, AL	3.0	1.5	1100	$1,195	$1.09	44d	1	0.36mi
5125 E Linda Cir Montgomery, AL	4.0	2.0	1497	$1,450	$0.97	44d	1	0.37mi
636 Green Leaf Dr Montgomery, AL	4.0	2.0	1365	$1,350	$0.99	21d	1	0.43mi
5190 Greensboro Dr Montgomery, AL	3.0	1.5	1220	$895	$0.73	21d	1	0.45mi
5154 Greensboro Dr Montgomery, AL	3.0	1.5	1430	$1,250	$0.87	44d	1	0.48mi
5101 Levenson Rd Montgomery, AL	3.0	2.0	1182	$1,000	$0.85	44d	1	0.65mi

Listing history 6 events

1. 2026-06-18
   days on market $119,900 Active 6 DOM
2. 2026-06-17
   days on market $119,900 Active 5 DOM
3. 2026-06-16
   days on market $119,900 Active 4 DOM
4. 2026-06-15
   days on market $119,900 Active 3 DOM
5. 2026-06-13
   remarks 687-char remark
6. 2026-06-13
   listed $119,900 Active 1 DOM

ⓘ 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: $1,025 · $85/mo
• Projected year-2 tax: $1,025 · $85/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 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: $16,525
• − Mortgage interest: −$6,716
• − Property taxes: −$1,025
• − Insurance: −$600
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$3,488
• Taxable income: $2,052
• Est. tax owed @ 24.0%: −$493
• After-tax cash flow: $3,392/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): 14,065
• Household income: $69,087
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 876.0

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 0.58)
• Race & ethnicity: White 47% Black 43% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 3%

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: ▼ -22.82%
• Current HPI: 151.1822
• Rent YoY: ▲ 6.29%
• 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

+105.0% since first listed

5 events — show timeline

• 2026-06-12 Listed $119,900 MAAR
• 2024-03-24 Rental Removed $850 APPFOLIO
• 2024-03-21 Listed for Rent $850 APPFOLIO
• 2021-03-26 Sold (Public Records) $230,000 Public Records
• 2021-02-08 Listed $58,500 MAAR

Property tax history

+14.4%/yr

Latest (2025): $1,025 · +7.0% YoY. Source: county tax records.