710 7th St · Montgomery, AL 36110

$55,000

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 152 Days on market

Built 1928 8,276 sqft lot $43/sqft · 19% above area Est $46k · 19% 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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home will be a great starter home, or investment property. HVAC, and water heater are very well maintained. Buyer to verify schools.

Key facts

• 8,276 sq ft lot
• Parking
• Built 1928

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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: 63 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $380 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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: 1.96% ✓
• Cap rate: 17.73%
• Cash-on-cash: 40.86%
• DSCR: 2.82
• GRM: 4.2

CMA / ARV

• ARV (median comp): $46,098
• List price: $55,000
• Delta: 19.31%
• 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
715 7th St	0.04mi	2/1.0 (-1)	1,136 (-11%)	4mo	$31,000	$27	71
525 5th St	0.18mi	4/2.0 (+1)	1,344 (+5%)	7mo	$110,000	$82	68
225 2nd St	0.32mi	3/1.0	1,415 (+10%)	1mo	$55,000	$39	67
960 N Gap Loop	0.16mi	3/1.5	1,114 (-13%)	6mo	$40,000	$36	64
3055 Alta Rd	0.52mi	3/1.0	1,300 (+2%)	11mo	$47,000	$36	64
117 Rotary St	0.62mi	3/1.0	1,245 (-3%)	12mo	$30,000	$24	57
815 N Gap Loop	0.31mi	3/2.0	1,110 (-13%)	4mo	$59,000	$53	56
3061 Alta Rd	0.51mi	3/1.0	1,404 (+10%)	5mo	$45,000	$32	56
428 Conrad St	0.72mi	3/1.5	1,352 (+6%)	5mo	$85,000	$63	50
114 Rotary St	0.65mi	3/1.0	1,132 (-12%)	2mo	$25,000	$22	49
2930 Milton Rd	0.63mi	3/2.0	1,186 (-7%)	10mo	$53,000	$45	46
2935 Tyler Rd	0.55mi	4/1.0 (+1)	1,135 (-11%)	14mo	$88,000	$78	39

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: 37.3%
• Equity multiple: 2.59×
• Total profit: $24,466
• Equity at exit: $8,201

10-year hold

• IRR: 43.9%
• Equity multiple: 5.17×
• Total profit: $64,240
• Equity at exit: $4,755

Cash invested: $15,400 (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: 63
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,079 high
• Mortgage (P&I): −$288
• Tax from tax record: −$17 /mo · $199/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $524

Break-even live

Break-even rent $415

Max offer price $55,000

Occupancy floor 46%

Sensitivity live

Price	-10% $555	-5% $540	+0% $524	+5% $509	+10% $493
Rent	-10% $439	-5% $482	+0% $524	+5% $567	+10% $610
Rate	-1.0pp $552	-0.5pp $538	base $524	+0.5pp $510	+1.0pp $496

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 6th St Montgomery, AL	3.0	1.0	1207	$1,095	$0.91	45d	1	0.11mi
325 3rd St Montgomery, AL	2.0	1.0	925	$850	$0.92	45d	1	0.28mi
3024 Tyler Rd Montgomery, AL	3.0	1.0	892	$725	$0.81	22d	1	0.47mi
3070 Tremont St Montgomery, AL	3.0	1.0	1102	$1,450	$1.32	45d	1	0.52mi
3 Rotary St Montgomery, AL	3.0	1.0	1131	$925	$0.82	22d	1	0.74mi
4029 Chelsea Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	45d	1	0.76mi
216 Gardendale Dr Montgomery, AL	3.0	1.0	900	$850	$0.94	22d	1	1.00mi
16 Garden St Montgomery, AL	3.0	1.5	1008	$775	$0.77	45d	1	1.00mi
105 Dyas Ct Montgomery, AL	3.0	1.0	1025	$1,095	$1.07	45d	1	1.00mi
298 Broadway St Montgomery, AL	2.0	1.0	896	$900	$1.00	45d	1	1.07mi
218 Broadway St Montgomery, AL	2.0	1.0	960	$895	$0.93	14d	1	1.09mi
204 W Park Ave Montgomery, AL	3.0	1.0	1145	$850	$0.74	22d	1	1.16mi
3452 Harris St Montgomery, AL	3.0	1.0	1400	$1,150	$0.82	22d	1	1.18mi
207 Destin St Montgomery, AL	3.0	1.0	966	$695	$0.72	22d	1	1.23mi
3329 Texas St Montgomery, AL	3.0	1.0	1000	$1,100	$1.10	45d	1	1.32mi
2107 Yarbrough Cir Montgomery, AL	3.0	1.0	910	$925	$1.02	45d	1	1.34mi
408 Briarbrook Dr #204 Montgomery, AL	3.0	2.0	1025	$1,000	$0.98	45d	1	1.36mi
408 Briarbrook Dr Montgomery, AL	3.0	2.0	1025	$960	$0.94	22d	1	1.36mi
2111 Yarbrough St Montgomery, AL	3.0	1.0	962	$795	$0.83	45d	1	1.37mi
3613 Erwin Dr Montgomery, AL	3.0	2.0	1092	$1,250	$1.14	45d	1	1.40mi
1653 N Yarbrough Ct Montgomery, AL	3.0	1.0	1130	$950	$0.84	22d	1	1.46mi

Listing history 18 events

1. 2026-06-14
   days on market $55,000 Active 152 DOM
2. 2026-06-13
   days on market $55,000 Active 151 DOM
3. 2026-06-10
   days on market $55,000 Active 149 DOM
4. 2026-06-09
   days on market $55,000 Active 148 DOM
5. 2026-06-08
   days on market $55,000 Active 147 DOM
6. 2026-06-07
   days on market $55,000 Active 146 DOM
7. 2026-06-03
   days on market $55,000 Active 142 DOM
8. 2026-06-02
   days on market $55,000 Active 141 DOM
9. 2026-06-01
   days on market $55,000 Active 140 DOM
10. 2026-05-31
    days on market $55,000 Active 139 DOM
11. 2026-05-30
    days on market $55,000 Active 138 DOM
12. 2026-01-12
    listed $55,000 Active 137-char remark

    Show marketing remark (137 chars)

    This home will be a great starter home, or investment property. HVAC, and water heater are very well maintained. Buyer to verify schools.

13. 2025-02-02
    historical $750
14. 2024-07-19
    listed $750
15. 2024-05-30
    historical $750
16. 2024-02-20
    listed $750
17. 2023-01-24
    listed $52,000 Active
18. 2022-08-11
    listed $52,000 Active

ⓘ 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: $199 · $17/mo
• Projected year-2 tax: $226 · $19/mo
• Expected delta: +$27/yr (+$2/mo · 13.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 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: $12,945
• − Mortgage interest: −$3,081
• − Property taxes: −$199
• − Insurance: −$275
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$1,600
• Taxable income: $5,719
• Est. tax owed @ 24.0%: −$1,373
• After-tax cash flow: $4,919/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

+5.8% since first listed

7 events — show timeline

• 2026-01-12 Listed $55,000 MAAR
• 2025-02-02 Rental Removed $750 MAAR
• 2024-07-19 Listed for Rent $750 MAAR
• 2024-05-30 Rental Removed $750 MAAR
• 2024-02-20 Listed for Rent $750 MAAR
• 2023-01-24 Listed $52,000 MAAR
• 2022-08-11 Listed $52,000 MAAR

Property tax history

-2.5%/yr

Latest (2025): $199 · +0.0% YoY. Source: county tax records.