643 Clinton St Unit DUPLEX · Montgomery, AL 36108

$75,000

1 bd · 1.0 ba · 1,075 sqft · SingleFamily · 45 Days on market

Built 1940 Fair condition 5,318 sqft lot $70/sqft · 236% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0

Key facts

• Six foot fence
• New paint
• New roof

Tags

• NEW ROOF
• NEW PAINT
• SIX FOOT FENCE

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story property; Slab foundation; Block and concrete construction; Year built from public records
• Construction: Block and concrete construction; Slab foundation
• Exterior features: Covered patio; Porch; Fully fenced yard; City lot

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Interior features: Carpet and laminate flooring
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: employment D, crime F, amenities D-.
• 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.
• Zoned schools: Nixon Elementary School (math 2% / reading 8%, grade F, #618 of 627 statewide, top 100%, 441 students, 97% FRL, charter); Bellingrath Middle School (math 0% / reading 12%, grade F, #252 of 257 statewide, top 98%, 607 students, 96% FRL, charter); Lanier Senior High School (math 2% / reading 12%, grade F, #265 of 305 statewide, top 89%, 798 students, 94% FRL) — zoned schools average 95% FRL vs 70% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 6% at this address vs 20% district-wide (-14 pts) — the specific schools serving this property underperform the Montgomery County average; the district grade overstates school quality for this exact location.
• Market conditions: 65 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (2.7% local appreciation)).
• Montgomery County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.35% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.10%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $22,312
• List price: $75,000
• Delta: 236.14%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 Georgia St	0.20mi	2/1.0 (+1)	1,232 (+15%)	4mo	$16,000	$13	58
24 Flood St	0.51mi	2/1.0 (+1)	1,170 (+9%)	1mo	$33,000	$28	55
2128 Early St	0.58mi	2/1.0 (+1)	1,119 (+4%)	10mo	$30,000	$27	52
2112 Stella St	0.59mi	2/1.0 (+1)	1,061 (-1%)	18mo	$20,000	$19	50
1824 S Holt St	0.51mi	2/1.0 (+1)	952 (-11%)	15mo	$22,000	$23	39
1108 S Lawrence St	0.73mi	2/1.0 (+1)	1,152 (+7%)	24mo	$97,500	$85	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.23×
• Total profit: $25,835
• Equity at exit: $32,492

10-year hold

• IRR: 23.3%
• Equity multiple: 4.25×
• Total profit: $68,312
• Equity at exit: $49,136

Cash invested: $21,000 (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 36108

• Home prices YoY: 2.9%
• Active inventory: 65
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,013 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $282

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 67%

Sensitivity live

Price	-10% $334	-5% $308	+0% $282	+5% $256	+10% $230
Rent	-10% $202	-5% $242	+0% $282	+5% $322	+10% $362
Rate	-1.0pp $319	-0.5pp $301	base $282	+0.5pp $262	+1.0pp $243

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Flood St Montgomery, AL	2.0	1.0	1140	$1,000	$0.88	22d	1	0.50mi
1301 S Perry St Unit A Montgomery, AL	2.0	1.0	1100	$950	$0.86	15d	1	0.67mi
1314 S Hull St Unit 1316B Montgomery, AL	1.0	1.0	866	$700	$0.81	45d	1	0.86mi
1316 S Hull St Unit B Montgomery, AL	1.0	1.0	866	$700	$0.81	45d	1	0.87mi
671 S Perry St Montgomery, AL	2.0	1.0–2.0	525	$1,360	$2.59	22d	1	0.89mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	45d	1	0.93mi
432 Clanton Ave Montgomery, AL	2.0	1.0	800	$995	$1.24	15d	1	0.95mi
329 Cloverdale Rd Montgomery, AL	1.0	1.0	850	$725	$0.85	45d	1	0.95mi
718 W Edgemont Ave Unit B Montgomery, AL	2.0	1.0	875	$800	$0.91	22d	1	1.07mi
429 Felder Ave Montgomery, AL	1.0	1.0	1000	$1,075	$1.07	15d	1	1.12mi
545 Clay St Montgomery, AL	2.0	2.0	1104	$1,050	$0.95	45d	1	1.12mi
605 Maxwell Blvd Montgomery, AL	1.0–2.0	1.0–2.0	971	$1,334	$1.37	15d	11	1.20mi
207 Montgomery St Montgomery, AL	1.0–2.0	1.0–2.0	890	$1,335	$1.50	15d	4	1.23mi
3394 Southmont Dr Unit 3 Montgomery, AL	2.0	1.0	810	$1,050	$1.30	45d	1	1.27mi
3394 Southmont Dr Unit 2 Montgomery, AL	2.0	1.0	810	$1,475	$1.82	45d	1	1.27mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	22d	1	1.31mi
603 Hubbard Ave Unit A Montgomery, AL	1.0	1.0	954	$950	$1.00	22d	1	1.39mi
215 N Court St Unit 04 Montgomery, AL	1.0	1.0	927	$1,570	$1.69	45d	1	1.50mi

Listing history 17 events

1. 2026-06-21
   days on market $75,000 Active 45 DOM
2. 2026-06-18
   days on market $75,000 Active 42 DOM
3. 2026-06-17
   days on market $75,000 Active 41 DOM
4. 2026-06-16
   days on market $75,000 Active 40 DOM
5. 2026-06-15
   days on market $75,000 Active 39 DOM
6. 2026-06-14
   days on market $75,000 Active 37 DOM
7. 2026-06-13
   days on market $75,000 Active 36 DOM
8. 2026-06-10
   days on market $75,000 Active 34 DOM
9. 2026-06-09
   days on market $75,000 Active 33 DOM
10. 2026-06-08
    days on market $75,000 Active 32 DOM
11. 2026-06-07
    days on market $75,000 Active 31 DOM
12. 2026-06-03
    days on market $75,000 Active 27 DOM
13. 2026-06-02
    days on market $75,000 Active 26 DOM
14. 2026-06-01
    days on market $75,000 Active 25 DOM
15. 2026-05-31
    days on market $75,000 Active 24 DOM
16. 2026-05-30
    days on market $75,000 Active 23 DOM
17. 2026-05-07
    listed $75,000 Active 251-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 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: $12,152
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$2,182
• Taxable income: $2,325
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $2,823/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.

Condition & rehab AI · 30 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and appeal to buyers/renters. Updates to the kitchen and bathroom, along with exterior repairs, would significantly increase its value.

Repairs flagged

• Major kitchen appliances — outdated and worn
• Major bathroom fixtures — dated and in need of replacement
• Moderate exterior siding — moderate wear
• Moderate windows — some appear old and may need replacement

Value-add opportunities

• Both update kitchen appliances — modern appliances would attract more buyers/renters
• Both replace bathroom fixtures — new fixtures would improve both resale and rental appeal
• Both paint interior walls — fresh paint would improve the home's appearance and value
• Both replace carpet — new carpet would improve the home's appearance and value
• Both repair exterior siding — new siding would improve the home's appearance and value
• Both replace windows — new windows would improve the home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · outdated and worn	Major	$15,000–50,000
bathroom fixtures · dated and in need of replacement	Major	$15,000–50,000
exterior siding · moderate wear	Moderate	$3,000–15,000
windows · some appear old and may need replacement	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$36,000–130,000

Value-add ROI direction

• Both update kitchen appliances — modern appliances would attract more buyers/renters ↑
• Both replace bathroom fixtures — new fixtures would improve both resale and rental appeal ↑
• Both paint interior walls — fresh paint would improve the home's appearance and value ↑
• Both replace carpet — new carpet would improve the home's appearance and value ↑
• Both repair exterior siding — new siding would improve the home's appearance and value ↑
• Both replace windows — new windows would improve the home's appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 175,913
• Population (ZIP): 15,549

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 (82%)
• Race & ethnicity: Black 82% White 10% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% 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: ▲ 2.71%
• Current HPI: 95.2405
• 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

1 event — show timeline

• 2026-05-07 Listed $75,000 MAAR