643 Clinton St Unit DUPLEX · Montgomery, AL 36108

$75,000

1 bd · 1.0 ba · 1,075 sqft · Townhouse · 185 Days on market

Built 1940 Fair condition 5,318 sqft lot $70/sqft · 57% below area

---

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 +0.6/10.0

Key facts

• Six foot fence
• New paint
• New roof

Tags

• NEW ROOF
• NEW PAINT
• SIX FOOT FENCE

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $279 ($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: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 6.2% 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: 124 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 45% 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 37% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 185 days — a 12% lower offer ($66k) 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 10.76%
• Cash-on-cash: 15.96%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $175,506
• List price: $75,000
• Delta: -57.27%
• Verdict: UNDERPRICED
• Comps: 13 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Columbia St	0.31mi	2/1.0 (+1)	1,024 (-5%)	0mo	$10,000	$10	72
643 Emerson St	0.06mi	2/1.0 (+1)	864 (-20%)	1mo	$22,000	$25	66
328 Columbia St	0.31mi	2/1.0 (+1)	928 (-14%)	0mo	$9,000	$10	58
317 Georgia St	0.20mi	2/1.0 (+1)	1,232 (+15%)	8mo	$16,000	$13	54
24 Flood St	0.51mi	2/1.0 (+1)	1,170 (+9%)	6mo	$33,000	$28	52
3440 Whiting Ave	1.16mi	2/1.0 (+1)	988 (-8%)	3mo	$37,000	$37	44
330 National St	1.45mi	2/1.0 (+1)	1,150 (+7%)	10mo	$50,000	$43	40
507 Cloverdale Rd #203	1.18mi	1/1.5	960 (-11%)	7mo	$192,000	$200	39
466 Earl Pl	1.01mi	2/1.0 (+1)	1,176 (+9%)	13mo	$20,000	$17	33
1549 S Court St	0.59mi	2/1.0 (+1)	1,315 (+22%)	12mo	$136,000	$103	33
3267 Mobile Dr	1.23mi	2/1.0 (+1)	1,304 (+21%)	6mo	$12,500	$10	30
3232 Southmont Dr	1.10mi	2/1.0 (+1)	1,218 (+13%)	14mo	$32,000	$26	27

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: 21.8%
• Equity multiple: 2.22×
• Total profit: $25,676
• Equity at exit: $32,492

10-year hold

• IRR: 23.1%
• Equity multiple: 4.24×
• Total profit: $67,970
• 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: 124
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,010 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $279

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 67%

Sensitivity live

Price	-10% $331	-5% $305	+0% $279	+5% $253	+10% $227
Rent	-10% $199	-5% $239	+0% $279	+5% $319	+10% $359
Rate	-1.0pp $317	-0.5pp $298	base $279	+0.5pp $260	+1.0pp $240

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
721 Central St Apt B Montgomery, AL	2.0	1.0	700	$945	$1.35	34d	1	0.07mi
721 Central St Apt B Montgomery, AL	2.0	1.0	1400	$900	$0.64	38d	1	0.07mi
24 Flood St Montgomery, AL	2.0	1.0	1140	$1,000	$0.88	162d	1	0.50mi
1531 S Court St Unit 1533 Montgomery, AL	1.0	1.0	1200	$1,900	$1.58	7d	1	0.58mi
1531 S Court St Unit 1531 Montgomery, AL	2.0	2.0	1500	$1,900	$1.27	46d	1	0.58mi
1747 S Court St Montgomery, AL	2.0	1.0	900	$995	$1.11	46d	1	0.64mi
1301 S Perry St Unit C Montgomery, AL	2.0	1.0	1100	$950	$0.86	51d	1	0.67mi
1301 S Perry St Unit A Montgomery, AL	2.0	1.0	1100	$950	$0.86	10d	1	0.67mi
1419 S Perry St Apt M Montgomery, AL	2.0	2.0	900	$1,225	$1.36	51d	1	0.68mi
1136 S Lawrence St Unit 1136 Montgomery, AL	2.0	1.0	900	$850	$0.94	1d	1	0.72mi
1130 S Lawrence St Unit 1130 Montgomery, AL	2.0	1.0	900	$875	$0.97	1d	1	0.72mi
1204 S McDonough St Unit B Montgomery, AL	2.0	1.0	1208	$1,200	$0.99	9d	1	0.79mi
1314 S Hull St Unit 1316B Montgomery, AL	1.0	1.0	866	$700	$0.81	184d	1	0.86mi
1316 S Hull St Unit B Montgomery, AL	1.0	1.0	866	$700	$0.81	184d	1	0.87mi
671 S Perry St Montgomery, AL	2.0	1.0–2.0	525	$1,360	$2.59	10d	1	0.89mi
1421 S Hull St Montgomery, AL	1.0	1.0	900	$1,100	$1.22	10d	1	0.89mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	10d	1	0.93mi
1813 S Hull St Montgomery, AL	1.0	1.0	800	$845	$1.06	5d	3	0.94mi
432 Clanton Ave Montgomery, AL	2.0	1.0	800	$995	$1.24	154d	1	0.95mi
329 Cloverdale Rd Montgomery, AL	1.0	1.0	850	$725	$0.85	184d	1	0.95mi
616 Martha St Unit 1 Montgomery, AL	1.0	1.0	900	$1,150	$1.28	50d	1	1.02mi
616 Martha St Montgomery, AL	2.0	1.0	900	$1,150	$1.28	50d	1	1.02mi
718 W Edgemont Ave Unit B Montgomery, AL	2.0	1.0	875	$800	$0.91	10d	1	1.07mi
429 Felder Ave Montgomery, AL	1.0	1.0	1000	$1,075	$1.07	154d	1	1.12mi
545 Clay St Montgomery, AL	2.0	2.0	1104	$1,050	$0.95	184d	1	1.12mi
433 Felder Ave Montgomery, AL	1.0	1.0	1000	$1,125	$1.12	10d	1	1.13mi
222 Mount Vernon Dr Apt C Montgomery, AL	2.0	1.0	800	$900	$1.12	10d	1	1.14mi
3440 Whiting Ave Montgomery, AL	2.0	1.0	988	$975	$0.99	2d	1	1.16mi
456 S Hull St Montgomery, AL	1.0	1.0	700	$725	$1.04	1d	1	1.19mi
456 S Hull St Montgomery, AL	1.0	1.0	700	$750	$1.07	10d	1	1.19mi
3032 Norman Bridge Rd Apt C Montgomery, AL	2.0	1.0	1100	$995	$0.90	10d	1	1.22mi
207 Montgomery St Montgomery, AL	1.0–2.0	1.0–2.0	891	$1,255	$1.41	1d	4	1.23mi
1960 Ridge Ave Montgomery, AL	1.0	1.0	1000	$1,125	$1.12	10d	1	1.25mi
547 S Bainbridge St Montgomery, AL	1.0	1.0	700	$800	$1.14	10d	1	1.26mi
3394 Southmont Dr Unit 3 Montgomery, AL	2.0	1.0	810	$1,050	$1.30	184d	1	1.27mi
3394 Southmont Dr Apt 4 Montgomery, AL	2.0	1.0	810	$1,050	$1.30	2d	1	1.27mi
3394 Southmont Dr Unit 2 Montgomery, AL	2.0	1.0	810	$1,475	$1.82	184d	1	1.27mi
133 E Edgemont Ave Unit 2 Montgomery, AL	2.0	1.0	950	$750	$0.79	51d	1	1.28mi
133 E Edgemont Ave Unit 2 Montgomery, AL	2.0	1.0	950	$750	$0.79	1d	1	1.28mi
3398 Southmont Dr Apt A Montgomery, AL	2.0	1.0	950	$775	$0.82	10d	1	1.29mi

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cable availableElectricity availableNatural gas availablePublic waterPublic sewer
• Home design: Single-story propertySlab foundationBlock and concrete constructionYear built from public records
• Construction: Block and concrete constructionSlab foundation
• Exterior features: Covered patioPorchFully fenced yardCity lot

Interior

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

Listing history 50 events

1. 2026-11-08
   days on market $75,000 Active 185 DOM
2. 2026-11-07
   days on market $75,000 Active 184 DOM
3. 2026-11-06
   days on market $75,000 Active 183 DOM
4. 2026-11-05
   days on market $75,000 Active 182 DOM
5. 2026-11-04
   days on market $75,000 Active 181 DOM
6. 2026-11-02
   days on market $75,000 Active 179 DOM
7. 2026-11-01
   days on market $75,000 Active 178 DOM
8. 2026-10-31
   days on market $75,000 Active 177 DOM
9. 2026-10-30
   days on market $75,000 Active 176 DOM
10. 2026-10-29
    days on market $75,000 Active 175 DOM
11. 2026-10-28
    days on market $75,000 Active 174 DOM
12. 2026-10-27
    days on market $75,000 Active 173 DOM
13. 2026-10-26
    days on market $75,000 Active 172 DOM
14. 2026-10-25
    days on market $75,000 Active 171 DOM
15. 2026-10-24
    days on market $75,000 Active 170 DOM
16. 2026-10-23
    days on market $75,000 Active 169 DOM
17. 2026-10-22
    days on market $75,000 Active 168 DOM
18. 2026-10-21
    days on market $75,000 Active 167 DOM
19. 2026-10-20
    days on market $75,000 Active 166 DOM
20. 2026-10-19
    days on market $75,000 Active 165 DOM
21. 2026-10-18
    days on market $75,000 Active 164 DOM
22. 2026-10-17
    days on market $75,000 Active 163 DOM
23. 2026-10-16
    days on market $75,000 Active 162 DOM
24. 2026-10-15
    days on market $75,000 Active 161 DOM
25. 2026-10-14
    days on market $75,000 Active 160 DOM
26. 2026-10-13
    days on market $75,000 Active 159 DOM
27. 2026-10-12
    days on market $75,000 Active 158 DOM
28. 2026-10-11
    days on market $75,000 Active 157 DOM
29. 2026-10-10
    days on market $75,000 Active 156 DOM
30. 2026-10-09
    days on market $75,000 Active 155 DOM
31. 2026-10-08
    days on market $75,000 Active 154 DOM
32. 2026-10-07
    days on market $75,000 Active 153 DOM
33. 2026-10-06
    days on market $75,000 Active 152 DOM
34. 2026-10-05
    days on market $75,000 Active 151 DOM
35. 2026-10-04
    days on market $75,000 Active 150 DOM
36. 2026-10-03
    days on market $75,000 Active 149 DOM
37. 2026-10-02
    days on market $75,000 Active 148 DOM
38. 2026-10-01
    days on market $75,000 Active 147 DOM
39. 2026-09-30
    days on market $75,000 Active 146 DOM
40. 2026-09-29
    days on market $75,000 Active 145 DOM
41. 2026-09-28
    days on market $75,000 Active 144 DOM
42. 2026-09-27
    days on market $75,000 Active 143 DOM
43. 2026-09-26
    days on market $75,000 Active 142 DOM
44. 2026-09-25
    days on market $75,000 Active 141 DOM
45. 2026-09-24
    days on market $75,000 Active 140 DOM
46. 2026-09-24
    days on market $75,000 Active 139 DOM
47. 2026-09-22
    days on market $75,000 Active 138 DOM
48. 2026-09-21
    days on market $75,000 Active 137 DOM
49. 2026-09-20
    days on market $75,000 Active 136 DOM
50. 2026-09-18
    days on market $75,000 Active 134 DOM

ⓘ 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: $12,114
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$2,182
• Taxable income: $2,293
• Est. tax owed @ 24.0%: −$550
• After-tax cash flow: $2,800/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 Est. rehab $26,875–$48,375 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 6/100

Zoned Schools

Elementary Nixon Elementary School F AL #618/627 Nat'l #40,579/41,679 Middle Bellingrath Middle School F AL #252/257 Nat'l #13,778/14,009 High Lanier Senior High School F AL #265/305 Nat'l #16,721/17,239

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

C Composite livability gradescore 65/100

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 · 224,008 people
• City population: 175,913
• Metro: Montgomery, AL
• Population (ZIP): 15,549
• Household income: $32,622
• Rent vs Own: 37.5% rent · 62.5% own
• Severe rent burden: 10% of renters

---

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%
• 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

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cable availableElectricity availableNatural gas availablePublic waterPublic sewer
• Home design: Single-story propertySlab foundationBlock and concrete constructionYear built from public records
• Construction: Block and concrete constructionSlab foundation
• Exterior features: Covered patioPorchFully fenced yardCity lot

Interior

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

Price history

1 event — show timeline

• 2026-05-07 Listed $75,000 MAAR