520 E Shawnee Dr · Montgomery, AL 36107

$49,900

2 bd · 1.0 ba · 1,373 sqft · SingleFamily public records · 104 Days on market

Built 1943 0.28 ac lot $36/sqft · 22% below area Est $69k · 27% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to 520 E Shawnee Dr in Montgomery, AL. This one-story home features 2 bedrooms and 1 full bathroom with a functional layout. The property includes both a living room and a separate family room, providing multiple spaces for everyday living, entertaining, or flexible use. Schedule a showing to see all that this property has to offer!

Key facts

• One story home
• Living room
• Separate family room

Tags

• ONE STORY HOME
• LIVING ROOM
• SEPARATE FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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 lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 39% 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $25k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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: 2.10% ✓
• Cap rate: 18.01%
• Cash-on-cash: 41.83%
• DSCR: 2.86
• GRM: 4.0

CMA / ARV

• ARV (median comp): $68,583
• List price: $49,900
• Delta: -27.24%
• 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
1923 Mckinley Ave	0.36mi	3/1.5 (+1)	1,354 (-1%)	1mo	$111,400	$82	73
1915 Mckinley Ave	0.34mi	3/2.0 (+1)	1,384 (+1%)	3mo	$148,000	$107	71
717 W Shawnee Dr W	0.21mi	3/1.0 (+1)	1,216 (-11%)	4mo	$57,000	$47	63
1540 St Charles Ave	0.44mi	3/1.0 (+1)	1,462 (+6%)	1mo	$93,000	$64	63
1612 Madison Ave	0.52mi	3/1.0 (+1)	1,418 (+3%)	7mo	$118,900	$84	60
1536 St Charles Ave	0.44mi	3/1.0 (+1)	1,462 (+6%)	5mo	$77,000	$53	59
2200 Windsor Ave	0.59mi	3/2.0 (+1)	1,400 (+2%)	5mo	$125,000	$89	56
2015 Stokes St	0.43mi	3/2.0 (+1)	1,280 (-7%)	7mo	$100,000	$78	54
2019 Stokes St	0.44mi	3/2.0 (+1)	1,280 (-7%)	8mo	$105,000	$82	52
1814 James Ave	0.73mi	3/2.0 (+1)	1,425 (+4%)	1mo	$61,000	$43	50
1839 James Ave	0.71mi	3/1.0 (+1)	1,520 (+11%)	4mo	$50,000	$33	40
2206 Winona Ave	0.69mi	3/2.0 (+1)	1,564 (+14%)	9mo	$135,000	$86	28

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: 40.8%
• Equity multiple: 2.80×
• Total profit: $25,149
• Equity at exit: $7,440

10-year hold

• IRR: 48.0%
• Equity multiple: 6.10×
• Total profit: $71,319
• Equity at exit: $4,314

Cash invested: $13,972 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,047 high
• Mortgage (P&I): −$262
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $487

Break-even live

Break-even rent $430

Max offer price $49,900

Occupancy floor 48%

Sensitivity live

Price	-10% $515	-5% $501	+0% $487	+5% $473	+10% $459
Rent	-10% $404	-5% $446	+0% $487	+5% $528	+10% $570
Rate	-1.0pp $512	-0.5pp $500	base $487	+0.5pp $474	+1.0pp $461

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Glenmore Rd Montgomery, AL	2.0	1.0	1135	$1,000	$0.88	44d	1	0.13mi
517 N Florida St Unit B Montgomery, AL	2.0	1.0	900	$750	$0.83	44d	1	0.36mi
2023 Windsor Ave Montgomery, AL	2.0	1.0	889	$895	$1.01	44d	1	0.44mi
2009 Yancey Ave Montgomery, AL	3.0	1.0	1140	$1,080	$0.95	21d	1	0.47mi
1517 Madison Ave Montgomery, AL	1.0	1.0	1044	$650	$0.62	44d	1	0.51mi
1517 Madison Ave Montgomery, AL	1.0	1.0	1044	$650	$0.62	21d	1	0.51mi
2122 Windsor Ave Montgomery, AL	2.0	1.0	1052	$725	$0.69	44d	1	0.54mi
2503 Skyline Ave Montgomery, AL	3.0	1.0	1015	$1,150	$1.13	44d	1	0.60mi
39 S Lewis St Montgomery, AL	2.0	1.0	1209	$950	$0.79	44d	1	0.61mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	44d	1	0.63mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	14d	1	0.63mi
128 S Capitol Pkwy Montgomery, AL	3.0	1.0	1550	$1,500	$0.97	44d	1	0.73mi
2243 Winona Ave Montgomery, AL	3.0	1.0	1492	$1,225	$0.82	21d	1	0.73mi
2310 Yancey Ave Montgomery, AL	3.0	1.0	1212	$1,250	$1.03	44d	1	0.76mi
2241 Saint Charles Ave Unit 2247 Montgomery, AL	1.0	1.0	915	$1,475	$1.61	44d	1	0.78mi
2229 Madison Ave Montgomery, AL	2.0	1.0	1100	$625	$0.57	44d	1	0.81mi
2001 Speigle St Montgomery, AL	3.0	1.0	1260	$1,035	$0.82	44d	1	0.81mi
2113 Brewton St Montgomery, AL	3.0	1.0	1363	$1,150	$0.84	44d	1	0.87mi
2769 Pelzer Ave Montgomery, AL	3.0	2.0	1608	$1,325	$0.82	44d	1	0.97mi
1324 Federal Dr Montgomery, AL	2.0	1.0	1000	$1,100	$1.10	44d	1	1.01mi
2009 Palmetto St Montgomery, AL	3.0	1.0	1487	$1,050	$0.71	44d	1	1.03mi
2814 Ashley Ave Montgomery, AL	3.0	2.0	1683	$1,350	$0.80	14d	1	1.07mi
2019 Amos St Montgomery, AL	3.0	1.5	1134	$985	$0.87	44d	1	1.07mi
2822 Sumter Ave Montgomery, AL	3.0	2.5	1617	$1,300	$0.80	21d	1	1.11mi
1834 Highland Ave Unit A Montgomery, AL	1.0	1.0	980	$1,250	$1.28	44d	1	1.12mi
7 Bradley Dr Montgomery, AL	3.0	2.0	1529	$1,500	$0.98	14d	1	1.12mi
1817 Texas Ct Montgomery, AL	3.0	1.0	925	$1,050	$1.14	21d	1	1.13mi
7 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	961	$850	$0.88	44d	1	1.14mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	44d	1	1.14mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	21d	1	1.14mi
3042 George B Edmondson Dr Montgomery, AL	3.0	1.0	900	$860	$0.96	44d	1	1.16mi
2056 Midway St Montgomery, AL	3.0	1.0	1110	$985	$0.89	44d	1	1.17mi
18 Oak Forest Dr Montgomery, AL	3.0	2.0	1580	$1,050	$0.66	21d	1	1.17mi
2076 Midway St Montgomery, AL	3.0	1.0	1068	$1,000	$0.94	44d	1	1.20mi
3050 Willena Ave Montgomery, AL	3.0	1.0	1466	$985	$0.67	21d	1	1.23mi
3114 Cotton St Montgomery, AL	3.0	1.0	888	$1,100	$1.24	44d	1	1.26mi
2000 Cherry St Montgomery, AL	2.0	1.0	1106	$950	$0.86	44d	1	1.28mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	21d	1	1.31mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	44d	1	1.40mi
1653 N Yarbrough Ct Montgomery, AL	3.0	1.0	1130	$950	$0.84	21d	1	1.42mi

Listing history 20 events

1. 2026-06-18
   days on market $49,900 Active 104 DOM
2. 2026-06-17
   days on market $49,900 Active 103 DOM
3. 2026-06-16
   days on market $49,900 Active 102 DOM
4. 2026-06-15
   days on market $49,900 Active 101 DOM
5. 2026-06-14
   days on market $49,900 Active 99 DOM
6. 2026-06-13
   pricedays on market $49,900 Active 98 DOM
7. 2026-06-10
   days on market $59,900 Active 96 DOM
8. 2026-06-09
   days on market $59,900 Active 95 DOM
9. 2026-06-08
   days on market $59,900 Active 94 DOM
10. 2026-06-07
    days on market $59,900 Active 93 DOM
11. 2026-06-03
    days on market $59,900 Active 89 DOM
12. 2026-06-02
    days on market $59,900 Active 88 DOM
13. 2026-06-01
    days on market $59,900 Active 87 DOM
14. 2026-05-31
    days on market $59,900 Active 86 DOM
15. 2026-05-30
    days on market $59,900 Active 85 DOM
16. 2026-05-15
    price $59,900 342-char remark

    Show marketing remark (342 chars)

    Welcome to 520 E Shawnee Dr in Montgomery, AL. This one-story home features 2 bedrooms and 1 full bathroom with a functional layout. The property includes both a living room and a separate family room, providing multiple spaces for everyday living, entertaining, or flexible use. Schedule a showing to see all that this property has to offer!

17. 2026-05-04
    price $64,900 342-char remark

    Show marketing remark (342 chars)

    Welcome to 520 E Shawnee Dr in Montgomery, AL. This one-story home features 2 bedrooms and 1 full bathroom with a functional layout. The property includes both a living room and a separate family room, providing multiple spaces for everyday living, entertaining, or flexible use. Schedule a showing to see all that this property has to offer!

18. 2026-04-17
    price $69,900 342-char remark

    Show marketing remark (342 chars)

    Welcome to 520 E Shawnee Dr in Montgomery, AL. This one-story home features 2 bedrooms and 1 full bathroom with a functional layout. The property includes both a living room and a separate family room, providing multiple spaces for everyday living, entertaining, or flexible use. Schedule a showing to see all that this property has to offer!

19. 2026-03-06
    listed $74,900 Active 342-char remark

    Show marketing remark (342 chars)

    Welcome to 520 E Shawnee Dr in Montgomery, AL. This one-story home features 2 bedrooms and 1 full bathroom with a functional layout. The property includes both a living room and a separate family room, providing multiple spaces for everyday living, entertaining, or flexible use. Schedule a showing to see all that this property has to offer!

20. 2009-08-17
    listed $29,900

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $688 · $57/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 6 d/yr ≥107°F today · 17 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: $12,559
• − Mortgage interest: −$2,795
• − Property taxes: −$688
• − Insurance: −$250
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$1,452
• Taxable income: $5,366
• Est. tax owed @ 24.0%: −$1,288
• After-tax cash flow: $4,557/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

+100.3% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $59,900 Greater Alabama MLS
• 2026-05-04 Price Changed $64,900 Greater Alabama MLS
• 2026-04-17 Price Changed $69,900 Greater Alabama MLS
• 2026-03-06 Listed $74,900 Greater Alabama MLS
• 2009-08-17 Listed $29,900 MAAR

Property tax history

+11.5%/yr

Latest (2025): $688 · -10.8% YoY. Source: county tax records.