629 S Mcdonough St · Montgomery, AL 36108

$165,000

3 bd · 2.0 ba · 1,472 sqft · SingleFamily public records · 9 Days on market

Built 1920 7,405 sqft lot

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Why this score? — see what drove the D 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 +13.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• DSCR +4.2/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

ZONED BUSINESS, PROFESSIONAL OFFICE, OR RESIDENTIAL. AMPLE PARKING IN REAR. NEW METAL ROOF, NEW VINYL SIDING, REFINISHED HARDWOOD FLOORS, INSIDE REDONE ALL IN THE LAST YEAR. SECURITY SYSTEM. THREE SPACIOUS BEDROOMS/OFFICES WITH 9 FT CEILINGS AND BEAUTIFUL ORIGINAL HARDWOOD FLOORS. ALSO FULL BATH, NICE SIZE KITCHEN, AND OPEN CONCEPT. GREAT LOCATION FOR DOWNTOWN Turnkey Airbnb opportunity in a desirable location—ideal for investors seeking immediate short-term rental potential and flexible income use. ” “A rare chance to own a property perfectly suited for Airbnb use, offering both lifestyle appeal and income potential. ”

Key facts

• 7,405 sq ft lot
• Parking
• Built 1920

Property features AI

Finance

• Other: Lot dimensions approximately 48 x 155; Lot is outside city limits; Lot area about 0.17 acres

Exterior

• Parking: Driveway with 3 parking pads
• Security: Security system
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Vinyl siding; Has home warranty
• Construction: Vinyl siding construction; Built according to public records
• Exterior features: Partially fenced yard; Porch; Covered porch

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms on the first floor
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: Two full bathrooms; One bathroom includes single sink and tub/shower combo
• Heating & cooling: Central heating (electric); Central air; Window unit(s); Electric cooling
• Interior features: High ceilings
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $16 ($192/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (22.7% below list).
• Recommended offer: $128k (22.7% below list) — sets the bar for 1% rule.

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); Capitol Heights Middle School (math 0% / reading 15%, grade F, #241 of 257 statewide, top 95%, 655 students, 97% FRL); Lee High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 1,374 students, 86% FRL) — zoned schools average 93% FRL vs 70% district-wide (23 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $6k of equity ($1k loan paydown + $4k 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 $46k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $100k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $165k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,558 (22.7% below list)

Questions for the listing agent

1. Built in 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $75,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
629 S Mcdonough St	0.00mi	3/2.0	1,472 (0%)	1mo	$165,000	$112	100
961 S Lawrence St	0.39mi	3/1.0	1,426 (-3%)	1mo	$27,000	$19	72
426 Earl Pl	0.69mi	3/1.0	1,496 (+2%)	2mo	$20,000	$13	59
488 Maury St	0.66mi	3/1.5	1,534 (+4%)	6mo	$14,000	$9	55
1315 S Mcdonough St	0.64mi	3/1.5	1,379 (-6%)	4mo	$203,135	$147	54
323 Finley Ave	0.56mi	3/2.0	1,375 (-7%)	12mo	$150,000	$109	53
1142 S Lawrence St	0.54mi	2/1.0 (-1)	1,460 (-1%)	13mo	$75,000	$51	53
445 Earl Pl	0.67mi	3/2.0	1,280 (-13%)	0mo	$145,000	$113	47
154 W Hannon St	0.60mi	3/2.0	1,637 (+11%)	9mo	$2,500	$2	46
477 Earl Pl	0.68mi	3/2.0	1,629 (+11%)	8mo	$36,000	$22	43
457 Holcombe St	0.47mi	3/3.0	1,641 (+12%)	15mo	$260,000	$158	43
30 Flood St	0.70mi	3/1.0	1,585 (+8%)	12mo	$65,000	$41	40

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: 7.0%
• Equity multiple: 1.40×
• Total profit: $18,274
• Equity at exit: $71,481

10-year hold

• IRR: 9.9%
• Equity multiple: 2.45×
• Total profit: $66,760
• Equity at exit: $108,099

Cash invested: $46,200 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,276 high
• Mortgage (P&I): −$865
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $16

Break-even live

Break-even rent $1,255

Max offer price $165,000

Occupancy floor 94%

Sensitivity live

Price	-10% $109	-5% $63	+0% $16	+5% $-31	+10% $-77
Rent	-10% $-85	-5% $-34	+0% $16	+5% $66	+10% $117
Rate	-1.0pp $99	-0.5pp $58	base $16	+0.5pp $-27	+1.0pp $-70

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1020 S Lawrence St Montgomery, AL	2.0	1.0	1711	$2,000	$1.17	15d	1	0.44mi
22 W Cromwell St Montgomery, AL	4.0	2.0	1645	$1,350	$0.82	23d	1	0.53mi
1301 S Perry St Unit A Montgomery, AL	2.0	1.0	1100	$950	$0.86	15d	1	0.62mi
1259 S Lawrence St Montgomery, AL	3.0	1.0	1728	$1,300	$0.75	45d	1	0.63mi
1314 S Court St Montgomery, AL	2.0	2.0	1650	$1,495	$0.91	15d	1	0.65mi
207 Montgomery St Montgomery, AL	1.0–2.0	1.0–2.0	890	$1,785	$2.01	15d	4	0.66mi
24 Flood St Montgomery, AL	2.0	1.0	1140	$1,000	$0.88	23d	1	0.68mi
1008 Pelham St Montgomery, AL	4.0	2.0	1288	$1,300	$1.01	45d	1	0.79mi
545 Clay St Montgomery, AL	2.0	2.0	1104	$1,050	$0.95	45d	1	0.98mi
605 Maxwell Blvd Montgomery, AL	1.0–2.0	1.0–2.0	971	$1,943	$2.00	15d	11	1.06mi
519 Thorn Pl Montgomery, AL	2.0	1.0	1632	$650	$0.40	23d	1	1.09mi
1919 Norman Bridge Ct Unit 1043838P Montgomery, AL	4.0	3.0	1539	$4,108	$2.67	45d	1	1.11mi
428 Thorn Pl Montgomery, AL	2.0	1.0	1549	$1,450	$0.94	45d	1	1.11mi
1343 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	15d	1	1.23mi
1347 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	15d	1	1.23mi
128 S Capitol Pkwy Montgomery, AL	3.0	1.0	1550	$1,500	$0.97	45d	1	1.24mi
39 S Lewis St Montgomery, AL	2.0	1.0	1209	$950	$0.79	45d	1	1.26mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	45d	1	1.26mi
2000 Cherry St Montgomery, AL	2.0	1.0	1106	$950	$0.86	45d	1	1.32mi
906 E Fairview Ave Unit 902 Montgomery, AL	2.0	1.0	1100	$995	$0.90	23d	1	1.33mi
139 Mount Vernon Dr Unit A Montgomery, AL	4.0	2.5	1700	$1,000	$0.59	45d	1	1.34mi
2020 E 3rd St Montgomery, AL	2.0	1.0	1186	$750	$0.63	23d	1	1.34mi
2727 Boultier St Montgomery, AL	1.0–3.0	1.0–2.0	1070	$1,582	$1.48	15d	3	1.36mi
2009 Palmetto St Montgomery, AL	3.0	1.0	1487	$1,050	$0.71	45d	1	1.36mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	45d	1	1.47mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	15d	1	1.47mi
3235 Norman Bridge Rd Montgomery, AL	3.0	1.0	1873	$900	$0.48	45d	1	1.49mi

Listing history 8 events

1. 2026-04-29
   status Pending
2. 2026-04-20
   listed $165,000 Active
3. 2026-04-20
   listed $265,000 Active
4. 2021-09-02
   soldstatus $69,000
5. 2021-01-25
   soldstatus $69,000
6. 2019-07-18
   soldstatus $64,000
7. 2019-01-22
   listed $69,900
8. 2016-09-19
   listed $79,900

ⓘ 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: $693 · $58/mo
• Projected year-2 tax: $693 · $58/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $15,307
• − Mortgage interest: −$9,243
• − Property taxes: −$693
• − Insurance: −$825
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$4,800
• Taxable loss: −$2,702
• Est. tax savings @ 24.0%: +$649
• After-tax cash flow: $840/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
• 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

+231.7% since first listed

8 events — show timeline

• 2026-04-29 Pending — MAAR
• 2026-04-20 Listed $265,000 MAAR
• 2026-04-20 Listed $165,000 MAAR
• 2021-09-02 Sold (Public Records) $69,000 Public Records
• 2021-01-25 Sold (Public Records) $69,000 Public Records
• 2019-07-18 Sold (Public Records) $64,000 Public Records
• 2019-01-22 Listed $69,900 MAAR
• 2016-09-19 Listed $79,900 MAAR

Property tax history

+0.2%/yr

Latest (2025): $693 · +0.0% YoY. Source: county tax records.