3020 Tremont St · Montgomery, AL 36110

$99,900

4 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 27 Days on market

Built 1971 7,405 sqft lot Est $94k · 7% 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
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• ARV discount +4.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully renovated home with modern updates throughout! This spacious 4-bedroom, 1 1/2-bath property offers approximately 1,440± sq ft of living space. Recent renovations include new paint and flooring, giving the home a fresh, updated feel while maintaining its solid construction and character. Situated on a generous lot in an established Montgomery neighborhood, this home is ideal for homeowners or investors alike. Conveniently located near schools, shopping, dining, and major highways. Whether you’re looking for a primary residence or a turnkey rental opportunity, this property offers exceptional value and potential. Don’t miss your chance to own a beautifully updat

Key facts

• Renovated home
• Generous lot
• Modern updates

Tags

• RENOVATED HOME
• MODERN UPDATES
• NEW PAINT
• NEW FLOORING
• GENEROUS LOT
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Property in Brookview Estates subdivision

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet availability unknown
• Home design: Existing property; 4-sided brick construction
• Construction: Slab foundation
• Exterior features: Fenced yard; No pool; No patio; No decks; No garden/patio; Not waterfront

Interior

• Kitchen: Laminate countertops; Electric stove
• Bedrooms: Multiple bedrooms located on main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: One full bathroom; One half bathroom; Tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceilings: Other (see remarks); No additional built-in interior features listed
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: Chisholm Elementary School (math 2% / reading 12%, grade F, #601 of 627 statewide, top 98%, 541 students, 96% FRL); 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 7% at this address vs 20% district-wide (-13 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; 15 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 31% of the median local income ($47k/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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.09%
• DSCR: 1.76
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $93,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
921 Oakbrook Dr	0.25mi	4/2.0	1,502 (+4%)	1mo	$100,000	$67	80
3061 Alta Rd	0.11mi	3/1.0 (-1)	1,404 (-2%)	5mo	$45,000	$32	78
225 2nd St	0.29mi	3/1.0 (-1)	1,415 (-2%)	1mo	$55,000	$39	74
548 Conrad St	0.16mi	3/2.0 (-1)	1,352 (-6%)	4mo	$77,000	$57	74
428 Conrad St	0.26mi	3/1.5 (-1)	1,352 (-6%)	5mo	$85,000	$63	66
525 5th St	0.45mi	4/2.0	1,344 (-7%)	7mo	$110,000	$82	62
345 Milton Rd	0.51mi	4/1.0	1,350 (-6%)	0mo	$49,900	$37	62
3055 Alta Rd	0.09mi	3/1.0 (-1)	1,300 (-10%)	11mo	$47,000	$36	62
707 Golden Gate Dr	0.55mi	4/2.0	1,385 (-4%)	12mo	$93,150	$67	58
1008 Pebblebrook Dr	0.22mi	3/2.0 (-1)	1,612 (+12%)	16mo	$105,000	$65	51
1725 Saddlebrook Dr	0.66mi	3/2.0 (-1)	1,398 (-3%)	12mo	$167,500	$120	49
2931 Vandy Dr	0.25mi	3/1.0 (-1)	1,303 (-10%)	18mo	$91,900	$71	48

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $9,138
• Equity at exit: $14,895

10-year hold

• IRR: 17.5%
• Equity multiple: 2.45×
• Total profit: $40,437
• Equity at exit: $8,638

Cash invested: $27,972 (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 36110

• Home prices YoY: -34.8%
• Active inventory: 65
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$524
• Tax from tax record: −$17 /mo · $204/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $398

Break-even live

Break-even rent $737

Max offer price $99,900

Occupancy floor 63%

Sensitivity live

Price	-10% $455	-5% $427	+0% $398	+5% $256	+10% $221
Rent	-10% $300	-5% $349	+0% $398	+5% $447	+10% $496
Rate	-1.0pp $449	-0.5pp $424	base $398	+0.5pp $373	+1.0pp $346

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3070 Tremont St Montgomery, AL	3.0	1.0	1102	$1,450	$1.32	46d	1	0.11mi
3024 Tyler Rd Montgomery, AL	3.0	1.0	892	$725	$0.81	23d	1	0.20mi
940 Pebblebrook Dr Montgomery, AL	5.0	2.0	1740	$1,400	$0.80	46d	1	0.24mi
622 6th St Montgomery, AL	3.0	1.0	1207	$1,095	$0.91	46d	1	0.53mi
105 Dyas Ct Montgomery, AL	3.0	1.0	1025	$1,095	$1.07	46d	1	0.62mi
3 Rotary St Montgomery, AL	3.0	1.0	1131	$925	$0.82	23d	1	0.78mi
408 Briarbrook Dr Montgomery, AL	3.0	2.0	1025	$960	$0.94	23d	1	0.93mi
408 Briarbrook Dr #204 Montgomery, AL	3.0	2.0	1025	$1,000	$0.98	46d	1	0.93mi
16 Garden St Montgomery, AL	3.0	1.5	1008	$775	$0.77	46d	1	0.97mi
204 W Park Ave Montgomery, AL	3.0	1.0	1145	$850	$0.74	23d	1	1.06mi
207 Destin St Montgomery, AL	3.0	1.0	966	$695	$0.72	23d	1	1.14mi
4029 Chelsea Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	46d	1	1.15mi
216 Gardendale Dr Montgomery, AL	3.0	1.0	900	$850	$0.94	23d	1	1.18mi
3613 Erwin Dr Montgomery, AL	3.0	2.0	1092	$1,250	$1.14	46d	1	1.33mi
3452 Harris St Montgomery, AL	3.0	1.0	1400	$1,150	$0.82	23d	1	1.45mi

Listing history 17 events

1. 2026-06-21
   days on market $99,900 Active 27 DOM
2. 2026-06-18
   days on market $99,900 Active 24 DOM
3. 2026-06-17
   days on market $99,900 Active 23 DOM
4. 2026-06-16
   days on market $99,900 Active 22 DOM
5. 2026-06-15
   days on market $99,900 Active 21 DOM
6. 2026-06-14
   days on market $99,900 Active 19 DOM
7. 2026-06-13
   days on market $99,900 Active 18 DOM
8. 2026-06-10
   days on market $99,900 Active 16 DOM
9. 2026-06-09
   days on market $99,900 Active 15 DOM
10. 2026-06-08
    days on market $99,900 Active 14 DOM
11. 2026-06-07
    days on market $99,900 Active 13 DOM
12. 2026-06-03
    days on market $99,900 Active 9 DOM
13. 2026-06-02
    days on market $99,900 Active 8 DOM
14. 2026-06-01
    days on market $99,900 Active 7 DOM
15. 2026-05-31
    days on market $99,900 Active 6 DOM
16. 2026-05-30
    days on market $99,900 Active 5 DOM
17. 2026-05-22
    listed $99,900 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: $204 · $17/mo
• Projected year-2 tax: $410 · $34/mo
• Expected delta: +$206/yr (+$17/mo · 100.8%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 21 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: $14,900
• − Mortgage interest: −$5,596
• − Property taxes: −$204
• − Insurance: −$500
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$2,906
• Taxable income: $3,310
• Est. tax owed @ 24.0%: −$794
• After-tax cash flow: $3,986/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

1 event — show timeline

• 2026-05-22 Listed $99,900 Greater Alabama MLS