3324 W Tuskegee Cir · Montgomery, AL 36108

$42,900

3 bd · 1.0 ba · 776 sqft · SingleFamily public records · 265 Days on market

Built 1950 6,098 sqft lot $55/sqft · 44% above area Est $30k · 44% over ↓ 20% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Property would make a great first time home or great for investors! Come look today! The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

Key facts

• 6,098 sq ft lot
• Built 1950
• Listed 264 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($832 rent vs $43k).
• Recommended offer: $38k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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: 65 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $1k of equity ($297 loan paydown + $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.94% ✓
• Cap rate: 17.35%
• Cash-on-cash: 39.50%
• DSCR: 2.76
• GRM: 4.3

CMA / ARV

• ARV (median comp): $29,857
• List price: $42,900
• Delta: 43.68%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3308 Lunceford St	0.22mi	3/1.0	784 (+1%)	16mo	$48,000	$61	75
2609 Drake St	0.36mi	3/1.0	864 (+11%)	12mo	$15,000	$17	54
2568 Westgate St	0.26mi	2/1.0 (-1)	720 (-7%)	22mo	$9,200	$13	53
2596 Drake St	0.34mi	2/1.0 (-1)	720 (-7%)	20mo	$8,000	$11	50
2602 Drake St	0.35mi	2/1.0 (-1)	720 (-7%)	20mo	$8,000	$11	50

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: 44.5%
• Equity multiple: 3.47×
• Total profit: $29,682
• Equity at exit: $18,585

10-year hold

• IRR: 44.6%
• Equity multiple: 6.93×
• Total profit: $71,196
• Equity at exit: $28,106

Cash invested: $12,012 (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: 4.3×

Monthly cashflow live

• Estimated rent: $832 medium
• Mortgage (P&I): −$225
• Tax from tax record: −$19 /mo · $226/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $395

Break-even live

Break-even rent $331

Max offer price $42,900

Occupancy floor 47%

Sensitivity live

Price	-10% $420	-5% $408	+0% $395	+5% $383	+10% $371
Rent	-10% $330	-5% $363	+0% $395	+5% $428	+10% $461
Rate	-1.0pp $417	-0.5pp $406	base $395	+0.5pp $384	+1.0pp $373

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3208 Caffey Dr Montgomery, AL	2.0	1.0	616	$800	$1.30	44d	1	0.20mi
718 W Edgemont Ave Unit A Montgomery, AL	3.0	1.0	875	$875	$1.00	44d	1	0.87mi
718 W Edgemont Ave Unit B Montgomery, AL	2.0	1.0	875	$800	$0.91	22d	1	0.87mi
763 Belvedere Dr Montgomery, AL	3.0	1.0	1044	$1,000	$0.96	44d	1	1.07mi

Listing history 20 events

1. 2026-06-18
   days on market $42,900 Active 265 DOM
2. 2026-06-17
   days on market $42,900 Active 264 DOM
3. 2026-06-16
   days on market $42,900 Active 263 DOM
4. 2026-06-15
   days on market $42,900 Active 262 DOM
5. 2026-06-14
   days on market $42,900 Active 260 DOM
6. 2026-06-13
   days on market $42,900 Active 259 DOM
7. 2026-06-10
   days on market $42,900 Active 257 DOM
8. 2026-06-09
   days on market $42,900 Active 256 DOM
9. 2026-06-08
   days on market $42,900 Active 255 DOM
10. 2026-06-07
    days on market $42,900 Active 254 DOM
11. 2026-06-03
    days on market $42,900 Active 250 DOM
12. 2026-06-02
    days on market $42,900 Active 249 DOM
13. 2026-06-01
    days on market $42,900 Active 248 DOM
14. 2026-05-31
    days on market $42,900 Active 247 DOM
15. 2026-05-30
    days on market $42,900 Active 246 DOM
16. 2026-05-06
    price $42,900 223-char remark

    Show marketing remark (223 chars)

    Property would make a great first time home or great for investors! Come look today! The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

17. 2026-02-27
    price $44,900 223-char remark

    Show marketing remark (223 chars)

    Property would make a great first time home or great for investors! Come look today! The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

18. 2026-01-01
    price $47,900 223-char remark

    Show marketing remark (223 chars)

    Property would make a great first time home or great for investors! Come look today! The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

19. 2025-11-21
    price $49,900 223-char remark

    Show marketing remark (223 chars)

    Property would make a great first time home or great for investors! Come look today! The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

20. 2025-09-24
    listed $53,900 Active 223-char remark

    Show marketing remark (223 chars)

    Property would make a great first time home or great for investors! Come look today! The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

ⓘ 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: $226 · $19/mo
• Projected year-2 tax: $226 · $19/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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,981
• − Mortgage interest: −$2,403
• − Property taxes: −$226
• − Insurance: −$214
• − Repairs & maintenance: −$799
• − Management: −$799
• − Depreciation: −$1,248
• Taxable income: $4,293
• Est. tax owed @ 24.0%: −$1,030
• After-tax cash flow: $3,715/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

-20.4% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $42,900 MAAR
• 2026-02-27 Price Changed $44,900 MAAR
• 2026-01-01 Price Changed $47,900 MAAR
• 2025-11-21 Price Changed $49,900 MAAR
• 2025-09-24 Listed $53,900 MAAR

Property tax history

+9.5%/yr

Latest (2025): $226 · +6.9% YoY. Source: county tax records.