6000 Oakleigh Rd · Montgomery, AL 36116

$21,000

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 15 Days on market

Built 1975 $19/sqft · 68% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SLAB FOUNDATION. WOOD SIDING. DRIVEWAY. PARTIAL FENCE. LIVING ROOM, EAT IN KITCHEN. EARNEST MONEY IS 2% OF CONTRACTED PRICE OR 1000, WHICHEVER IS GREATER, CALL AGENT FOR ADDENDUMS. CONDITION AND TYPE OF SYSTEMS UNKNOWN. RIGHT OF REDEMPTION MAY APPLY.

Key facts

• Parking
• Built 1975
• Listed 15 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Utilities: unknown (unspecified)
• Home design: Single-story; Wood siding construction; Slab foundation
• Construction: Wood siding; Built (year per public records)
• Exterior features: Partial fence; City lot

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Interior features: Carpet and vinyl flooring
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $21k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $21k).
• Recommended offer: $21k (1.5% below list) — sets the bar for market timing.
• Cap rate 50.9% 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 (+5.7%/yr); 293 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $145 of loan paydown is wiped out by about $630 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 + 5.7% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($21k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $20,685 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — 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: 5.55% ✓
• Cap rate: 50.90%
• Cash-on-cash: 159.31%
• DSCR: 8.09
• GRM: 1.5

CMA / ARV

• ARV (median comp): $66,371
• List price: $21,000
• Delta: -68.36%
• 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
6000 Oakleigh Rd	0.00mi	3/1.0	1,080 (0%)	0mo	$21,000	$19	96
6153 Cherry Hill Rd	0.29mi	3/2.0	1,075 (-0%)	0mo	$20,000	$19	85
6012 Oakleigh Rd	0.04mi	3/2.0	1,161 (+8%)	6mo	$55,000	$47	80
4521 Lilly Ln	0.27mi	3/2.0	1,092 (+1%)	8mo	$60,500	$55	79
6061 Briarhurst Dr	0.20mi	3/2.0	1,124 (+4%)	8mo	$80,500	$72	78
4535 Wimbledon Rd	0.36mi	3/2.0	1,092 (+1%)	11mo	$22,000	$20	72
6017 Oakleigh Rd	0.05mi	3/2.0	1,227 (+14%)	11mo	$68,000	$55	65
6232 S Hampton Dr	0.58mi	3/2.0	1,068 (-1%)	8mo	$75,000	$70	64
6253 S Hampton Dr	0.62mi	3/2.0	1,080 (0%)	12mo	$75,000	$69	61
6148 Sherburn Rd	0.53mi	3/2.0	1,209 (+12%)	0mo	$77,000	$64	55
6140 Cherry Hill Rd	0.25mi	4/2.0 (+1)	1,227 (+14%)	13mo	$75,000	$61	50
4373 Wimbledon Rd	0.64mi	2/1.0 (-1)	936 (-13%)	11mo	$40,000	$43	30

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 · 5.65% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.42×
• Total profit: $49,520
• Equity at exit: $3,131

10-year hold

• IRR: —
• Equity multiple: 21.58×
• Total profit: $121,028
• Equity at exit: $1,816

Cash invested: $5,880 (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 36116

• Home prices YoY: -9.7%
• Rents YoY: 5.7%
• Active inventory: 293
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,166 high
• Mortgage (P&I): −$110
• Tax from tax record: −$22 /mo · $261/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $781

Break-even live

Break-even rent $178

Max offer price $21,000

Occupancy floor 28%

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: $5,250
• Closing costs: $630
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6028 Oakleigh Rd Montgomery, AL	3.0	2.0	1105	$850	$0.77	43d	1	0.08mi
5931 Singleton St Montgomery, AL	3.0	2.5	1302	$695	$0.53	43d	1	0.19mi
6061 Briarhurst Dr Montgomery, AL	3.0	2.0	1124	$1,075	$0.96	43d	1	0.20mi
5917 Cherry Hill Rd Montgomery, AL	4.0	2.0	1161	$1,450	$1.25	13d	1	0.21mi
4590 Troy Hwy Montgomery, AL	2.0–3.0	2.0	1330	$1,299	$0.98	13d	1	0.27mi
5819 Brewbaker Blvd Unit 5819 Montgomery, AL	2.0	2.0	1200	$1,200	$1.00	43d	1	0.76mi
4025 Edge Hill Ln Montgomery, AL	3.0	2.0	1154	$1,350	$1.17	13d	1	0.89mi
4611 Virginia Loop Rd Montgomery, AL	3.0	1.0	1029	$1,195	$1.16	20d	1	0.92mi
3240 Virginia Pines Ln Montgomery, AL	3.0	2.0	1215	$900	$0.74	43d	1	0.98mi
3231 Virginia Pines Ln Montgomery, AL	2.0	2.0	1068	$800	$0.75	43d	1	1.00mi
4604 Virginia Loop Rd Montgomery, AL	1.0–2.0	1.0–2.0	810	$895	$1.10	43d	1	1.03mi
3220 Virginia Downs Montgomery, AL	3.0	2.0	1215	$900	$0.74	43d	1	1.19mi
3248 Meadow Walk Ln Montgomery, AL	3.0	2.0	1114	$1,200	$1.08	43d	1	1.21mi
5800 Eagle Cir Montgomery, AL	1.0–3.0	1.0–2.0	1000	$1,051	$1.05	43d	1	1.26mi
3110 Virginia Downs Montgomery, AL	2.0	2.0	1068	$800	$0.75	43d	1	1.29mi
3638 Castle Ridge Rd Montgomery, AL	3.0	2.0	1100	$800	$0.73	13d	1	1.30mi
2699 Whispering Pine Dr Montgomery, AL	4.0	2.0	1500	$1,500	$1.00	13d	1	1.43mi

Listing history 9 events

1. 2026-05-31
   status $21,000 Pending 15 DOM
2. 2026-05-30
   days on market $21,000 Active 15 DOM
3. 2026-05-15
   status Active 459-char remark
4. 2026-04-03
   historical 459-char remark
5. 2026-04-02
   listed $21,000 459-char remark
6. 2021-02-25
   soldstatus $44,600
7. 2010-07-27
   soldstatus $10,000 250-char remark

   Show marketing remark (250 chars)

   SLAB FOUNDATION. WOOD SIDING. DRIVEWAY. PARTIAL FENCE. LIVING ROOM, EAT IN KITCHEN. EARNEST MONEY IS 2% OF CONTRACTED PRICE OR 1000, WHICHEVER IS GREATER, CALL AGENT FOR ADDENDUMS. CONDITION AND TYPE OF SYSTEMS UNKNOWN. RIGHT OF REDEMPTION MAY APPLY.

8. 2010-05-26
   listed $14,999 250-char remark

   Show marketing remark (250 chars)

   SLAB FOUNDATION. WOOD SIDING. DRIVEWAY. PARTIAL FENCE. LIVING ROOM, EAT IN KITCHEN. EARNEST MONEY IS 2% OF CONTRACTED PRICE OR 1000, WHICHEVER IS GREATER, CALL AGENT FOR ADDENDUMS. CONDITION AND TYPE OF SYSTEMS UNKNOWN. RIGHT OF REDEMPTION MAY APPLY.

9. 2006-10-09
   listed $55,000

ⓘ 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: $261 · $22/mo
• Projected year-2 tax: $261 · $22/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 8/10 Severe 7 d/yr ≥107°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,993
• − Mortgage interest: −$1,176
• − Property taxes: −$261
• − Insurance: −$105
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$611
• Taxable income: $9,601
• Est. tax owed @ 24.0%: −$2,304
• After-tax cash flow: $7,063/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): 45,250
• Household income: $55,160
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2786.0

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 (80%)
• Race & ethnicity: Black 80% White 12% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Korean 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: ▼ -16.31%
• Current HPI: 151.8598
• Rent YoY: ▲ 5.65%
• 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

-61.8% since first listed

9 events — show timeline

• 2026-06-05 Sold (MLS) $21,000 MAAR
• 2026-05-31 Pending — MAAR
• 2026-05-15 Relisted — MAAR
• 2026-04-03 Delisted — MAAR
• 2026-04-02 Listed $21,000 MAAR
• 2021-02-25 Sold (Public Records) $44,600 Public Records
• 2010-07-27 Sold (MLS) $10,000 MAAR
• 2010-05-26 Listed $14,999 MAAR
• 2006-10-09 Listed $55,000 MAAR

Property tax history

-9.6%/yr

Latest (2025): $261 · +6.7% YoY. Source: county tax records.