1130 S Lawrence St · Montgomery, AL 36104

$425,000

8 bd · 4.0 ba · 4,176 sqft · MultiFamily public records · 104 Days on market

Built 1930

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

THIS IS A WONDERFUL QUAD! It serves as a LTR now but could EASILY be transformed into a 4 unit AirBnB once the leases expire and could potentially bring in $12k a month! There are four Large spacious units (front and rear private entrances) AND private screened porches. Each unit has 2 bedrooms and 1 Bathroom plus separate Laundry room off the Kitchen. The apartments boast central heating and air, high ceilings, separate laundry room with washer and dryer in each unit, and an eat-in kitchen. The downstairs units have hard wood floors and Upstairs units have carpet (to help with noise). The parking is perfect for Lawrence street because there is a circle drive that allows easy access to the carport. Each unit has one tenant and each tenant has their own covered parking space. The location makes it convenient to downtown and Cloverdale and interstate access is a breeze. Total current rent monthly is $3500.00. One unit is under-rented at only $750.00 (long term tenant). The other units ret for $900 and $950 per month.

Key facts

• 4 parking spots
• Built 1930
• Listed 104 days

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $425k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive. Per door: $164/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $415k (2.4% below list).
• Recommended offer: $387k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 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: 53 active listings in the ZIP; lower-income renter base — watch delinquency; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• At $4,150/mo this rent would consume 147% of the median local household income ($34k/yr) (locally 641% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.
• Current owner paid $345k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $386,750 (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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (median comp): $230,070
• List price: $425,000
• Delta: 84.73%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-27,328
• Equity at exit: $63,369

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $29,334
• Equity at exit: $36,746

Cash invested: $119,000 (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 36104

• Active inventory: 53
• Price-to-rent: 34.1×

Monthly cashflow live

• Estimated rent: $4,150 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$218 /mo · $2,621/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$872
• Net cashflow: $654

Break-even live

Break-even rent $3,322

Max offer price $425,000

Occupancy floor 79%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,152
Total (4 units)			$4,150

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $425,000 Active 104 DOM
2. 2026-06-17
   days on market $425,000 Active 103 DOM
3. 2026-06-16
   days on market $425,000 Active 102 DOM
4. 2026-06-15
   days on market $425,000 Active 101 DOM
5. 2026-06-14
   days on market $425,000 Active 99 DOM
6. 2026-06-13
   days on market $425,000 Active 98 DOM
7. 2026-06-10
   days on market $425,000 Active 96 DOM
8. 2026-06-09
   days on market $425,000 Active 95 DOM
9. 2026-06-08
   days on market $425,000 Active 94 DOM
10. 2026-06-07
    days on market $425,000 Active 93 DOM
11. 2026-06-03
    days on market $425,000 Active 89 DOM
12. 2026-06-02
    days on market $425,000 Active 88 DOM
13. 2026-06-01
    days on market $425,000 Active 87 DOM
14. 2026-05-31
    days on market $425,000 Active 86 DOM
15. 2026-05-30
    days on market $425,000 Active 85 DOM
16. 2026-03-06
    status Active 1030-char remark

    Show marketing remark (1030 chars)

    THIS IS A WONDERFUL QUAD! It serves as a LTR now but could EASILY be transformed into a 4 unit AirBnB once the leases expire and could potentially bring in $12k a month! There are four Large spacious units (front and rear private entrances) AND private screened porches. Each unit has 2 bedrooms and 1 Bathroom plus separate Laundry room off the Kitchen. The apartments boast central heating and air, high ceilings, separate laundry room with washer and dryer in each unit, and an eat-in kitchen. The downstairs units have hard wood floors and Upstairs units have carpet (to help with noise). The parking is perfect for Lawrence street because there is a circle drive that allows easy access to the carport. Each unit has one tenant and each tenant has their own covered parking space. The location makes it convenient to downtown and Cloverdale and interstate access is a breeze. Total current rent monthly is $3500.00. One unit is under-rented at only $750.00 (long term tenant). The other units ret for $900 and $950 per month.

17. 2026-03-01
    listed $425,000 Active 1030-char remark

    Show marketing remark (1030 chars)

    THIS IS A WONDERFUL QUAD! It serves as a LTR now but could EASILY be transformed into a 4 unit AirBnB once the leases expire and could potentially bring in $12k a month! There are four Large spacious units (front and rear private entrances) AND private screened porches. Each unit has 2 bedrooms and 1 Bathroom plus separate Laundry room off the Kitchen. The apartments boast central heating and air, high ceilings, separate laundry room with washer and dryer in each unit, and an eat-in kitchen. The downstairs units have hard wood floors and Upstairs units have carpet (to help with noise). The parking is perfect for Lawrence street because there is a circle drive that allows easy access to the carport. Each unit has one tenant and each tenant has their own covered parking space. The location makes it convenient to downtown and Cloverdale and interstate access is a breeze. Total current rent monthly is $3500.00. One unit is under-rented at only $750.00 (long term tenant). The other units ret for $900 and $950 per month.

18. 2025-06-19
    historical $950
19. 2025-05-15
    listed $950
20. 2024-09-04
    soldstatus $345,000
21. 2024-08-29
    soldstatus $345,000 Closed 844-char remark

    Show marketing remark (844 chars)

    This Fourplex is a gem. Owned by the same family for the last 50 years. Four Large spacious units (front and rear private entrances) AND private screened porches. Each unit has 2 bedrooms and 1 Bathroom plus separate Laundry room off the Kitchen. The apartments boast central heating and air, high ceilings, separate laundry room with washer and dryer in each unit, and large eat-in kitchen. The downstairs units have hard wood floors and Upstairs units have carpet (to help with noise). Unit 1130 has new paint and freshly cleaned carpets. The parking is perfect for Lawrence street because there is a circle drive that allows easy access to the carport. Each unit has one tenant and each tenant has their own covered parking space. This building has a lot of potential as a strong cash-flowng property. Matterport Tour (of 2 units) available.

22. 2024-08-28
    status Pending 844-char remark

    Show marketing remark (844 chars)

    This Fourplex is a gem. Owned by the same family for the last 50 years. Four Large spacious units (front and rear private entrances) AND private screened porches. Each unit has 2 bedrooms and 1 Bathroom plus separate Laundry room off the Kitchen. The apartments boast central heating and air, high ceilings, separate laundry room with washer and dryer in each unit, and large eat-in kitchen. The downstairs units have hard wood floors and Upstairs units have carpet (to help with noise). Unit 1130 has new paint and freshly cleaned carpets. The parking is perfect for Lawrence street because there is a circle drive that allows easy access to the carport. Each unit has one tenant and each tenant has their own covered parking space. This building has a lot of potential as a strong cash-flowng property. Matterport Tour (of 2 units) available.

23. 2024-06-27
    historical Contingent 844-char remark

    Show marketing remark (844 chars)

    This Fourplex is a gem. Owned by the same family for the last 50 years. Four Large spacious units (front and rear private entrances) AND private screened porches. Each unit has 2 bedrooms and 1 Bathroom plus separate Laundry room off the Kitchen. The apartments boast central heating and air, high ceilings, separate laundry room with washer and dryer in each unit, and large eat-in kitchen. The downstairs units have hard wood floors and Upstairs units have carpet (to help with noise). Unit 1130 has new paint and freshly cleaned carpets. The parking is perfect for Lawrence street because there is a circle drive that allows easy access to the carport. Each unit has one tenant and each tenant has their own covered parking space. This building has a lot of potential as a strong cash-flowng property. Matterport Tour (of 2 units) available.

24. 2024-06-07
    listed $395,900 Active 844-char remark

    Show marketing remark (844 chars)

    This Fourplex is a gem. Owned by the same family for the last 50 years. Four Large spacious units (front and rear private entrances) AND private screened porches. Each unit has 2 bedrooms and 1 Bathroom plus separate Laundry room off the Kitchen. The apartments boast central heating and air, high ceilings, separate laundry room with washer and dryer in each unit, and large eat-in kitchen. The downstairs units have hard wood floors and Upstairs units have carpet (to help with noise). Unit 1130 has new paint and freshly cleaned carpets. The parking is perfect for Lawrence street because there is a circle drive that allows easy access to the carport. Each unit has one tenant and each tenant has their own covered parking space. This building has a lot of potential as a strong cash-flowng property. Matterport Tour (of 2 units) available.

25. 2011-06-27
    soldstatus $137,500

ⓘ 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: $2,621 · $218/mo
• Projected year-2 tax: $2,621 · $218/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 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: $49,800
• − Mortgage interest: −$23,807
• − Property taxes: −$2,621
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,984
• − Management: −$3,984
• − Depreciation: −$12,364
• Taxable income: $916
• Est. tax owed @ 24.0%: −$220
• After-tax cash flow: $7,631/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): 10,535
• Household income: $33,823
• Rent vs Own: 75.4% rent · 24.6% own
• Severe rent burden: 641.0

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 (72%)
• Race & ethnicity: Black 72% White 20% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Swedish 2% Russian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -101.13%
• Current HPI: 27.2384
• 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

+209.1% since first listed

10 events — show timeline

• 2026-03-06 Relisted — MAAR
• 2026-03-01 Listed $425,000 MAAR
• 2025-06-19 Rental Removed $950 MAAR
• 2025-05-15 Listed for Rent $950 MAAR
• 2024-09-04 Sold (Public Records) $345,000 Public Records
• 2024-08-29 Sold (MLS) $345,000 MAAR
• 2024-08-28 Pending — MAAR
• 2024-06-27 Contingent — MAAR
• 2024-06-07 Listed $395,900 MAAR
• 2011-06-27 Sold (Public Records) $137,500 Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,621 · +57.9% YoY. Source: county tax records.