219 Davors Dr · Montgomery, AL 36109

$215,000

4 bd · 2.0 ba · 2,021 sqft · SingleFamily public records · 123 Days on market

Built 1975 0.29 ac lot $106/sqft · 6% above area Est $202k · 6% over ↓ 2% since listing

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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 +18.8/30.0
• DSCR +5.9/10.0
• ARV discount +4.6/15.0
• 1% rule +3.7/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

An updated, move-in ready home in a prime location with convenient access to everything you need. Situated near Krispy Kreme and Faulkner University, this property offers quick connectivity to major routes including I-85 North, I-65 South, Eastern Boulevard, and Atlanta Highway, placing shopping, dining, and everyday essentials just minutes away. This well-maintained home features a long list of valuable upgrades, including a new roof, fresh interior paint, updated wiring with a new fuse box, new hot water heater, and a 3-year-old HVAC system, giving buyers peace of mind. The kitchen is equipped with a new refrigerator and electric stovetop, making it truly move-in ready. Inside, enjoy a cozy fireplace perfect for relaxing evenings, while outside offers a lifestyle upgrade with a private swimming pool featuring a new pump and motor, a spacious patio ideal for entertaining, and a front yard sprinkler system to keep your curb appeal looking its best. Additional exterior storage provides practical space for tools and organization. Whether you’re a first-time homebuyer, downsizing, or investing, this property checks all the boxes with modern updates, outdoor living features, and unbeatable location convenience. Schedule your showing today and experience the value and comfort this home has to offer.

Key facts

• New inside paint
• New hot water heater
• Sprinkler system

Tags

• FIREPLACE WITH GAS STARTER
• NEW ROOF
• NEW HOT WATER HEATER
• ELECTRIC CENTRAL AC GAS HEAT
• NEW INSIDE PAINT
• SPRINKLER SYSTEM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/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 $186k (13.4% below list).
• Recommended offer: $186k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 6.0% in Montgomery — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Dozier Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 394 students, 84% FRL); Goodwyn Middle School (math 0% / reading 16%, grade F, #239 of 257 statewide, top 93%, 808 students, 84% FRL); Lee High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 1,374 students, 86% FRL).
• Zoned-school proficiency averages 8% at this address vs 20% district-wide (-12 pts) — the specific schools serving this property underperform the Montgomery County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.6%/yr); 209 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 38% of the median local income ($59k/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 $1k of loan paydown is wiped out by about $6k 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 123 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $186,259 (13.4% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 9.6

CMA / ARV

• ARV (median comp): $201,940
• List price: $215,000
• Delta: 6.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
224 Davors Dr	0.04mi	4/2.0	2,256 (+12%)	7mo	$203,900	$90	73
5344 Surrey Rd	0.33mi	4/2.0	1,955 (-3%)	10mo	$103,500	$53	71
5269 Cochran Cir	0.46mi	4/2.5	2,160 (+7%)	2mo	$243,900	$113	64
615 Sandhurst Dr	0.54mi	4/2.0	2,084 (+3%)	7mo	$195,500	$94	64
132 Lookout Ridge Rd	0.59mi	4/2.0	1,936 (-4%)	3mo	$239,000	$123	63
5948 Balmoral Rd	0.55mi	3/2.0 (-1)	2,115 (+5%)	8mo	$249,000	$118	55
5906 Balmoral Rd	0.63mi	3/2.0 (-1)	2,212 (+10%)	3mo	$240,000	$108	48
644 Sandhurst Dr	0.61mi	3/2.0 (-1)	1,806 (-11%)	2mo	$215,000	$119	47
5202 Surrey Rd	0.54mi	3/2.0 (-1)	1,755 (-13%)	2mo	$157,000	$89	46
216 W Vanderbilt Loop	0.73mi	4/2.0	1,802 (-11%)	5mo	$190,000	$105	44
118 Mountainview Dr	0.53mi	3/2.5 (-1)	2,320 (+15%)	4mo	$170,000	$73	40
643 Sandhurst Dr	0.59mi	3/2.0 (-1)	1,765 (-13%)	9mo	$212,000	$120	38

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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-21,815
• Equity at exit: $32,057

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-4,362
• Equity at exit: $18,589

Cash invested: $60,200 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 209
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,863 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$38 /mo · $454/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $217

Break-even live

Break-even rent $1,588

Max offer price $215,000

Occupancy floor 83%

Sensitivity live

Price	-10% $338	-5% $277	+0% $217	+5% $156	+10% $-163
Rent	-10% $69	-5% $143	+0% $217	+5% $290	+10% $364
Rate	-1.0pp $325	-0.5pp $271	base $217	+0.5pp $161	+1.0pp $104

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
336 Davors Dr Montgomery, AL	3.0	2.0	1569	$2,200	$1.40	45d	1	0.22mi
323 N Burbank Dr Montgomery, AL	4.0	2.0	1584	$1,381	$0.87	15d	1	1.13mi
341 N Burbank Dr Montgomery, AL	5.0	2.0	1584	$1,800	$1.14	15d	1	1.17mi
5712 Roxboro Dr Montgomery, AL	4.0	2.0	1544	$1,450	$0.94	23d	1	1.21mi
241 Kroy Dr Montgomery, AL	4.0	2.0	1450	$1,195	$0.82	45d	1	1.25mi
6265 Nature Dr Montgomery, AL	3.0	2.0	1400	$1,050	$0.75	15d	1	1.37mi
713 Amity Ln Montgomery, AL	4.0	2.0	1696	$1,900	$1.12	45d	1	1.42mi
633 Groveland Dr Montgomery, AL	3.0	2.0	1424	$1,200	$0.84	45d	1	1.45mi
6225 Whitewater Ct Montgomery, AL	3.0	2.0	1581	$1,600	$1.01	23d	1	1.45mi
564 Glade Park Loop Unit 1043856P Montgomery, AL	4.0	2.0	1496	$2,736	$1.83	15d	1	1.47mi

Listing history 21 events

1. 2026-06-21
   days on market $215,000 Active 123 DOM
2. 2026-06-18
   days on market $215,000 Active 120 DOM
3. 2026-06-17
   days on market $215,000 Active 119 DOM
4. 2026-06-16
   days on market $215,000 Active 118 DOM
5. 2026-06-15
   days on market $215,000 Active 117 DOM
6. 2026-06-14
   days on market $215,000 Active 115 DOM
7. 2026-06-13
   days on market $215,000 Active 114 DOM
8. 2026-06-10
   days on market $215,000 Active 112 DOM
9. 2026-06-09
   days on market $215,000 Active 111 DOM
10. 2026-06-08
    days on market $215,000 Active 110 DOM
11. 2026-06-07
    days on market $215,000 Active 109 DOM
12. 2026-06-03
    days on market $215,000 Active 105 DOM
13. 2026-06-02
    days on market $215,000 Active 104 DOM
14. 2026-06-01
    days on market $215,000 Active 103 DOM
15. 2026-05-31
    days on market $215,000 Active 102 DOM
16. 2026-05-30
    days on market $215,000 Active 101 DOM
17. 2026-05-04
    soldstatus $210,000 Closed 1321-char remark

    Show marketing remark (1321 chars)

    An updated, move-in ready home in a prime location with convenient access to everything you need. Situated near Krispy Kreme and Faulkner University, this property offers quick connectivity to major routes including I-85 North, I-65 South, Eastern Boulevard, and Atlanta Highway, placing shopping, dining, and everyday essentials just minutes away. This well-maintained home features a long list of valuable upgrades, including a new roof, fresh interior paint, updated wiring with a new fuse box, new hot water heater, and a 3-year-old HVAC system, giving buyers peace of mind. The kitchen is equipped with a new refrigerator and electric stovetop, making it truly move-in ready. Inside, enjoy a cozy fireplace perfect for relaxing evenings, while outside offers a lifestyle upgrade with a private swimming pool featuring a new pump and motor, a spacious patio ideal for entertaining, and a front yard sprinkler system to keep your curb appeal looking its best. Additional exterior storage provides practical space for tools and organization. Whether you’re a first-time homebuyer, downsizing, or investing, this property checks all the boxes with modern updates, outdoor living features, and unbeatable location convenience. Schedule your showing today and experience the value and comfort this home has to offer.

18. 2026-05-01
    status Pending 1321-char remark

    Show marketing remark (1321 chars)

    An updated, move-in ready home in a prime location with convenient access to everything you need. Situated near Krispy Kreme and Faulkner University, this property offers quick connectivity to major routes including I-85 North, I-65 South, Eastern Boulevard, and Atlanta Highway, placing shopping, dining, and everyday essentials just minutes away. This well-maintained home features a long list of valuable upgrades, including a new roof, fresh interior paint, updated wiring with a new fuse box, new hot water heater, and a 3-year-old HVAC system, giving buyers peace of mind. The kitchen is equipped with a new refrigerator and electric stovetop, making it truly move-in ready. Inside, enjoy a cozy fireplace perfect for relaxing evenings, while outside offers a lifestyle upgrade with a private swimming pool featuring a new pump and motor, a spacious patio ideal for entertaining, and a front yard sprinkler system to keep your curb appeal looking its best. Additional exterior storage provides practical space for tools and organization. Whether you’re a first-time homebuyer, downsizing, or investing, this property checks all the boxes with modern updates, outdoor living features, and unbeatable location convenience. Schedule your showing today and experience the value and comfort this home has to offer.

19. 2026-04-07
    historical Contingent 1321-char remark

    Show marketing remark (1321 chars)

    An updated, move-in ready home in a prime location with convenient access to everything you need. Situated near Krispy Kreme and Faulkner University, this property offers quick connectivity to major routes including I-85 North, I-65 South, Eastern Boulevard, and Atlanta Highway, placing shopping, dining, and everyday essentials just minutes away. This well-maintained home features a long list of valuable upgrades, including a new roof, fresh interior paint, updated wiring with a new fuse box, new hot water heater, and a 3-year-old HVAC system, giving buyers peace of mind. The kitchen is equipped with a new refrigerator and electric stovetop, making it truly move-in ready. Inside, enjoy a cozy fireplace perfect for relaxing evenings, while outside offers a lifestyle upgrade with a private swimming pool featuring a new pump and motor, a spacious patio ideal for entertaining, and a front yard sprinkler system to keep your curb appeal looking its best. Additional exterior storage provides practical space for tools and organization. Whether you’re a first-time homebuyer, downsizing, or investing, this property checks all the boxes with modern updates, outdoor living features, and unbeatable location convenience. Schedule your showing today and experience the value and comfort this home has to offer.

20. 2026-04-03
    listed $205,000 Active 1321-char remark

    Show marketing remark (1321 chars)

    An updated, move-in ready home in a prime location with convenient access to everything you need. Situated near Krispy Kreme and Faulkner University, this property offers quick connectivity to major routes including I-85 North, I-65 South, Eastern Boulevard, and Atlanta Highway, placing shopping, dining, and everyday essentials just minutes away. This well-maintained home features a long list of valuable upgrades, including a new roof, fresh interior paint, updated wiring with a new fuse box, new hot water heater, and a 3-year-old HVAC system, giving buyers peace of mind. The kitchen is equipped with a new refrigerator and electric stovetop, making it truly move-in ready. Inside, enjoy a cozy fireplace perfect for relaxing evenings, while outside offers a lifestyle upgrade with a private swimming pool featuring a new pump and motor, a spacious patio ideal for entertaining, and a front yard sprinkler system to keep your curb appeal looking its best. Additional exterior storage provides practical space for tools and organization. Whether you’re a first-time homebuyer, downsizing, or investing, this property checks all the boxes with modern updates, outdoor living features, and unbeatable location convenience. Schedule your showing today and experience the value and comfort this home has to offer.

21. 2026-02-18
    listed $215,000 Active 249-char remark

    Show marketing remark (249 chars)

    2021 sqr feet on . 29 ac, 4 bd 2 ba, fireplace with gas starter, new roof, new hot water heater, 2 year old electric central ac/gas heat, new inside paint, sprinkler system, plenty outside storage, excellent pool with new motor/pump move in ready.

ⓘ 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: $454 · $38/mo
• Projected year-2 tax: $882 · $73/mo
• Expected delta: +$428/yr (+$36/mo · 94.2%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,351
• − Mortgage interest: −$12,043
• − Property taxes: −$454
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − Depreciation: −$6,255
• Taxable loss: −$1,052
• Est. tax savings @ 24.0%: +$252
• After-tax cash flow: $2,851/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): 23,581
• Household income: $59,193
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1039.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 49% Black 39% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -37.64%
• Current HPI: 149.3867
• Rent YoY: ▲ 2.65%
• 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

-2.3% since first listed

5 events — show timeline

• 2026-05-04 Sold (MLS) $210,000 MAAR
• 2026-05-01 Pending — MAAR
• 2026-04-07 Contingent — MAAR
• 2026-04-03 Listed $205,000 MAAR
• 2026-02-18 Listed $215,000 ForSaleByOwner.com