36 Garden St · Montgomery, AL 36110

$20,000

3 bd · 1.0 ba · 776 sqft · SingleFamily public records · 7 Days on market

Built 1945 9,147 sqft lot Est $35k · 43% under

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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 +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Listing remarks

Great investment opportunity. All systems and condition unknown to seller or agent. Seller has never lived in the property. Sold AS-IS, WHERE IS. No Seller concessions will be paid. No contingencies accepted. CASH ONLY. All systems and Schools to be verified by purchaser.

Key facts

• 9,147 sq ft lot
• Parking
• Built 1945

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public sewer; Utility connections unknown
• Home design: Single-story property
• Construction: Wood siding exterior; Slab foundation; Year built per public records
• Exterior features: City lot; Mature trees; Lot dimensions approx. 50 x 184

Interior

• Bedrooms: 1 total room on the first level
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Interior features: Wood flooring; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Cap rate 46.8% 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: 62 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $138 of loan paydown is wiped out by about $600 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $20,000

Questions for the listing agent

1. Built in 1945 — 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: 5.08% ✓
• Cap rate: 46.76%
• Cash-on-cash: 144.53%
• DSCR: 7.43
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $34,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
429 Edward St	0.23mi	3/1.0	828 (+7%)	1mo	$55,500	$67	77
142 W Michigan Ave	0.22mi	3/1.0	840 (+8%)	1mo	$67,000	$80	76
418 Edwards St	0.25mi	3/1.0	828 (+7%)	3mo	$24,500	$30	74
412 Edward St	0.26mi	3/1.0	828 (+7%)	6mo	$35,000	$42	72
31 Michigan Ave	0.10mi	3/1.0	840 (+8%)	13mo	$38,000	$45	71
124 W Michigan Ave	0.21mi	3/1.0	840 (+8%)	8mo	$60,000	$71	70
121 Kiwanis St	0.48mi	3/1.0	735 (-5%)	1mo	$27,000	$37	68
135 W Michigan Ave	0.19mi	3/1.0	840 (+8%)	15mo	$15,000	$18	65
1625 Champion St	0.49mi	3/1.0	840 (+8%)	0mo	$72,500	$86	63
3463 Cotton St	0.50mi	3/1.0	829 (+7%)	10mo	$37,500	$45	57
341 Chisholm St	0.67mi	3/1.0	756 (-3%)	11mo	$33,500	$44	56
200 Gardendale Dr	0.43mi	2/1.0 (-1)	825 (+6%)	18mo	$63,500	$77	49

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: —
• Equity multiple: 8.09×
• Total profit: $39,727
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 17.06×
• Total profit: $89,945
• Equity at exit: $1,729

Cash invested: $5,600 (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: 62
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,015 high
• Mortgage (P&I): −$105
• Tax from tax record: −$14 /mo · $174/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $674

Break-even live

Break-even rent $162

Max offer price $20,000

Occupancy floor 29%

Sensitivity live

Price	-10% $686	-5% $680	+0% $674	+5% $669	+10% $663
Rent	-10% $594	-5% $634	+0% $674	+5% $715	+10% $755
Rate	-1.0pp $685	-0.5pp $680	base $674	+0.5pp $669	+1.0pp $664

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Garden St Montgomery, AL	3.0	1.5	1008	$775	$0.77	45d	1	0.10mi
207 Destin St Montgomery, AL	3.0	1.0	966	$695	$0.72	21d	1	0.16mi
142 W Michigan Ave Montgomery, AL	3.0	1.0	840	$995	$1.18	14d	1	0.21mi
429 Edward St Montgomery, AL	3.0	1.0	828	$1,080	$1.30	14d	1	0.23mi
412 Edward St Montgomery, AL	3.0	1.0	828	$800	$0.97	44d	1	0.25mi
3613 Erwin Dr Montgomery, AL	3.0	2.0	1092	$1,250	$1.14	44d	1	0.35mi
216 Gardendale Dr Montgomery, AL	3.0	1.0	900	$850	$0.94	21d	1	0.47mi
105 Dyas Ct Montgomery, AL	3.0	1.0	1025	$1,095	$1.07	44d	1	0.52mi
4010 Vandiver Ct Montgomery, AL	2.0	2.0	630	$1,050	$1.67	44d	1	0.60mi
218 Broadway St Montgomery, AL	2.0	1.0	960	$895	$0.93	14d	1	0.62mi
408 Briarbrook Dr Montgomery, AL	3.0	2.0	1025	$960	$0.94	21d	1	0.66mi
408 Briarbrook Dr #204 Montgomery, AL	3.0	2.0	1025	$1,000	$0.98	44d	1	0.66mi
341 Chisholm St Montgomery, AL	3.0	1.0	756	$1,195	$1.58	21d	1	0.67mi
298 Broadway St Montgomery, AL	2.0	1.0	896	$900	$1.00	44d	1	0.72mi
3329 Texas St Montgomery, AL	3.0	1.0	1000	$1,100	$1.10	44d	1	0.74mi
4029 Chelsea Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	44d	1	0.80mi
3114 Cotton St Montgomery, AL	3.0	1.0	888	$1,100	$1.24	44d	1	0.81mi
3024 Tyler Rd Montgomery, AL	3.0	1.0	892	$725	$0.81	21d	1	0.85mi
3042 George B Edmondson Dr Montgomery, AL	3.0	1.0	900	$860	$0.96	44d	1	0.87mi
2107 Yarbrough Cir Montgomery, AL	3.0	1.0	910	$925	$1.02	44d	1	0.94mi
2111 Yarbrough St Montgomery, AL	3.0	1.0	962	$795	$0.83	44d	1	0.97mi
325 3rd St Montgomery, AL	2.0	1.0	925	$850	$0.92	44d	1	0.98mi
3070 Tremont St Montgomery, AL	3.0	1.0	1102	$1,450	$1.32	44d	1	1.02mi
1817 Texas Ct Montgomery, AL	3.0	1.0	925	$1,050	$1.14	21d	1	1.02mi
2056 Midway St Montgomery, AL	3.0	1.0	1110	$985	$0.89	44d	1	1.24mi
2076 Midway St Montgomery, AL	3.0	1.0	1068	$1,000	$0.94	44d	1	1.28mi
2503 Skyline Ave Montgomery, AL	3.0	1.0	1015	$1,150	$1.13	44d	1	1.48mi

Listing history 7 events

1. 2026-06-18
   days on market $20,000 Active 7 DOM
2. 2026-06-17
   days on market $20,000 Active 6 DOM
3. 2026-06-16
   days on market $20,000 Active 5 DOM
4. 2026-06-15
   days on market $20,000 Active 4 DOM
5. 2026-06-14
   days on market $20,000 Active 2 DOM
6. 2026-06-13
   remarks 272-char remark
7. 2026-06-13
   listed $20,000 Active 1 DOM

ⓘ 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: $174 · $14/mo
• Projected year-2 tax: $174 · $14/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 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: $12,185
• − Mortgage interest: −$1,120
• − Property taxes: −$174
• − Insurance: −$100
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$582
• Taxable income: $8,260
• Est. tax owed @ 24.0%: −$1,982
• After-tax cash flow: $6,112/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

• 2026-06-11 Listed $20,000 MAAR

Property tax history

+5.4%/yr

Latest (2025): $174 · +6.5% YoY. Source: county tax records.