735 Alexander St · Montgomery, AL 36108

$18,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 229 Days on market

Built 1940 4,356 sqft lot $20/sqft · 32% below area Est $26k · 32% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +6.4/10.0
• 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

Listing remarks MLS

First time buyer or investor special! 900 sf 3 bedroom & 1 bath cottage ready for a new owner! This plumbing is intact and updated electrical work so there's a clean slate for new owner.

Key facts

• Plumbing intact
• 4,356 sq ft lot
• Parking

Tags

• UPDATED ELECTRICAL WORK
• PLUMBING INTACT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($971 rent vs $18k).
• Recommended offer: $16k (12.0% below list) — sets the bar for market timing.
• Cap rate 50.0% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $611 of equity ($124 loan paydown + $487 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 $5k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($16k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $12k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $15,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 5.40% ✓
• Cap rate: 49.99%
• Cash-on-cash: 156.06%
• DSCR: 7.94
• GRM: 1.5

CMA / ARV

• ARV (median comp): $26,392
• List price: $18,000
• Delta: -31.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1824 S Holt St	0.07mi	2/1.0 (-1)	952 (+6%)	15mo	$22,000	$23	69
1617 S Holt St	0.09mi	2/1.0 (-1)	800 (-11%)	12mo	$16,500	$21	62
1573 Oakland St	0.21mi	2/1.0 (-1)	810 (-10%)	9mo	$10,500	$13	61
1374 Bragg St	0.34mi	3/1.0	988 (+10%)	13mo	$12,000	$12	57
1134 Oak St	0.64mi	3/2.0	900 (0%)	12mo	$55,000	$61	56
3312 Court St	0.74mi	2/1.0 (-1)	1,022 (+14%)	14mo	$34,600	$34	26

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: 59.7%
• Equity multiple: 4.32×
• Total profit: $16,739
• Equity at exit: $7,798

10-year hold

• IRR: 59.8%
• Equity multiple: 8.91×
• Total profit: $39,879
• Equity at exit: $11,793

Cash invested: $5,040 (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: 1.5×

Monthly cashflow live

• Estimated rent: $971 high
• Mortgage (P&I): −$94
• Tax from tax record: −$10 /mo · $120/yr
• Insurance: −$8
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $229

Break-even live

Break-even rent $682

Max offer price $18,000

Occupancy floor 71%

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 W Edgemont Ave Unit A Montgomery, AL	3.0	1.0	875	$875	$1.00	43d	1	0.65mi
718 W Edgemont Ave Unit B Montgomery, AL	2.0	1.0	875	$800	$0.91	21d	1	0.65mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	43d	1	0.77mi
1301 S Perry St Unit A Montgomery, AL	2.0	1.0	1100	$950	$0.86	13d	1	0.85mi
3394 Southmont Dr Unit 3 Montgomery, AL	2.0	1.0	810	$1,050	$1.30	43d	1	1.01mi
3394 Southmont Dr Unit 2 Montgomery, AL	2.0	1.0	810	$1,475	$1.82	43d	1	1.01mi
432 Clanton Ave Montgomery, AL	2.0	1.0	800	$995	$1.24	13d	1	1.06mi
3208 Caffey Dr Montgomery, AL	2.0	1.0	616	$800	$1.30	43d	1	1.14mi
763 Belvedere Dr Montgomery, AL	3.0	1.0	1044	$1,000	$0.96	43d	1	1.19mi
671 S Perry St Montgomery, AL	2.0	1.0–2.0	525	$1,725	$3.29	21d	1	1.24mi
906 E Fairview Ave Unit 902 Montgomery, AL	2.0	1.0	1100	$995	$0.90	21d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $18,000 Active 229 DOM
2. 2026-06-17
   days on market $18,000 Active 228 DOM
3. 2026-06-16
   days on market $18,000 Active 227 DOM
4. 2026-06-15
   days on market $18,000 Active 226 DOM
5. 2026-06-14
   days on market $18,000 Active 224 DOM
6. 2026-06-13
   pricedays on market $18,000 Active 223 DOM
7. 2026-06-10
   days on market $23,000 Active 221 DOM
8. 2026-06-09
   days on market $23,000 Active 220 DOM
9. 2026-06-08
   days on market $23,000 Active 219 DOM
10. 2026-06-07
    pricedays on market $23,000 Active 218 DOM
11. 2026-06-03
    days on market $27,000 Active 214 DOM
12. 2026-06-02
    days on market $27,000 Active 213 DOM
13. 2026-06-01
    days on market $27,000 Active 212 DOM
14. 2026-05-31
    days on market $27,000 Active 211 DOM
15. 2026-05-30
    days on market $27,000 Active 210 DOM
16. 2026-05-01
    status Active 193-char remark

    Show marketing remark (193 chars)

    First time buyer or investor special! 900 sf 3 bedroom & 1 bath cottage ready for a new owner! This plumbing is intact and updated electrical work so there's a clean slate for new owner.

17. 2026-02-13
    price $27,000 193-char remark

    Show marketing remark (193 chars)

    First time buyer or investor special! 900 sf 3 bedroom & 1 bath cottage ready for a new owner! This plumbing is intact and updated electrical work so there's a clean slate for new owner.

18. 2026-01-31
    status Active 193-char remark

    Show marketing remark (193 chars)

    First time buyer or investor special! 900 sf 3 bedroom & 1 bath cottage ready for a new owner! This plumbing is intact and updated electrical work so there's a clean slate for new owner.

19. 2025-10-30
    listed $30,000 Active 193-char remark

    Show marketing remark (193 chars)

    First time buyer or investor special! 900 sf 3 bedroom & 1 bath cottage ready for a new owner! This plumbing is intact and updated electrical work so there's a clean slate for new owner.

20. 2024-02-09
    price $13,000
21. 2024-01-25
    listed $19,000 Active

ⓘ 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: $120 · $10/mo
• Projected year-2 tax: $120 · $10/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 5/10 Major FEMA zone AE · 51% 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,656
• − Mortgage interest: −$1,008
• − Property taxes: −$120
• − Insurance: −$5,208
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$524
• Taxable income: $2,931
• Est. tax owed @ 24.0%: −$703
• After-tax cash flow: $2,044/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

+42.1% since first listed

6 events — show timeline

• 2026-05-01 Relisted — MAAR
• 2026-02-13 Price Changed $27,000 MAAR
• 2026-01-31 Relisted — MAAR
• 2025-10-30 Listed $30,000 MAAR
• 2024-02-09 Price Changed $13,000 MAAR
• 2024-01-25 Listed $19,000 MAAR

Property tax history

+3.1%/yr

Latest (2024): $120 · +0.0% YoY. Source: county tax records.