217 Bellehurst Dr · Montgomery, AL 36109

$110,000

3 bd · 2.0 ba · 1,421 sqft · SingleFamily public records · 101 Days on market

Built 1961 0.30 ac lot $77/sqft · 39% below area Est $181k · 39% under ↓ 12% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Investor Special Blank Canvas Ready for Renovation! Opportunity awaits with this investment property that has already been taken down to the studs and prepped for a full renovation. The interior has been completely demolished and all damaged materials have been removed, providing a clean slate for your vision. A new roof has already been installed, giving you a solid start on the project. The home is ready for a full interior build-out and will require new electrical, plumbing, and HVAC systems, allowing investors or builders to design the layout and finishes exactly how they want. With major demo work already completed, you can jump straight into rebuilding without the hassle of tear-out. Perfect for investors, flippers, or contractors looking for their next project. Bring your plans and turn this property into a beautiful home or income-producing asset. Property Highlights: Interior fully gutted to the studs Damaged materials removed New roof installed Clean slate ready for renovation Will need electrical, plumbing, and HVAC installed Ideal opportunity for investors or builders Sold as-is. Cash or renovation financing recommended.

Key facts

• New roof installed
• 0.3 acre lot
• Built 1961

Tags

• NEW ROOF INSTALLED
• INTERIOR FULLY GUTTED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 (+2.6%/yr); 207 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $761 of loan paydown is wiped out by about $3k 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 + 2.6% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 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 $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. 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.
7. 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.
8. 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: 1.30% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.41%
• DSCR: 1.82
• GRM: 6.4

CMA / ARV

• ARV (median comp): $181,084
• List price: $110,000
• Delta: -39.25%
• 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
308 Bellehurst Dr	0.17mi	3/2.0	1,520 (+7%)	4mo	$198,000	$130	77
4021 Caldwell Ct	0.59mi	3/2.0	1,428 (+0%)	0mo	$185,000	$130	71
349 Sterling Dr	0.21mi	3/2.0	1,593 (+12%)	1mo	$208,000	$131	69
230 Kiefer Dr	0.64mi	3/2.0	1,400 (-2%)	3mo	$167,000	$119	65
4362 Eastmont Dr	0.58mi	4/2.0 (+1)	1,380 (-3%)	6mo	$126,000	$91	59
4023 Ware Hill Dr	0.71mi	2/2.0 (-1)	1,425 (+0%)	4mo	$163,000	$114	58
212 Perry Hill Rd	0.50mi	3/1.5	1,270 (-11%)	9mo	$134,000	$106	50
302 Ware Hill Ct	0.67mi	3/2.0	1,589 (+12%)	1mo	$179,000	$113	48
4025 Ware Hill Dr	0.71mi	3/2.0	1,598 (+12%)	1mo	$185,000	$116	45
3974 Johnstown Dr	0.74mi	3/2.0	1,605 (+13%)	2mo	$160,000	$100	42
3700 Ramos Ct	0.72mi	3/2.0	1,232 (-13%)	3mo	$134,400	$109	42
236 Kiefer Dr	0.65mi	3/2.0	1,619 (+14%)	8mo	$164,000	$101	40

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: 9.7%
• Equity multiple: 1.38×
• Total profit: $11,725
• Equity at exit: $16,401

10-year hold

• IRR: 18.5%
• Equity multiple: 2.52×
• Total profit: $46,745
• Equity at exit: $9,511

Cash invested: $30,800 (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: 207
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,426 high
• Mortgage (P&I): −$577
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $473

Break-even live

Break-even rent $828

Max offer price $110,000

Occupancy floor 62%

Sensitivity live

Price	-10% $535	-5% $504	+0% $473	+5% $441	+10% $410
Rent	-10% $360	-5% $416	+0% $473	+5% $529	+10% $585
Rate	-1.0pp $528	-0.5pp $500	base $473	+0.5pp $444	+1.0pp $415

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	44d	1	0.36mi
4365 Hillside Oaks Montgomery, AL	2.0	2.0	1204	$1,500	$1.25	44d	1	0.44mi
4056 Wares Ferry Rd Montgomery, AL	3.0	2.0	1800	$1,500	$0.83	14d	1	0.51mi
3692 Fairfield Dr Montgomery, AL	3.0	2.0	1524	$1,400	$0.92	21d	1	0.54mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	44d	1	0.62mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	14d	1	0.70mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	44d	1	0.83mi
750 S Marquette Dr Montgomery, AL	3.0	1.0	1325	$1,195	$0.90	44d	1	0.84mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	44d	1	0.86mi
4536 Wake Forest Dr Montgomery, AL	3.0	2.0	1244	$1,250	$1.00	44d	1	0.86mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	21d	1	0.87mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	14d	1	0.89mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	14d	1	0.94mi
908 Greg Dr Montgomery, AL	3.0	1.0	1520	$1,100	$0.72	21d	1	0.99mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	44d	1	1.04mi
817 Dumont Dr Montgomery, AL	3.0	2.0	1635	$1,800	$1.10	14d	1	1.06mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	14d	1	1.07mi
844 Sir Michael Dr Montgomery, AL	4.0	2.0	1502	$1,650	$1.10	44d	1	1.07mi
3737 Dalraida Pkwy Montgomery, AL	3.0	1.0	1618	$1,150	$0.71	44d	1	1.08mi
4041A Beth Manor Dr Montgomery, AL	1.0–3.0	1.0–2.0	925	$1,000	$1.08	21d	20	1.08mi
3806 Marie Cook Dr Montgomery, AL	3.0	2.0	1791	$1,675	$0.94	14d	1	1.13mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	21d	1	1.15mi
3309 Hillcrest Ln Unit 1043908P Montgomery, AL	4.0	2.0	1625	$2,885	$1.78	21d	1	1.20mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	14d	1	1.20mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	14d	1	1.25mi
3462 Biltmore Ave Montgomery, AL	3.0	2.0	1685	$1,225	$0.73	21d	1	1.26mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	21d	1	1.27mi
3801 Cedar Ave Montgomery, AL	3.0	2.0	1818	$1,681	$0.92	21d	1	1.28mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	44d	1	1.30mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	44d	1	1.30mi
926 Green Ridge Ct Montgomery, AL	3.0	2.0	1665	$1,381	$0.83	14d	1	1.30mi
804 Hillman St Montgomery, AL	3.0	2.0	1370	$1,295	$0.95	14d	1	1.32mi
804 Hillman St Montgomery, AL	3.0	2.0	1356	$1,295	$0.96	21d	1	1.32mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	44d	1	1.34mi
401 Ridgewood Ln Montgomery, AL	3.0	2.0	1513	$1,195	$0.79	21d	1	1.37mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	44d	1	1.39mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	44d	1	1.40mi
3105 Pelzer Ave Montgomery, AL	4.0	2.0	1605	$1,425	$0.89	44d	1	1.40mi
4732 Retreat Rd Montgomery, AL	2.0	2.0	1034	$995	$0.96	21d	1	1.41mi
167 E Salem Dr Montgomery, AL	3.0	2.0	1700	$1,050	$0.62	44d	1	1.42mi

Listing history 22 events

1. 2026-06-18
   days on market $110,000 Active 101 DOM
2. 2026-06-17
   days on market $110,000 Active 100 DOM
3. 2026-06-16
   days on market $110,000 Active 99 DOM
4. 2026-06-15
   days on market $110,000 Active 98 DOM
5. 2026-06-14
   days on market $110,000 Active 96 DOM
6. 2026-06-13
   days on market $110,000 Active 95 DOM
7. 2026-06-10
   days on market $110,000 Active 93 DOM
8. 2026-06-09
   days on market $110,000 Active 92 DOM
9. 2026-06-08
   days on market $110,000 Active 91 DOM
10. 2026-06-07
    days on market $110,000 Active 90 DOM
11. 2026-06-03
    days on market $110,000 Active 86 DOM
12. 2026-06-02
    days on market $110,000 Active 85 DOM
13. 2026-06-01
    days on market $110,000 Active 84 DOM
14. 2026-05-31
    days on market $110,000 Active 83 DOM
15. 2026-05-30
    days on market $110,000 Active 82 DOM
16. 2026-03-09
    listed $110,000 Active 1151-char remark

    Show marketing remark (1151 chars)

    Investor Special Blank Canvas Ready for Renovation! Opportunity awaits with this investment property that has already been taken down to the studs and prepped for a full renovation. The interior has been completely demolished and all damaged materials have been removed, providing a clean slate for your vision. A new roof has already been installed, giving you a solid start on the project. The home is ready for a full interior build-out and will require new electrical, plumbing, and HVAC systems, allowing investors or builders to design the layout and finishes exactly how they want. With major demo work already completed, you can jump straight into rebuilding without the hassle of tear-out. Perfect for investors, flippers, or contractors looking for their next project. Bring your plans and turn this property into a beautiful home or income-producing asset. Property Highlights: Interior fully gutted to the studs Damaged materials removed New roof installed Clean slate ready for renovation Will need electrical, plumbing, and HVAC installed Ideal opportunity for investors or builders Sold as-is. Cash or renovation financing recommended.

17. 2018-11-05
    soldstatus $97,062
18. 2018-10-25
    soldstatus $96,750 676-char remark

    Show marketing remark (676 chars)

    GREAT BUY IN SOUGHT AFTER BELLEHURST ESTATES!! REFRIGERATOR STAYS, WASHER AND DRYER STAYS!! IF YOU ARE A FIRST TIME HOME BUYER THIS IS THE HOME FOR YOU. GRANITE COUNTERTOPS IN THE KITCHEN AND THE MASTERBATH. HARDWOOD FLOORS IN THE DEN AND DINING AREA. HARD TILE IN THE KITCHEN. IT IS MOVE IN READY!!! YOU AND YOUR FRIENDS WILL SAY "WOW". THIS IS A GREAT HOME IN BELLEHURST. THE OWNERS HAVE ALMOST COMPLETELY UPDATED THIS HOME. FRESH PAINT INSIDE. HARDWOOD FLOORS POLISHED IN THE LIVING AND DINING AREA. THE DEN LOOKS OUT ONTO A LARGE FENCED YARD WITH MATURE TREES. A GREAT SETTING AFTER A HARD DAY AT WORK. THIS HOUSE WILL NOT LAST LONG. CALL TODAY FOR A SHOWING.

19. 2018-05-07
    listed $105,500 676-char remark

    Show marketing remark (676 chars)

    GREAT BUY IN SOUGHT AFTER BELLEHURST ESTATES!! REFRIGERATOR STAYS, WASHER AND DRYER STAYS!! IF YOU ARE A FIRST TIME HOME BUYER THIS IS THE HOME FOR YOU. GRANITE COUNTERTOPS IN THE KITCHEN AND THE MASTERBATH. HARDWOOD FLOORS IN THE DEN AND DINING AREA. HARD TILE IN THE KITCHEN. IT IS MOVE IN READY!!! YOU AND YOUR FRIENDS WILL SAY "WOW". THIS IS A GREAT HOME IN BELLEHURST. THE OWNERS HAVE ALMOST COMPLETELY UPDATED THIS HOME. FRESH PAINT INSIDE. HARDWOOD FLOORS POLISHED IN THE LIVING AND DINING AREA. THE DEN LOOKS OUT ONTO A LARGE FENCED YARD WITH MATURE TREES. A GREAT SETTING AFTER A HARD DAY AT WORK. THIS HOUSE WILL NOT LAST LONG. CALL TODAY FOR A SHOWING.

20. 2007-01-25
    soldstatus $119,000
21. 2007-01-19
    soldstatus $119,000
22. 2006-11-27
    listed $124,900

ⓘ 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: $375 · $31/mo
• Projected year-2 tax: $451 · $38/mo
• Expected delta: +$76/yr (+$6/mo · 20.1%)

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

Taxation est. · year 1

• Rental income: $17,111
• − Mortgage interest: −$6,162
• − Property taxes: −$375
• − Insurance: −$550
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$3,200
• Taxable income: $4,086
• Est. tax owed @ 24.0%: −$981
• After-tax cash flow: $4,689/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

-11.9% since first listed

7 events — show timeline

• 2026-03-09 Listed $110,000 ForSaleByOwner.com
• 2018-11-05 Sold (Public Records) $97,062 Public Records
• 2018-10-25 Sold (MLS) $96,750 MAAR
• 2018-05-07 Listed $105,500 MAAR
• 2007-01-25 Sold (Public Records) $119,000 Public Records
• 2007-01-19 Sold (MLS) $119,000 MAAR
• 2006-11-27 Listed $124,900 MAAR

Property tax history

+0.3%/yr

Latest (2025): $375 · -73.0% YoY. Source: county tax records.