423 Buford St · Montgomery, AL 36107

$59,900

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 155 Days on market

Built 1920 6,969 sqft lot $43/sqft · 44% above area Est $41k · 45% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Add to your investment holdings with this great 2 Bedroom and 2 Bathroom home!!! Currently leased at $600 per month professionally managed!!!! Opportunities abound here with a tenant in place for approximately two years and the desire to stay long term. Contact your favorite REALTOR soon and let's add this one to your portfolio!!! This home and 3462 East Street, Montgomery, AL - rented at $915.00 per month - is being offered as a package deal at an affordable $146,000.00!!! Lets keep your portfolio growing or begin building one today!!!!

Key facts

• 6,969 sq ft lot
• Parking
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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: Rents rising fast (+5.0%/yr); 67 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 44% of the median local income ($32k/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 $414 of loan paydown is wiped out by about $2k 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 + 5.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago; this cycle's ask has dropped $7k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $60k implies a 313% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 1920 — 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: 1.99% ✓
• Cap rate: 17.75%
• Cash-on-cash: 40.93%
• DSCR: 2.82
• GRM: 4.2

CMA / ARV

• ARV (median comp): $41,450
• List price: $59,900
• Delta: 44.51%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1814 James Ave	0.26mi	3/2.0	1,425 (+2%)	1mo	$61,000	$43	79
2430 Plum St	0.34mi	3/2.0	1,388 (-0%)	6mo	$89,000	$64	74
2148 Madison Ave	0.41mi	3/1.0	1,350 (-3%)	4mo	$60,000	$44	73
1839 James Ave	0.25mi	3/1.0	1,520 (+9%)	4mo	$50,000	$33	69
1612 Madison Ave	0.51mi	3/1.0	1,418 (+2%)	7mo	$118,900	$84	67
1540 St Charles Ave	0.64mi	3/1.0	1,462 (+5%)	1mo	$93,000	$64	61
1915 Mckinley Ave	0.71mi	3/2.0	1,384 (-1%)	3mo	$148,000	$107	60
1923 Mckinley Ave	0.71mi	3/1.5	1,354 (-3%)	1mo	$111,400	$82	60
1536 St Charles Ave	0.64mi	3/1.0	1,462 (+5%)	5mo	$77,000	$53	57
2627 Geneva St	0.38mi	4/2.0 (+1)	1,526 (+10%)	4mo	$83,000	$54	54
105 Dunn Dr	0.72mi	2/1.0 (-1)	1,295 (-7%)	7mo	$50,600	$39	44
3010 Althea St	0.63mi	3/1.5	1,186 (-15%)	7mo	$40,000	$34	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 · 5.05% rent growth · sell at horizon

5-year hold

• IRR: 39.6%
• Equity multiple: 2.74×
• Total profit: $29,229
• Equity at exit: $8,931

10-year hold

• IRR: 46.9%
• Equity multiple: 5.95×
• Total profit: $83,079
• Equity at exit: $5,179

Cash invested: $16,772 (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 36107

• Home prices YoY: -10.9%
• Rents YoY: 5.0%
• Active inventory: 67
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$314
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $572

Break-even live

Break-even rent $469

Max offer price $59,900

Occupancy floor 47%

Sensitivity live

Price	-10% $606	-5% $589	+0% $572	+5% $555	+10% $538
Rent	-10% $478	-5% $525	+0% $572	+5% $619	+10% $666
Rate	-1.0pp $602	-0.5pp $587	base $572	+0.5pp $556	+1.0pp $541

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2009 Palmetto St Montgomery, AL	3.0	1.0	1487	$1,050	$0.71	44d	1	0.13mi
2113 Brewton St Montgomery, AL	3.0	1.0	1363	$1,150	$0.84	44d	1	0.26mi
2004 Capitol Ave Unit 1043879P Montgomery, AL	4.0	2.5	1797	$3,518	$1.96	14d	1	0.28mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	14d	1	0.33mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	44d	1	0.33mi
128 S Capitol Pkwy Montgomery, AL	3.0	1.0	1550	$1,500	$0.97	44d	1	0.35mi
2000 Cherry St Montgomery, AL	2.0	1.0	1106	$950	$0.86	44d	1	0.37mi
39 S Lewis St Montgomery, AL	2.0	1.0	1209	$950	$0.79	44d	1	0.46mi
2229 Madison Ave Montgomery, AL	2.0	1.0	1100	$625	$0.57	44d	1	0.50mi
2009 Yancey Ave Montgomery, AL	3.0	1.0	1140	$1,080	$0.95	22d	1	0.63mi
2243 Winona Ave Montgomery, AL	3.0	1.0	1492	$1,225	$0.82	22d	1	0.65mi
2310 Yancey Ave Montgomery, AL	3.0	1.0	1212	$1,250	$1.03	44d	1	0.70mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	44d	1	0.75mi
2122 Windsor Ave Montgomery, AL	2.0	1.0	1052	$725	$0.69	44d	1	0.76mi
2023 Windsor Ave Montgomery, AL	2.0	1.0	889	$895	$1.01	44d	1	0.76mi
517 N Florida St Unit B Montgomery, AL	2.0	1.0	900	$750	$0.83	44d	1	0.79mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	22d	1	0.80mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	22d	1	0.81mi
7 Bradley Dr Montgomery, AL	3.0	2.0	1529	$1,500	$0.98	14d	1	0.83mi
18 Oak Forest Dr Montgomery, AL	3.0	2.0	1580	$1,050	$0.66	22d	1	0.85mi
2020 E 3rd St Montgomery, AL	2.0	1.0	1186	$750	$0.63	22d	1	0.85mi
1008 Pelham St Montgomery, AL	4.0	2.0	1288	$1,300	$1.01	44d	1	0.86mi
508 Glenmore Rd Montgomery, AL	2.0	1.0	1135	$1,000	$0.88	44d	1	0.86mi
2454 Spruce Curv Montgomery, AL	3.0	1.0	988	$1,100	$1.11	44d	1	0.87mi
2205 E 5th St Montgomery, AL	3.0	1.0	1020	$800	$0.78	44d	1	0.94mi
7 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	961	$850	$0.88	44d	1	0.97mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	44d	1	1.05mi
401 Ridgewood Ln Montgomery, AL	3.0	2.0	1513	$1,195	$0.79	22d	1	1.12mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	44d	1	1.12mi
2769 Pelzer Ave Montgomery, AL	3.0	2.0	1608	$1,325	$0.82	44d	1	1.15mi
1347 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	14d	1	1.18mi
1343 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	14d	1	1.19mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	22d	1	1.21mi
2014 Commodore St Montgomery, AL	3.0	2.0	1613	$1,450	$0.90	14d	1	1.22mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	44d	1	1.24mi
2045 Bullard St Unit 1043526P Montgomery, AL	3.0	2.0	1797	$2,198	$1.22	44d	1	1.25mi
2226 Carter Hill Rd Montgomery, AL	2.0	1.0	1506	$905	$0.60	44d	1	1.26mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	14d	1	1.26mi
2814 Ashley Ave Montgomery, AL	3.0	2.0	1683	$1,350	$0.80	14d	1	1.29mi
3309 Hillcrest Ln Unit 1043908P Montgomery, AL	4.0	2.0	1625	$2,885	$1.78	22d	1	1.30mi

Listing history 28 events

1. 2026-06-18
   days on market $59,900 Active 155 DOM
2. 2026-06-17
   days on market $59,900 Active 154 DOM
3. 2026-06-16
   days on market $59,900 Active 153 DOM
4. 2026-06-15
   days on market $59,900 Active 152 DOM
5. 2026-06-14
   days on market $59,900 Active 150 DOM
6. 2026-06-13
   days on market $59,900 Active 149 DOM
7. 2026-06-10
   days on market $59,900 Active 147 DOM
8. 2026-06-09
   days on market $59,900 Active 146 DOM
9. 2026-06-08
   days on market $59,900 Active 145 DOM
10. 2026-06-07
    days on market $59,900 Active 144 DOM
11. 2026-06-03
    days on market $59,900 Active 140 DOM
12. 2026-06-02
    days on market $59,900 Active 139 DOM
13. 2026-06-01
    days on market $59,900 Active 138 DOM
14. 2026-05-31
    days on market $59,900 Active 137 DOM
15. 2026-05-30
    days on market $59,900 Active 136 DOM
16. 2026-04-03
    price $59,900 543-char remark

    Show marketing remark (543 chars)

    Add to your investment holdings with this great 2 Bedroom and 2 Bathroom home!!! Currently leased at $600 per month professionally managed!!!! Opportunities abound here with a tenant in place for approximately two years and the desire to stay long term. Contact your favorite REALTOR soon and let's add this one to your portfolio!!! This home and 3462 East Street, Montgomery, AL - rented at $915.00 per month - is being offered as a package deal at an affordable $146,000.00!!! Lets keep your portfolio growing or begin building one today!!!!

17. 2026-03-17
    price $65,000 543-char remark

    Show marketing remark (543 chars)

    Add to your investment holdings with this great 2 Bedroom and 2 Bathroom home!!! Currently leased at $600 per month professionally managed!!!! Opportunities abound here with a tenant in place for approximately two years and the desire to stay long term. Contact your favorite REALTOR soon and let's add this one to your portfolio!!! This home and 3462 East Street, Montgomery, AL - rented at $915.00 per month - is being offered as a package deal at an affordable $146,000.00!!! Lets keep your portfolio growing or begin building one today!!!!

18. 2026-01-14
    listed $67,000 Active 543-char remark

    Show marketing remark (543 chars)

    Add to your investment holdings with this great 2 Bedroom and 2 Bathroom home!!! Currently leased at $600 per month professionally managed!!!! Opportunities abound here with a tenant in place for approximately two years and the desire to stay long term. Contact your favorite REALTOR soon and let's add this one to your portfolio!!! This home and 3462 East Street, Montgomery, AL - rented at $915.00 per month - is being offered as a package deal at an affordable $146,000.00!!! Lets keep your portfolio growing or begin building one today!!!!

19. 2024-10-23
    listed $59,000 Active
20. 2018-02-22
    soldstatus $14,500
21. 2017-11-24
    listed $16,900
22. 2017-02-15
    listed $24,900
23. 2015-10-23
    soldstatus $17,820
24. 2015-07-14
    listed $29,700
25. 2011-02-14
    listed $79,900
26. 2008-04-09
    listed $89,000
27. 2005-04-27
    soldstatus $52,500
28. 2005-02-08
    listed $54,900

ⓘ 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: $381 · $32/mo
• Projected year-2 tax: $381 · $32/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 · 19 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: $14,322
• − Mortgage interest: −$3,355
• − Property taxes: −$381
• − Insurance: −$300
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$1,743
• Taxable income: $6,252
• Est. tax owed @ 24.0%: −$1,500
• After-tax cash flow: $5,364/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): 8,001
• Household income: $32,492
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 642.0

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 0.69)
• Race & ethnicity: Black 43% White 27% Hispanic / Latino 23% Two or more races 20%
• Hispanic origin (detail): Mexican 8% Cuban 3%
• Common ancestry: Slovak 1% Iranian 1% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 83% English-only · Spanish 13%

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: ▼ -18.16%
• Current HPI: 147.8065
• Rent YoY: ▲ 5.05%
• 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

+9.1% since first listed

13 events — show timeline

• 2026-04-03 Price Changed $59,900 MAAR
• 2026-03-17 Price Changed $65,000 MAAR
• 2026-01-14 Listed $67,000 MAAR
• 2024-10-23 Listed $59,000 MAAR
• 2018-02-22 Sold (MLS) $14,500 MAAR
• 2017-11-24 Listed $16,900 MAAR
• 2017-02-15 Listed $24,900 MAAR
• 2015-10-23 Sold (MLS) $17,820 MAAR
• 2015-07-14 Listed $29,700 MAAR
• 2011-02-14 Listed $79,900 MAAR
• 2008-04-09 Listed $89,000 MAAR
• 2005-04-27 Sold (MLS) $52,500 MAAR
• 2005-02-08 Listed $54,900 MAAR

Property tax history

+1.3%/yr

Latest (2025): $381 · +5.9% YoY. Source: county tax records.