626 W Edgemont Ave · Montgomery, AL 36105

$15,000

3 bd · 1.0 ba · 1,641 sqft · SingleFamily public records · 55 Days on market

Built 1950 0.25 ac lot $9/sqft · 77% below area

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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 +7.5/15.0
• 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 MLS

Fixer upper and handyman special. Previously a 3/1. It has been framed for 4 bedrooms and the roof in the back of the home has been reframed as well. Possible to make it into a 4/2, but can be made into whatever you desire. Water and electricity are both already turned on. Most of the house has been gutted. Could be a great section 8 or private rental!

Key facts

• 0.25 acre lot
• Built 1950
• Listed 55 days

🏷️ Possibly a rental listed for sale. The $15,000 price doesn't fit this home's estimated sale value (~$65,230) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $896 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.
• Cap rate 77.9% 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: 79 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 37% of the median local income ($41k/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 $104 of loan paydown is wiped out by about $450 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $7k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $14,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 8.43% ✓
• Cap rate: 77.94%
• Cash-on-cash: 255.90%
• DSCR: 12.39
• GRM: 1.0

CMA / ARV

• ARV (median comp): $65,230
• List price: $15,000
• Delta: -77.00%
• 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
626 W Edgemont Ave	0.00mi	3/1.0	1,641 (0%)	0mo	$10,000	$6	100
614 Stuart St	0.28mi	2/2.0 (-1)	1,696 (+3%)	2mo	$109,000	$64	71
3227 Agate St	0.25mi	3/2.0	1,760 (+7%)	8mo	$125,000	$71	66
114 Stuart St	0.32mi	4/2.0 (+1)	1,726 (+5%)	5mo	$115,000	$67	64
3607 S Court St	0.56mi	3/2.0	1,703 (+4%)	2mo	$32,500	$19	62
3920 Oak St	0.74mi	3/2.0	1,625 (-1%)	4mo	$110,000	$68	56
3200 S Perry St	0.69mi	3/2.0	1,564 (-5%)	0mo	$60,000	$38	56
901 National St	0.48mi	3/2.0	1,554 (-5%)	15mo	$102,000	$66	53
204 National St	0.52mi	4/2.5 (+1)	1,728 (+5%)	9mo	$140,000	$81	48
3302 S Perry St	0.62mi	4/2.0 (+1)	1,719 (+5%)	9mo	$114,900	$67	46
124 National St	0.54mi	3/1.0	1,474 (-10%)	19mo	$37,850	$26	42
526 Elm St E	0.68mi	4/3.5 (+1)	1,715 (+4%)	16mo	$60,000	$35	33

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: 14.01×
• Total profit: $54,632
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 29.83×
• Total profit: $121,101
• Equity at exit: $1,297

Cash invested: $4,200 (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 36105

• Home prices YoY: -32.6%
• Active inventory: 79
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$79
• Tax from tax record: −$18 /mo · $214/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $896

Break-even live

Break-even rent $130

Max offer price $15,000

Occupancy floor 24%

Sensitivity live

Price	-10% $904	-5% $900	+0% $896	+5% $891	+10% $887
Rent	-10% $796	-5% $846	+0% $896	+5% $946	+10% $995
Rate	-1.0pp $903	-0.5pp $899	base $896	+0.5pp $892	+1.0pp $888

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3577 Whiting Ave Montgomery, AL	3.0	1.0	1269	$1,150	$0.91	44d	1	0.32mi
3220 Doris Cir Montgomery, AL	3.0	1.0	1139	$1,100	$0.97	44d	1	0.33mi
3616 Gaston Ave Montgomery, AL	4.0	2.0	1629	$1,300	$0.80	44d	1	0.34mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	44d	1	0.74mi
139 Mount Vernon Dr Unit A Montgomery, AL	4.0	2.5	1700	$1,000	$0.59	44d	1	0.75mi
3304 Gilmer Ave Montgomery, AL	4.0	2.0	2009	$1,400	$0.70	21d	1	0.77mi
3544 Southmont Dr Montgomery, AL	4.0	1.5	1774	$1,300	$0.73	21d	1	0.79mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	21d	1	0.84mi
3225 McElvy St Montgomery, AL	3.0	2.0	1258	$1,350	$1.07	14d	1	0.91mi
4037 Oak St Montgomery, AL	3.0	2.0	1314	$1,450	$1.10	44d	1	0.92mi
4148 Edgar D Nixon Ave Montgomery, AL	4.0	1.0	1208	$1,200	$0.99	44d	1	0.93mi
2655 W Edgemont Ave Montgomery, AL	2.0	2.0	1743	$875	$0.50	44d	1	1.01mi
2654 Rutland St Montgomery, AL	3.0	1.0	1176	$1,075	$0.91	21d	1	1.03mi
3235 Norman Bridge Rd Montgomery, AL	3.0	1.0	1873	$900	$0.48	44d	1	1.05mi
3386 Lexington Rd Unit B Montgomery, AL	2.0	1.0	1950	$900	$0.46	21d	1	1.07mi
370 Collinwood Ave Montgomery, AL	3.0	1.0	1080	$1,000	$0.93	21d	1	1.08mi
3608 Wilmington Rd Montgomery, AL	3.0	1.0	1160	$950	$0.82	44d	1	1.09mi
3515 Norman Bridge Rd Unit A Montgomery, AL	2.0	1.0	1150	$1,150	$1.00	44d	1	1.10mi
3357 Lexington Rd Montgomery, AL	2.0	1.0	1200	$1,175	$0.98	14d	1	1.11mi
1919 Norman Bridge Ct Unit 1043838P Montgomery, AL	4.0	3.0	1539	$4,108	$2.67	44d	1	1.11mi
24 Flood St Montgomery, AL	2.0	1.0	1140	$1,000	$0.88	21d	1	1.14mi
1314 S Court St Montgomery, AL	2.0	2.0	1650	$1,495	$0.91	14d	1	1.17mi
334 Felder Ave Montgomery, AL	3.0	2.0	2223	$2,395	$1.08	44d	1	1.20mi
428 Thorn Pl Montgomery, AL	2.0	1.0	1549	$1,450	$0.94	44d	1	1.21mi
1301 S Perry St Unit A Montgomery, AL	2.0	1.0	1100	$950	$0.86	14d	1	1.22mi
1259 S Lawrence St Montgomery, AL	3.0	1.0	1728	$1,300	$0.75	44d	1	1.23mi
3256 Montezuma Rd Montgomery, AL	3.0	2.0	1515	$1,450	$0.96	44d	1	1.27mi
519 Thorn Pl Montgomery, AL	2.0	1.0	1632	$650	$0.40	21d	1	1.27mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	44d	1	1.29mi
22 W Cromwell St Montgomery, AL	4.0	2.0	1645	$1,350	$0.82	21d	1	1.31mi
3543 Berkley Dr Montgomery, AL	4.0	2.0	2067	$1,575	$0.76	14d	1	1.33mi
3445 Le Bron Rd Montgomery, AL	4.0	1.0	1100	$1,050	$0.95	21d	1	1.33mi
1020 S Lawrence St Montgomery, AL	2.0	1.0	1711	$2,000	$1.17	14d	1	1.39mi
906 E Fairview Ave Unit 902 Montgomery, AL	2.0	1.0	1100	$995	$0.90	21d	1	1.42mi
3356 Audubon Rd Montgomery, AL	2.0	1.5	1340	$950	$0.71	44d	1	1.49mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	44d	1	1.49mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $15,000 Pending 55 DOM
2. 2026-06-03
   days on market $15,000 Active 54 DOM
3. 2026-06-02
   days on market $15,000 Active 53 DOM
4. 2026-06-01
   days on market $15,000 Active 52 DOM
5. 2026-05-31
   days on market $15,000 Active 51 DOM
6. 2026-05-30
   days on market $15,000 Active 50 DOM
7. 2026-05-18
   price $15,000 354-char remark

   Show marketing remark (354 chars)

   Fixer upper and handyman special. Previously a 3/1. It has been framed for 4 bedrooms and the roof in the back of the home has been reframed as well. Possible to make it into a 4/2, but can be made into whatever you desire. Water and electricity are both already turned on. Most of the house has been gutted. Could be a great section 8 or private rental!

8. 2026-04-23
   price $19,000 354-char remark

   Show marketing remark (354 chars)

   Fixer upper and handyman special. Previously a 3/1. It has been framed for 4 bedrooms and the roof in the back of the home has been reframed as well. Possible to make it into a 4/2, but can be made into whatever you desire. Water and electricity are both already turned on. Most of the house has been gutted. Could be a great section 8 or private rental!

9. 2026-04-10
   listed $22,000 Active 354-char remark

   Show marketing remark (354 chars)

   Fixer upper and handyman special. Previously a 3/1. It has been framed for 4 bedrooms and the roof in the back of the home has been reframed as well. Possible to make it into a 4/2, but can be made into whatever you desire. Water and electricity are both already turned on. Most of the house has been gutted. Could be a great section 8 or private rental!

10. 2000-10-12
    listed $69,900

ⓘ 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: $214 · $18/mo
• Projected year-2 tax: $214 · $18/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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,166
• − Mortgage interest: −$840
• − Property taxes: −$214
• − Insurance: −$75
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$436
• Taxable income: $11,173
• Est. tax owed @ 24.0%: −$2,682
• After-tax cash flow: $8,066/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): 9,207
• Household income: $41,486
• Rent vs Own: 39.9% rent · 60.1% own
• Severe rent burden: 679.0

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 12% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -31.17%
• Current HPI: 64.4673
• 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

-78.5% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $15,000 MAAR
• 2026-04-23 Price Changed $19,000 MAAR
• 2026-04-10 Listed $22,000 MAAR
• 2000-10-12 Listed $69,900 MAAR

Property tax history

-4.1%/yr

Latest (2025): $214 · -37.6% YoY. Source: county tax records.