25 Arlington Rd · Montgomery, AL 36105

$69,900

3 bd · 2.0 ba · 2,231 sqft · SingleFamily public records · 131 Days on market

Built 1943 0.34 ac lot $31/sqft · 49% below area Est $136k · 49% under

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

This spacious 3-Bedroom, 2-Bath, also has a Dining Room, Family Room, Bonus room/Office, and Kitchen with Pantry, there is also a Loft space upstairs perfect for entertaining or hanging out. This is a great investment opportunity waiting for some TLC!! Home is easy to be shown give me or your favorite Realtor a call today!

Key facts

• 0.34 acre lot
• Parking
• Built 1943

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.1% 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: employment D, crime F, amenities D-.
• 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.
• Zoned schools: Davis Elementary School (math 2% / reading 12%, grade F, #601 of 627 statewide, top 98%, 509 students, 97% FRL, charter); Bellingrath Middle School (math 0% / reading 12%, grade F, #252 of 257 statewide, top 98%, 607 students, 96% FRL, charter); Lanier Senior High School (math 2% / reading 12%, grade F, #265 of 305 statewide, top 89%, 798 students, 94% FRL) — zoned schools average 95% FRL vs 70% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 7% at this address vs 20% district-wide (-13 pts) — the specific schools serving this property underperform the Montgomery County average; the district grade overstates school quality for this exact location.
• Market conditions: 79 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $483 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 + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $30k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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 1943 — 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: 2.10% ✓
• Cap rate: 18.13%
• Cash-on-cash: 42.29%
• DSCR: 2.88
• GRM: 4.0

CMA / ARV

• ARV (median comp): $135,992
• List price: $69,900
• Delta: -48.60%
• 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
25 Arlington Rd	0.00mi	3/2.0	2,231 (0%)	0mo	$57,500	$26	100
3126 Gilmer Ave	0.18mi	3/2.0	2,130 (-4%)	7mo	$39,900	$19	78
3370 Lexington Rd	0.64mi	3/2.0	2,265 (+2%)	6mo	$238,900	$105	63
3357 Wilmington Rd	0.54mi	3/2.0	2,064 (-8%)	2mo	$165,000	$80	61
3374 Gilmer Ave	0.42mi	4/2.5 (+1)	2,348 (+5%)	5mo	$56,000	$24	60
3155 Wilmington Rd	0.41mi	3/2.0	1,937 (-13%)	6mo	$148,000	$76	54
3524 S Perry St	0.75mi	3/2.0	2,314 (+4%)	7mo	$79,900	$35	53
27 W Edgemont Ave	0.46mi	4/2.5 (+1)	2,065 (-7%)	8mo	$155,000	$75	53
201 Felder Ave	0.50mi	3/2.5	2,517 (+13%)	1mo	$385,000	$153	52
1427 S Court St	0.62mi	3/2.5	2,502 (+12%)	1mo	$174,900	$70	48
1286 S Lawrence St	0.60mi	3/2.0	1,909 (-14%)	3mo	$70,000	$37	46
1234 S Lawrence St	0.67mi	4/3.0 (+1)	2,125 (-5%)	9mo	$309,900	$146	45

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: 39.0%
• Equity multiple: 2.67×
• Total profit: $32,619
• Equity at exit: $10,422

10-year hold

• IRR: 45.4%
• Equity multiple: 5.34×
• Total profit: $85,030
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,467 high
• Mortgage (P&I): −$367
• Tax from tax record: −$73 /mo · $881/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $690

Break-even live

Break-even rent $594

Max offer price $69,900

Occupancy floor 48%

Sensitivity live

Price	-10% $729	-5% $710	+0% $690	+5% $670	+10% $650
Rent	-10% $574	-5% $632	+0% $690	+5% $748	+10% $806
Rate	-1.0pp $725	-0.5pp $708	base $690	+0.5pp $672	+1.0pp $653

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
139 Mount Vernon Dr Unit A Montgomery, AL	4.0	2.5	1700	$1,000	$0.59	45d	1	0.18mi
3304 Gilmer Ave Montgomery, AL	4.0	2.0	2009	$1,400	$0.70	22d	1	0.36mi
1919 Norman Bridge Ct Unit 1043838P Montgomery, AL	4.0	3.0	1539	$4,108	$2.67	45d	1	0.45mi
334 Felder Ave Montgomery, AL	3.0	2.0	2223	$2,395	$1.08	45d	1	0.54mi
3235 Norman Bridge Rd Montgomery, AL	3.0	1.0	1873	$900	$0.48	45d	1	0.55mi
428 Thorn Pl Montgomery, AL	2.0	1.0	1549	$1,450	$0.94	45d	1	0.56mi
519 Thorn Pl Montgomery, AL	2.0	1.0	1632	$650	$0.40	22d	1	0.62mi
1259 S Lawrence St Montgomery, AL	3.0	1.0	1728	$1,300	$0.75	45d	1	0.63mi
1314 S Court St Montgomery, AL	2.0	2.0	1650	$1,495	$0.91	15d	1	0.66mi
3386 Lexington Rd Unit B Montgomery, AL	2.0	1.0	1950	$900	$0.46	22d	1	0.69mi
3256 Montezuma Rd Montgomery, AL	3.0	2.0	1515	$1,450	$0.96	45d	1	0.76mi
3485 Wellington Rd Montgomery, AL	3.0	2.0	2437	$1,395	$0.57	22d	1	0.82mi
1020 S Lawrence St Montgomery, AL	2.0	1.0	1711	$2,000	$1.17	15d	1	0.82mi
22 W Cromwell St Montgomery, AL	4.0	2.0	1645	$1,350	$0.82	22d	1	0.82mi
3544 Southmont Dr Montgomery, AL	4.0	1.5	1774	$1,300	$0.73	22d	1	0.83mi
3616 Gaston Ave Montgomery, AL	4.0	2.0	1629	$1,300	$0.80	45d	1	0.96mi
3543 Berkley Dr Montgomery, AL	4.0	2.0	2067	$1,575	$0.76	15d	1	1.14mi
1121 Felder Ave Unit 1043909P Montgomery, AL	4.0	2.5	2647	$3,152	$1.19	22d	1	1.18mi
3556 Princeton Rd Montgomery, AL	4.0	2.0	2718	$1,200	$0.44	22d	1	1.27mi
3510 Bankhead Ave Montgomery, AL	3.0	3.0	2210	$2,250	$1.02	45d	1	1.29mi
1355 Magnolia Curv Montgomery, AL	3.0	3.0	2260	$1,800	$0.80	15d	1	1.29mi
2043 Hazel Hedge Ln Montgomery, AL	4.0	3.0	2001	$1,650	$0.82	15d	1	1.45mi
1425 Blairwood Montgomery, AL	3.0	2.0	1700	$1,850	$1.09	15d	1	1.46mi
1450 Crenshaw Pl S Montgomery, AL	3.0	2.0	1641	$1,775	$1.08	45d	1	1.48mi
3708 Princeton Rd Montgomery, AL	2.0	2.0	1749	$900	$0.51	22d	1	1.49mi
3720 Stanley Dr Montgomery, AL	4.0	2.0	1719	$1,650	$0.96	22d	1	1.50mi

Listing history 10 events

1. 2026-04-24
   price $69,900 324-char remark

   Show marketing remark (324 chars)

   This spacious 3-Bedroom, 2-Bath, also has a Dining Room, Family Room, Bonus room/Office, and Kitchen with Pantry, there is also a Loft space upstairs perfect for entertaining or hanging out. This is a great investment opportunity waiting for some TLC!! Home is easy to be shown give me or your favorite Realtor a call today!

2. 2026-04-06
   price $74,900 324-char remark

   Show marketing remark (324 chars)

   This spacious 3-Bedroom, 2-Bath, also has a Dining Room, Family Room, Bonus room/Office, and Kitchen with Pantry, there is also a Loft space upstairs perfect for entertaining or hanging out. This is a great investment opportunity waiting for some TLC!! Home is easy to be shown give me or your favorite Realtor a call today!

3. 2026-03-09
   price $79,900 324-char remark

   Show marketing remark (324 chars)

   This spacious 3-Bedroom, 2-Bath, also has a Dining Room, Family Room, Bonus room/Office, and Kitchen with Pantry, there is also a Loft space upstairs perfect for entertaining or hanging out. This is a great investment opportunity waiting for some TLC!! Home is easy to be shown give me or your favorite Realtor a call today!

4. 2026-02-06
   price $89,900 324-char remark

   Show marketing remark (324 chars)

   This spacious 3-Bedroom, 2-Bath, also has a Dining Room, Family Room, Bonus room/Office, and Kitchen with Pantry, there is also a Loft space upstairs perfect for entertaining or hanging out. This is a great investment opportunity waiting for some TLC!! Home is easy to be shown give me or your favorite Realtor a call today!

5. 2026-01-15
   listed $99,900 Active 324-char remark

   Show marketing remark (324 chars)

   This spacious 3-Bedroom, 2-Bath, also has a Dining Room, Family Room, Bonus room/Office, and Kitchen with Pantry, there is also a Loft space upstairs perfect for entertaining or hanging out. This is a great investment opportunity waiting for some TLC!! Home is easy to be shown give me or your favorite Realtor a call today!

6. 2025-11-07
   soldstatus $557,319
7. 2023-12-28
   historical $1,350
8. 2023-12-08
   listed $1,350
9. 2022-10-14
   soldstatus $60,000 452-char remark

   Show marketing remark (452 chars)

   Are you interested in flipping homes? Are you looking for a home to put your own style into? This is the perfect match for you! This spacious 3-Bedroom, 2-Bath, also has a Dining Room, Family Room, Bonus room/Office, and Kitchen with Pantry, there is also a Loft space upstairs perfect for entertaining or hanging out. This is a great investment opportunity waiting for some TLC!! Home is easy to be shown give me or your favorite Realtor a call today!

10. 2022-08-27
    listed $70,000 452-char remark

    Show marketing remark (452 chars)

    Are you interested in flipping homes? Are you looking for a home to put your own style into? This is the perfect match for you! This spacious 3-Bedroom, 2-Bath, also has a Dining Room, Family Room, Bonus room/Office, and Kitchen with Pantry, there is also a Loft space upstairs perfect for entertaining or hanging out. This is a great investment opportunity waiting for some TLC!! Home is easy to be shown give me or your favorite Realtor a call today!

ⓘ 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: $881 · $73/mo
• Projected year-2 tax: $881 · $73/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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,603
• − Mortgage interest: −$3,915
• − Property taxes: −$881
• − Insurance: −$350
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$2,033
• Taxable income: $7,607
• Est. tax owed @ 24.0%: −$1,826
• After-tax cash flow: $6,452/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

-0.1% since first listed

10 events — show timeline

• 2026-04-24 Price Changed $69,900 MAAR
• 2026-04-06 Price Changed $74,900 MAAR
• 2026-03-09 Price Changed $79,900 MAAR
• 2026-02-06 Price Changed $89,900 MAAR
• 2026-01-15 Listed $99,900 MAAR
• 2025-11-07 Sold (Public Records) $557,319 Public Records
• 2023-12-28 Rental Removed $1,350 MAAR
• 2023-12-08 Listed for Rent $1,350 MAAR
• 2022-10-14 Sold (MLS) $60,000 MAAR
• 2022-08-27 Listed $70,000 MAAR

Property tax history

+11.5%/yr

Latest (2025): $881 · +6.9% YoY. Source: county tax records.