2663 Ashlawn Dr · Montgomery, AL 36111

$109,000

3 bd · 2.0 ba · 2,186 sqft · SingleFamily public records · 44 Days on market

Built 1955 0.46 ac lot $50/sqft · 27% below area Est $163k · 33% under ↓ 2% 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 +9.0/10.0
• 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

Come tour this spacious brick home in an established Montgomery neighborhood, offering over 2,300 square feet and a layout that’s increasingly hard to find. The home features multiple living areas, including a formal living room with fireplace, a separate dining room, and a large den that opens into a sunroom overlooking the backyard. With 4 bedrooms, 2 bathrooms, and a dedicated laundry area, the footprint is there for both comfortable living and future improvements. Original hardwood floors run through much of the home, and the overall structure and layout provide a strong foundation for renovation. The kitchen, bathrooms, and finishes are dated, and the property will require updates, making it a clear opportunity for a buyer looking to add value. Situated on a large lot with mature trees and a private backyard, the setting adds to the long-term appeal. This is a straightforward value-add property—ideal for investors or buyers willing to put in the work and capitalize on the space and layout already in place. Priced with condition in mind.

Key facts

• Large den
• Separate dining room
• Brick home

Tags

• BRICK HOME
• MULTIPLE LIVING AREAS
• FORMAL LIVING ROOM
• FIREPLACE
• SEPARATE DINING ROOM
• LARGE DEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: 110 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $754 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 + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 28y ago; this cycle's ask has dropped $30k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1955 — 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. 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.
6. 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.
7. 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: 1.40% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.53%
• DSCR: 1.91
• GRM: 6.0

CMA / ARV

• ARV (median comp): $162,868
• List price: $109,000
• Delta: -33.07%
• 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
2746 Fairmont Rd	0.13mi	3/2.0	2,095 (-4%)	4mo	$165,000	$79	84
2722 Fairmont Rd	0.07mi	4/3.0 (+1)	2,125 (-3%)	1mo	$80,000	$38	82
2722 Oxford Dr	0.26mi	3/2.0	2,166 (-1%)	7mo	$189,500	$87	80
3858 Antoinette Dr	0.57mi	4/2.0 (+1)	2,168 (-1%)	5mo	$125,000	$58	63
2721 S Colonial Dr	0.30mi	3/3.0	2,464 (+13%)	2mo	$185,000	$75	59
2454 Hawthorn Dr	0.61mi	3/2.0	2,349 (+8%)	3mo	$329,500	$140	57
3469 Warrenton Rd	0.50mi	3/2.5	1,957 (-10%)	3mo	$265,000	$135	55
2554 Churchill Dr	0.43mi	4/2.0 (+1)	2,418 (+11%)	3mo	$225,000	$93	55
3918 Rouse Ridge Ct	0.64mi	4/2.0 (+1)	2,035 (-7%)	0mo	$197,900	$97	54
2630 Clement Curv	0.54mi	3/2.0	1,925 (-12%)	4mo	$123,000	$64	52
3383 Warrenton Rd	0.68mi	4/3.0 (+1)	2,274 (+4%)	6mo	$255,000	$112	48
2484 Hawthorn Dr	0.59mi	3/2.5	2,495 (+14%)	4mo	$325,000	$130	44

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: 12.8%
• Equity multiple: 1.51×
• Total profit: $15,571
• Equity at exit: $16,252

10-year hold

• IRR: 21.7%
• Equity multiple: 2.84×
• Total profit: $56,297
• Equity at exit: $9,424

Cash invested: $30,520 (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 36111

• Home prices YoY: -6.9%
• Active inventory: 110
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,526 high
• Mortgage (P&I): −$572
• Tax from tax record: −$67 /mo · $800/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $522

Break-even live

Break-even rent $865

Max offer price $109,000

Occupancy floor 61%

Sensitivity live

Price	-10% $584	-5% $553	+0% $522	+5% $491	+10% $460
Rent	-10% $402	-5% $462	+0% $522	+5% $582	+10% $643
Rate	-1.0pp $577	-0.5pp $550	base $522	+0.5pp $494	+1.0pp $465

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2716 Ashlawn Dr Montgomery, AL	4.0	3.0	2829	$1,600	$0.57	21d	1	0.12mi
2656 Fisk Rd Montgomery, AL	4.0	2.0	1584	$1,400	$0.88	44d	1	0.12mi
3001 Sutton Dr Montgomery, AL	3.0	3.0	2298	$1,750	$0.76	44d	1	0.20mi
3050 Sutton Dr Montgomery, AL	2.0	2.0	1719	$1,450	$0.84	21d	1	0.31mi
3050 Bryn Mawr Rd Montgomery, AL	3.0	2.0	2290	$1,500	$0.66	44d	1	0.32mi
2440 Price St Unit C Montgomery, AL	3.0	2.0	1800	$1,050	$0.58	44d	1	0.47mi
3543 Carter Hill Rd Montgomery, AL	1.0–3.0	1.0–2.0	1120	$925	$0.83	14d	16	0.48mi
2430 Price St Montgomery, AL	2.0	1.5	1275	$1,175	$0.92	14d	1	0.49mi
2651 Clement Curv Montgomery, AL	3.0	2.0	1402	$1,550	$1.11	21d	1	0.59mi
2198 Beverly Dr Montgomery, AL	4.0	2.5	2476	$1,495	$0.60	44d	1	0.66mi
3332 Allendale Pl Montgomery, AL	3.0	2.0	2741	$2,250	$0.82	14d	1	0.90mi
2724 Forsyth Ln Montgomery, AL	4.0	2.0	1794	$1,400	$0.78	44d	1	0.94mi
3252 Cheltenham Dr Montgomery, AL	3.0	2.0	1705	$1,200	$0.70	44d	1	0.96mi
1434 E Audubon Rd Montgomery, AL	4.0	2.0	2237	$1,475	$0.66	44d	1	1.16mi
1437 Beaumont Dr Montgomery, AL	4.0	2.0	2029	$1,500	$0.74	44d	1	1.18mi
2988 Old Farm Rd Montgomery, AL	3.0	2.5	2314	$1,900	$0.82	44d	1	1.22mi
2983 Old Farm Rd Montgomery, AL	3.0	2.0	2000	$1,725	$0.86	21d	1	1.22mi
2929 Canterbury Ct Unit 1043474P Montgomery, AL	4.0	2.5	2464	$2,667	$1.08	21d	1	1.24mi
3352 Ridgefield Dr Montgomery, AL	3.0	2.0	1932	$1,761	$0.91	21d	1	1.28mi
1067 Roslyn Dr Montgomery, AL	4.0	2.0	1760	$1,125	$0.64	21d	1	1.34mi
1355 Buckingham Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	14d	1	1.35mi
1814 Sylvan Dr Montgomery, AL	3.0	2.0	1785	$1,400	$0.78	21d	1	1.44mi

Listing history 22 events

1. 2026-06-07
   statusdays on market $109,000 Pending 44 DOM
2. 2026-06-03
   days on market $109,000 Active 42 DOM
3. 2026-06-02
   days on market $109,000 Active 41 DOM
4. 2026-06-01
   days on market $109,000 Active 40 DOM
5. 2026-05-31
   days on market $109,000 Active 39 DOM
6. 2026-05-30
   days on market $109,000 Active 38 DOM
7. 2026-05-10
   price $119,000 1069-char remark

   Show marketing remark (1069 chars)

   Come tour this spacious brick home in an established Montgomery neighborhood, offering over 2,300 square feet and a layout that’s increasingly hard to find. The home features multiple living areas, including a formal living room with fireplace, a separate dining room, and a large den that opens into a sunroom overlooking the backyard. With 4 bedrooms, 2 bathrooms, and a dedicated laundry area, the footprint is there for both comfortable living and future improvements. Original hardwood floors run through much of the home, and the overall structure and layout provide a strong foundation for renovation. The kitchen, bathrooms, and finishes are dated, and the property will require updates, making it a clear opportunity for a buyer looking to add value. Situated on a large lot with mature trees and a private backyard, the setting adds to the long-term appeal. This is a straightforward value-add property—ideal for investors or buyers willing to put in the work and capitalize on the space and layout already in place. Priced with condition in mind.

8. 2026-05-03
   price $129,000 1069-char remark

   Show marketing remark (1069 chars)

   Come tour this spacious brick home in an established Montgomery neighborhood, offering over 2,300 square feet and a layout that’s increasingly hard to find. The home features multiple living areas, including a formal living room with fireplace, a separate dining room, and a large den that opens into a sunroom overlooking the backyard. With 4 bedrooms, 2 bathrooms, and a dedicated laundry area, the footprint is there for both comfortable living and future improvements. Original hardwood floors run through much of the home, and the overall structure and layout provide a strong foundation for renovation. The kitchen, bathrooms, and finishes are dated, and the property will require updates, making it a clear opportunity for a buyer looking to add value. Situated on a large lot with mature trees and a private backyard, the setting adds to the long-term appeal. This is a straightforward value-add property—ideal for investors or buyers willing to put in the work and capitalize on the space and layout already in place. Priced with condition in mind.

9. 2026-04-21
   listed $139,000 Active 1069-char remark

   Show marketing remark (1069 chars)

   Come tour this spacious brick home in an established Montgomery neighborhood, offering over 2,300 square feet and a layout that’s increasingly hard to find. The home features multiple living areas, including a formal living room with fireplace, a separate dining room, and a large den that opens into a sunroom overlooking the backyard. With 4 bedrooms, 2 bathrooms, and a dedicated laundry area, the footprint is there for both comfortable living and future improvements. Original hardwood floors run through much of the home, and the overall structure and layout provide a strong foundation for renovation. The kitchen, bathrooms, and finishes are dated, and the property will require updates, making it a clear opportunity for a buyer looking to add value. Situated on a large lot with mature trees and a private backyard, the setting adds to the long-term appeal. This is a straightforward value-add property—ideal for investors or buyers willing to put in the work and capitalize on the space and layout already in place. Priced with condition in mind.

10. 2025-12-30
    price $140,000
11. 2025-11-20
    listed $150,000 Active
12. 2010-08-04
    soldstatus $101,645
13. 2010-08-04
    soldstatus $101,645
14. 2010-08-02
    soldstatus $98,500
15. 2010-03-24
    listed $98,000
16. 2010-03-16
    listed $122,900
17. 2008-05-23
    listed $124,900
18. 2008-01-28
    listed $129,000
19. 2001-09-07
    listed $129,900
20. 2001-07-17
    listed $135,000
21. 1998-12-01
    soldstatus $110,000
22. 1998-09-03
    listed $122,000

ⓘ 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: $800 · $67/mo
• Projected year-2 tax: $800 · $67/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: $18,316
• − Mortgage interest: −$6,106
• − Property taxes: −$800
• − Insurance: −$545
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$3,171
• Taxable income: $4,764
• Est. tax owed @ 24.0%: −$1,143
• After-tax cash flow: $5,122/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): 12,196

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 34% Asian 3% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Chinese 1%

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: ▼ -11.63%
• Current HPI: 156.4412
• 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

-2.5% since first listed

16 events — show timeline

• 2026-05-10 Price Changed $119,000 MAAR
• 2026-05-03 Price Changed $129,000 MAAR
• 2026-04-21 Listed $139,000 MAAR
• 2025-12-30 Price Changed $140,000 MAAR
• 2025-11-20 Listed $150,000 MAAR
• 2010-08-04 Sold (Public Records) $101,645 Public Records
• 2010-08-04 Sold (Public Records) $101,645 Public Records
• 2010-08-02 Sold (MLS) $98,500 MAAR
• 2010-03-24 Listed $98,000 MAAR
• 2010-03-16 Listed $122,900 MAAR
• 2008-05-23 Listed $124,900 MAAR
• 2008-01-28 Listed $129,000 MAAR
• 2001-09-07 Listed $129,900 MAAR
• 2001-07-17 Listed $135,000 MAAR
• 1998-12-01 Sold (MLS) $110,000 MAAR
• 1998-09-03 Listed $122,000 MAAR

Property tax history

+7.1%/yr

Latest (2025): $800 · +3.3% YoY. Source: county tax records.