125 Marlboro St · Montgomery, AL 36109

$124,900

4 bd · 2.0 ba · 1,324 sqft · SingleFamily public records · 19 Days on market

Built 1955 0.26 ac lot $94/sqft · at area comps Est $120k · at est. ↓ 23% since listing

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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 +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +6.2/10.0
• ARV discount +5.8/15.0
• 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

Today is your LUCKY DAY!!!! This home is packed with unlimited potential and character including the original hard wood floors, a slit floor plan and updated master bath. Upon entrance, you are greeted with an open living and dining room that is ideal for entertaining. The kitchen sits just off the dining area and is thoughtfully arranged to accommodate the chef of the family. Three of the spacious bedrooms share a bath and are located near the living room. The master suite features stained concrete floors, open closet space and an updated bath. The spacious back yard is ideal for summer time fun! Call your favorite Realtor to make 125 Marlborough YOURS!

Key facts

• Open floor plan
• 0.26 acre lot
• Built 1955

Tags

• SPRAWLING BACKYARD OASIS
• OPEN FLOOR PLAN

Property features AI

Finance

• Other: Lot size about 0.26 acres; Located in the Montgomery Trace subdivision

Exterior

• Parking: Driveway parking
• Utilities: Public water; Connected sewer; Gas water heater; Internet service availability unknown
• Home design: Existing structure; Single-level rooms listed (all main level)
• Construction: 4-side brick and wood construction; Crawl space foundation
• Exterior features: Open patio; No pool; Not waterfront; No decks; No garden/patio listed

Interior

• Kitchen: Laminate countertops; Electric cooktop; Built-in dishwasher; Electric oven; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Hardwood; Hardwood laminate
• Bathrooms: 2 full bathrooms; Garden tub
• Heating & cooling: Central heating; Electric cooling
• Interior features: Ceilings: Other (see remarks); No additional interior features listed
• Laundry & utility: Main-level laundry room; Washer hookup; Dryer hookups for electric and gas

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Morningview Elementary School (math 0% / reading 15%, grade F, #598 of 627 statewide, top 96%, 448 students, 86% FRL); Capitol Heights Middle School (math 0% / reading 15%, grade F, #241 of 257 statewide, top 95%, 655 students, 97% FRL); Lee High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 1,374 students, 86% FRL) — zoned schools average 89% FRL vs 70% district-wide (19 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: Rents rising (+2.6%/yr); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.
• Current owner paid $80k; list at $125k implies a 56% gain — meaningful room to come down on a strong offer.

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 $123,026 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.71%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (median comp): $120,476
• List price: $124,900
• Delta: 3.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Kent St	0.19mi	3/2.0 (-1)	1,305 (-1%)	1mo	$102,750	$79	83
45 Kent St	0.16mi	3/1.0 (-1)	1,338 (+1%)	3mo	$94,000	$70	79
127 Salem Dr	0.06mi	3/1.0 (-1)	1,391 (+5%)	1mo	$118,000	$85	79
47 Salem Dr	0.12mi	3/2.0 (-1)	1,419 (+7%)	3mo	$162,500	$115	75
508 Forest Hills Dr	0.57mi	3/2.0 (-1)	1,267 (-4%)	1mo	$55,500	$44	60
3518 N Wareingwood Dr	0.53mi	3/1.0 (-1)	1,269 (-4%)	3mo	$119,500	$94	57
238 Easthaven Rd	0.58mi	3/2.0 (-1)	1,188 (-10%)	5mo	$77,900	$66	47
2200 Windsor Ave	0.75mi	3/2.0 (-1)	1,400 (+6%)	5mo	$125,000	$89	46
3556 N Wareingwood Dr	0.64mi	3/1.0 (-1)	1,215 (-8%)	3mo	$71,500	$59	45
524 Morningview Dr	0.44mi	3/1.0 (-1)	1,518 (+15%)	5mo	$103,000	$68	42
3558 S Georgetown Dr	0.65mi	3/2.0 (-1)	1,507 (+14%)	1mo	$142,000	$94	41
3402 Princess Ann St	0.75mi	3/1.0 (-1)	1,456 (+10%)	2mo	$85,000	$58	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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-874
• Equity at exit: $18,623

10-year hold

• IRR: 8.6%
• Equity multiple: 1.65×
• Total profit: $22,742
• Equity at exit: $10,799

Cash invested: $34,972 (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: 209
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$655
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $312

Break-even live

Break-even rent $998

Max offer price $124,900

Occupancy floor 73%

Sensitivity live

Price	-10% $383	-5% $347	+0% $312	+5% $277	+10% $241
Rent	-10% $202	-5% $257	+0% $312	+5% $367	+10% $422
Rate	-1.0pp $375	-0.5pp $344	base $312	+0.5pp $280	+1.0pp $247

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	15d	1	0.16mi
167 E Salem Dr Montgomery, AL	3.0	2.0	1700	$1,050	$0.62	45d	1	0.16mi
186 E Salem Dr Montgomery, AL	3.0	1.0	1040	$1,195	$1.15	22d	1	0.19mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	45d	1	0.21mi
3105 Pelzer Ave Montgomery, AL	4.0	2.0	1605	$1,425	$0.89	45d	1	0.25mi
2814 Ashley Ave Montgomery, AL	3.0	2.0	1683	$1,350	$0.80	15d	1	0.39mi
2769 Pelzer Ave Montgomery, AL	3.0	2.0	1608	$1,325	$0.82	45d	1	0.40mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	45d	1	0.42mi
7 Bradley Dr Montgomery, AL	3.0	2.0	1529	$1,500	$0.98	15d	1	0.47mi
18 Oak Forest Dr Montgomery, AL	3.0	2.0	1580	$1,050	$0.66	22d	1	0.48mi
2822 Sumter Ave Montgomery, AL	3.0	2.5	1617	$1,300	$0.80	22d	1	0.50mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	22d	1	0.50mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	15d	1	0.51mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	15d	1	0.51mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	22d	1	0.51mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	45d	1	0.59mi
401 Ridgewood Ln Montgomery, AL	3.0	2.0	1513	$1,195	$0.79	22d	1	0.62mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	22d	1	0.65mi
2310 Yancey Ave Montgomery, AL	3.0	1.0	1212	$1,250	$1.03	45d	1	0.68mi
3462 Biltmore Ave Montgomery, AL	3.0	2.0	1685	$1,225	$0.73	22d	1	0.69mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	22d	1	0.70mi
2243 Winona Ave Montgomery, AL	3.0	1.0	1492	$1,225	$0.82	22d	1	0.73mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	45d	1	0.79mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	45d	1	0.84mi
3309 Hillcrest Ln Unit 1043908P Montgomery, AL	4.0	2.0	1625	$2,885	$1.78	22d	1	0.86mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	15d	1	0.88mi
942 Parkwood Ct Montgomery, AL	4.0	2.0	1752	$1,299	$0.74	15d	1	0.92mi
804 Hillman St Montgomery, AL	3.0	2.0	1370	$1,295	$0.95	15d	1	0.94mi
804 Hillman St Montgomery, AL	3.0	2.0	1356	$1,295	$0.96	22d	1	0.94mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	22d	1	0.95mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	45d	1	0.96mi
2009 Yancey Ave Montgomery, AL	3.0	1.0	1140	$1,080	$0.95	22d	1	0.97mi
3737 Dalraida Pkwy Montgomery, AL	3.0	1.0	1618	$1,150	$0.71	45d	1	1.02mi
2113 Brewton St Montgomery, AL	3.0	1.0	1363	$1,150	$0.84	45d	1	1.03mi
2004 Capitol Ave Unit 1043879P Montgomery, AL	4.0	2.5	1797	$3,518	$1.96	15d	1	1.11mi
1024 Grenada Dr Montgomery, AL	3.0	1.0	1144	$1,125	$0.98	45d	1	1.11mi
2001 Speigle St Montgomery, AL	3.0	1.0	1260	$1,035	$0.82	45d	1	1.17mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	45d	1	1.21mi
3692 Fairfield Dr Montgomery, AL	3.0	2.0	1524	$1,400	$0.92	22d	1	1.21mi
3806 Marie Cook Dr Montgomery, AL	3.0	2.0	1791	$1,675	$0.94	15d	1	1.22mi

Listing history 5 events

1. 2026-05-01
   listed $124,900 Active 729-char remark
2. 2022-01-18
   soldstatus $80,000 663-char remark

   Show marketing remark (663 chars)

   Today is your LUCKY DAY!!!! This home is packed with unlimited potential and character including the original hard wood floors, a slit floor plan and updated master bath. Upon entrance, you are greeted with an open living and dining room that is ideal for entertaining. The kitchen sits just off the dining area and is thoughtfully arranged to accommodate the chef of the family. Three of the spacious bedrooms share a bath and are located near the living room. The master suite features stained concrete floors, open closet space and an updated bath. The spacious back yard is ideal for summer time fun! Call your favorite Realtor to make 125 Marlborough YOURS!

3. 2021-12-23
   listed $80,000 663-char remark

   Show marketing remark (663 chars)

   Today is your LUCKY DAY!!!! This home is packed with unlimited potential and character including the original hard wood floors, a slit floor plan and updated master bath. Upon entrance, you are greeted with an open living and dining room that is ideal for entertaining. The kitchen sits just off the dining area and is thoughtfully arranged to accommodate the chef of the family. Three of the spacious bedrooms share a bath and are located near the living room. The master suite features stained concrete floors, open closet space and an updated bath. The spacious back yard is ideal for summer time fun! Call your favorite Realtor to make 125 Marlborough YOURS!

4. 2011-11-18
   listed $86,000
5. 2008-01-25
   soldstatus $162,000

ⓘ 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: $981 · $82/mo
• Projected year-2 tax: $981 · $82/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 · 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: $16,722
• − Mortgage interest: −$6,996
• − Property taxes: −$981
• − Insurance: −$624
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$3,633
• Taxable income: $1,812
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $3,311/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

-22.9% since first listed

6 events — show timeline

• 2026-05-20 Pending — Greater Alabama MLS
• 2026-05-01 Listed $124,900 Greater Alabama MLS
• 2022-01-18 Sold (MLS) $80,000 MAAR
• 2021-12-23 Listed $80,000 MAAR
• 2011-11-18 Listed $86,000 MAAR
• 2008-01-25 Sold (Public Records) $162,000 Public Records

Property tax history

+14.5%/yr

Latest (2025): $981 · +3.9% YoY. Source: county tax records.