217 Townsend Dr · Montgomery, AL 36117

$119,000

3 bd · 2.0 ba · 1,107 sqft · SingleFamily public records · 25 Days on market

Built 1976 0.25 ac lot Est $142k · 16% 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 +27.3/30.0
• ARV discount +14.7/15.0
• DSCR +9.5/10.0
• 1% rule +6.2/10.0
• 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

MAY 2000 APPRAISAL. WELL KEPT HOME, LOW TRAFFICE CUL-DE-SAC, BEAUTIFUL SHADE TREES IN FRONT YARD, BIG BACK YARD WITH DOG RUN, COVERED PATIO, NEW ROOF, NEW APPLIANCES (GAS RANGE & DISHWASHER).

Key facts

• Dishwasher
• New flooring
• Brick home

Tags

• BRICK HOME
• EAT-IN KITCHEN
• GAS STOVE
• DISHWASHER
• NEW FLOORING
• TILE FLOORING

Property features AI

Exterior

• Parking: Driveway with space for 3 vehicles
• Security: Fire alarm
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Single-story brick home; Slab foundation
• Construction: Brick construction; Built (year per public records)
• Exterior features: Covered patio; Patio; Fully fenced yard; Storage; Mature trees; Level yard; City lot in a subdivision; Public paved road frontage

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: Two bedrooms on the first floor
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms on the first floor
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Blinds and window treatments; Fire alarm
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 (+3.0%/yr); 407 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $823 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y 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 $69k; list at $119k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — 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: 9.78%
• Cash-on-cash: 12.45%
• DSCR: 1.55
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $141,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6382 Pinebrook Dr	0.34mi	3/2.0	1,144 (+3%)	4mo	$131,500	$115	75
6439 Yates Ct	0.47mi	3/2.0	1,120 (+1%)	2mo	$72,500	$65	74
6459 Pinebrook Dr	0.51mi	3/2.0	1,144 (+3%)	1mo	$130,750	$114	70
6119 Hinchcliff Rd	0.45mi	3/2.0	1,170 (+6%)	7mo	$150,000	$128	63
417 Park Lake Dr	0.46mi	3/2.0	1,205 (+9%)	2mo	$170,000	$141	62
426 Stroll Dr	0.44mi	3/1.5	1,226 (+11%)	4mo	$137,500	$112	56
317 Brownwood Ct	0.67mi	2/2.0 (-1)	1,050 (-5%)	2mo	$155,000	$148	53
6829 Brownwood Ln	0.69mi	2/2.0 (-1)	1,041 (-6%)	2mo	$130,000	$125	51
6876 Brownwood Ln	0.75mi	2/2.0 (-1)	1,050 (-5%)	1mo	$163,900	$156	51
6337 Burbank Crossing Loop	0.46mi	3/2.0	1,243 (+12%)	9mo	$165,900	$133	50
6804 Sandfield Dr	0.65mi	3/2.0	1,258 (+14%)	1mo	$195,000	$155	46
329 Sultan Ct	0.46mi	3/1.5	1,260 (+14%)	10mo	$128,500	$102	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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,671
• Equity at exit: $17,743

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $30,423
• Equity at exit: $10,289

Cash invested: $33,320 (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 36117

• Home prices YoY: -20.0%
• Rents YoY: 3.0%
• Active inventory: 407
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$624
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $346

Break-even live

Break-even rent $900

Max offer price $119,000

Occupancy floor 69%

Sensitivity live

Price	-10% $413	-5% $379	+0% $346	+5% $312	+10% $278
Rent	-10% $240	-5% $293	+0% $346	+5% $399	+10% $451
Rate	-1.0pp $406	-0.5pp $376	base $346	+0.5pp $315	+1.0pp $283

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6265 Nature Dr Montgomery, AL	3.0	2.0	1400	$1,050	$0.75	14d	1	0.12mi
6121 Boardwalk Blvd Montgomery, AL	1.0–3.0	1.0–2.0	877	$1,075	$1.23	14d	4	0.19mi
6121 Boardwalk Blvd Montgomery, AL	3.0	2.0	1155	$1,075	$0.93	21d	1	0.19mi
241 Kroy Dr Montgomery, AL	4.0	2.0	1450	$1,195	$0.82	44d	1	0.27mi
428 Fieldbrook Dr Montgomery, AL	3.0	1.5	1440	$995	$0.69	21d	1	0.28mi
438 Mulligan Dr Montgomery, AL	4.0	2.0	1232	$1,500	$1.22	44d	1	0.35mi
6411 Pinebrook Dr Montgomery, AL	3.0	1.5	1120	$1,095	$0.98	44d	1	0.37mi
457 Mulligan Dr Montgomery, AL	3.0	2.0	1344	$1,335	$0.99	44d	1	0.38mi
523 Placid Dr Montgomery, AL	3.0	2.0	1122	$1,195	$1.07	44d	1	0.40mi
6637 Ridgeview Cir Montgomery, AL	3.0	2.5	1458	$1,700	$1.17	21d	1	0.47mi
6320 Burbank Crossing Loop Montgomery, AL	3.0	2.0	1238	$1,600	$1.29	44d	1	0.47mi
706 Placid Dr Montgomery, AL	3.0	1.5	1120	$1,400	$1.25	14d	1	0.59mi
6265 Wares Ferry Rd Montgomery, AL	3.0	2.0	1336	$1,600	$1.20	14d	1	0.65mi
760 N Burbank Dr Montgomery, AL	3.0	2.0	1102	$1,400	$1.27	44d	1	0.75mi
135 Hambleton Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,640	$1.82	14d	11	0.78mi
101 S Burbank Dr Montgomery, AL	1.0–2.0	1.0–1.5	850	$997	$1.17	14d	5	0.81mi
529 Mitylene Dr Montgomery, AL	3.0	2.0	1463	$1,550	$1.06	21d	1	0.86mi
113 Kentucky Oaks Montgomery, AL	3.0	2.0	1246	$1,600	$1.28	21d	1	1.01mi
728 Amity Ln Montgomery, AL	4.0	2.0	1218	$1,700	$1.40	14d	1	1.02mi
5926 Carmel Dr Montgomery, AL	3.0	2.0	1158	$1,200	$1.04	44d	1	1.04mi
5918 Carmel Dr Montgomery, AL	2.0	2.0	1026	$1,100	$1.07	44d	1	1.05mi
185 Eastdale Rd S Montgomery, AL	1.0–2.0	1.0–2.0	846	$1,100	$1.30	21d	4	1.07mi
203 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.0	931	$1,290	$1.39	14d	13	1.12mi
500 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.5	1042	$900	$0.86	21d	20	1.28mi
455 Eastdale Rd S Montgomery, AL	1.0–2.0	1.0	950	$850	$0.89	14d	6	1.31mi
5735 Sweet Meadow Dr Montgomery, AL	3.0	2.0	1413	$1,525	$1.08	44d	1	1.35mi
547 Eastdale Rd S Unit 547 Montgomery, AL	2.0	2.0	900	$900	$1.00	44d	1	1.43mi
5701 E Shirley Ln Montgomery, AL	1.0–2.0	1.0	975	$850	$0.87	14d	7	1.46mi
569 Eastdale Rd S Unit 569 Montgomery, AL	2.0	2.0	800	$800	$1.00	14d	1	1.46mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $119,000 Pending 25 DOM
2. 2026-06-10
   days on market $119,000 Contingent 24 DOM
3. 2026-06-09
   days on market $119,000 Contingent 23 DOM
4. 2026-06-08
   days on market $119,000 Contingent 22 DOM
5. 2026-06-07
   days on market $119,000 Contingent 21 DOM
6. 2026-06-03
   days on market $119,000 Contingent 17 DOM
7. 2026-06-02
   days on market $119,000 Contingent 16 DOM
8. 2026-06-01
   days on market $119,000 Contingent 15 DOM
9. 2026-05-31
   days on market $119,000 Contingent 14 DOM
10. 2026-05-30
    statusdays on market $119,000 Contingent 13 DOM
11. 2026-05-17
    listed $119,000 Active
12. 2000-07-27
    soldstatus $69,000 198-char remark

    Show marketing remark (198 chars)

    MAY 2000 APPRAISAL. WELL KEPT HOME, LOW TRAFFICE CUL-DE-SAC, BEAUTIFUL SHADE TREES IN FRONT YARD, BIG BACK YARD WITH DOG RUN, COVERED PATIO, NEW ROOF, NEW APPLIANCES (GAS RANGE & DISHWASHER).

13. 2000-05-03
    listed $69,900 198-char remark

    Show marketing remark (198 chars)

    MAY 2000 APPRAISAL. WELL KEPT HOME, LOW TRAFFICE CUL-DE-SAC, BEAUTIFUL SHADE TREES IN FRONT YARD, BIG BACK YARD WITH DOG RUN, COVERED PATIO, NEW ROOF, NEW APPLIANCES (GAS RANGE & DISHWASHER).

ⓘ 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: $448 · $37/mo
• Projected year-2 tax: $488 · $41/mo
• Expected delta: +$40/yr (+$3/mo · 8.9%)

ⓘ 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 4/10 Moderate
• 🌡 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,050
• − Mortgage interest: −$6,666
• − Property taxes: −$448
• − Insurance: −$595
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$3,462
• Taxable income: $2,311
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $3,593/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): 53,172
• Household income: $74,720
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1742.0

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: Black 53% White 34% Asian 8% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 9% · South Korea, Canada, China
• Languages at home: 90% English-only · Korean 4% Spanish 3% Other Indo-European 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: ▼ -37.24%
• Current HPI: 148.7728
• Rent YoY: ▲ 2.99%
• 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

+70.2% since first listed

3 events — show timeline

• 2026-05-17 Listed $119,000 MAAR
• 2000-07-27 Sold (MLS) $69,000 MAAR
• 2000-05-03 Listed $69,900 MAAR

Property tax history

+6.1%/yr

Latest (2025): $448 · +2.4% YoY. Source: county tax records.