1325 Beaumont Dr · Montgomery, AL 36111

$120,500

3 bd · 1.0 ba · 1,279 sqft · SingleFamily public records · 50 Days on market

Built 1958 0.30 ac lot $94/sqft · 70% above area ↓ 4% 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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• 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

Beautiful Beaumont. This beautifully renovated home offers modern comfort and style throughout, featuring luxury vinyl plank (LVP) flooring and fresh paint in every room. The layout includes 3 bedrooms and 2 full bathrooms, along with a cozy breakfast nook, a welcoming living room, and a well-equipped kitchen—ideal for everyday living and entertaining. Step outside to enjoy a large, fenced backyard, perfect for gatherings, pets, or relaxation, while the appealing front yard adds great curb appeal and a warm first impression.

Key facts

• Breakfast nook
• Renovated home
• Fenced backyard

Tags

• RENOVATED HOME
• LUXURY VINYL PLANK FLOORING
• FENCED BACKYARD
• BREAKFAST NOOK
• WELL-EQUIPPED KITCHEN

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: One-story brick property
• Construction: Brick construction; Built according to public records
• Exterior features: Partial fencing; City lot

Interior

• Bedrooms: Bedroom located on the first floor
• Flooring: Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Plank and vinyl flooring; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (3.7% below list).
• Recommended offer: $116k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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: 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: 114 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); 40% 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 $833 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 50 days — a 3% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,059 (3.7% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 0.96% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.69%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (median comp): $70,910
• List price: $120,500
• Delta: 69.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3537 Princeton Rd	0.31mi	3/1.0	1,274 (-0%)	9mo	$79,500	$62	77
3659 Cloverdale Rd	0.16mi	2/1.0 (-1)	1,378 (+8%)	9mo	$32,000	$23	67
3555 Berkley Dr	0.43mi	3/2.0	1,352 (+6%)	1mo	$75,000	$55	66
1301 Beaumont Dr	0.06mi	3/2.0	1,458 (+14%)	6mo	$117,000	$80	65
3523 Princeton Rd	0.34mi	3/1.0	1,407 (+10%)	5mo	$55,000	$39	63
4056 Narrow Lane Rd	0.50mi	3/1.5	1,192 (-7%)	4mo	$74,000	$62	60
1312 E Audubon Rd	0.61mi	3/1.0	1,188 (-7%)	1mo	$32,000	$27	58
3639 Norman Bridge Rd	0.60mi	3/1.0	1,349 (+6%)	8mo	$62,500	$46	56
1209 Lynwood Dr	0.52mi	3/1.0	1,134 (-11%)	2mo	$95,000	$84	55
3617 Wilmington Rd	0.69mi	3/1.0	1,233 (-4%)	11mo	$10,000	$8	53
3908 Princeton Rd	0.56mi	3/1.5	1,453 (+14%)	3mo	$52,500	$36	47
836 Wesley Dr	0.56mi	3/2.0	1,458 (+14%)	3mo	$125,000	$86	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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-7,592
• Equity at exit: $17,967

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $8,628
• Equity at exit: $10,419

Cash invested: $33,740 (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: 114
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,161 high
• Mortgage (P&I): −$632
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $188

Break-even live

Break-even rent $922

Max offer price $120,500

Occupancy floor 79%

Sensitivity live

Price	-10% $256	-5% $222	+0% $188	+5% $154	+10% $120
Rent	-10% $96	-5% $142	+0% $188	+5% $234	+10% $280
Rate	-1.0pp $249	-0.5pp $219	base $188	+0.5pp $157	+1.0pp $125

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: $30,125
• Closing costs: $3,615
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3649 Princeton Rd Montgomery, AL	3.0	1.0	1266	$1,200	$0.95	23d	1	0.28mi
1067 Roslyn Dr Montgomery, AL	4.0	2.0	1760	$1,125	$0.64	23d	1	0.29mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	45d	1	0.32mi
3708 Princeton Rd Montgomery, AL	2.0	2.0	1749	$900	$0.51	23d	1	0.32mi
3720 Stanley Dr Montgomery, AL	4.0	2.0	1719	$1,650	$0.96	23d	1	0.40mi
3701 Wesley Dr Unit 3723 Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	23d	1	0.42mi
3701 Wesley Dr Unit 3733 Montgomery, AL	3.0	1.0	1000	$1,280	$1.28	45d	1	0.42mi
3701 Wesley Dr Unit 3737 Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	45d	1	0.42mi
3737 Wesley Dr Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	45d	1	0.42mi
3709 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	23d	1	0.44mi
3770 Maclamar Rd Montgomery, AL	3.0	1.0	1129	$950	$0.84	23d	1	0.45mi
3723 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	23d	1	0.46mi
3733 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	23d	1	0.47mi
3735 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	23d	1	0.48mi
3445 Le Bron Rd Montgomery, AL	4.0	1.0	1100	$1,050	$0.95	23d	1	0.48mi
1114 Druid Hills Dr Montgomery, AL	3.0	1.0	1192	$1,250	$1.05	23d	1	0.53mi
3751 Wesley Dr Apt A Montgomery, AL	2.0	1.0	1034	$550	$0.53	45d	1	0.53mi
3515 Norman Bridge Rd Unit A Montgomery, AL	2.0	1.0	1150	$1,150	$1.00	45d	1	0.65mi
3356 Audubon Rd Montgomery, AL	2.0	1.5	1340	$950	$0.71	45d	1	0.67mi
3608 Wilmington Rd Montgomery, AL	3.0	1.0	1160	$950	$0.82	45d	1	0.70mi
548 Winston Dr Montgomery, AL	2.0	2.5	1396	$1,000	$0.72	45d	1	0.72mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	45d	1	0.72mi
3357 Lexington Rd Montgomery, AL	2.0	1.0	1200	$1,175	$0.98	15d	1	0.84mi
3256 Montezuma Rd Montgomery, AL	3.0	2.0	1515	$1,450	$0.96	45d	1	0.90mi
1355 Buckingham Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	15d	1	0.94mi
3544 Southmont Dr Montgomery, AL	4.0	1.5	1774	$1,300	$0.73	23d	1	0.98mi
3235 Norman Bridge Rd Montgomery, AL	3.0	1.0	1873	$900	$0.48	45d	1	1.01mi
4342 Sunshine Dr Montgomery, AL	3.0	2.0	1323	$1,250	$0.94	15d	1	1.04mi
253 John Morris Ave Montgomery, AL	3.0	1.0	912	$950	$1.04	23d	1	1.05mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	23d	1	1.06mi
906 E Fairview Ave Unit 902 Montgomery, AL	2.0	1.0	1100	$995	$0.90	23d	1	1.12mi
1219 Biscayne Dr Montgomery, AL	4.0	1.5	1228	$1,295	$1.05	23d	1	1.19mi
2727 Boultier St Montgomery, AL	1.0–3.0	1.0–2.0	1070	$1,582	$1.48	15d	3	1.19mi
1450 Crenshaw Pl S Montgomery, AL	3.0	2.0	1641	$1,775	$1.08	45d	1	1.22mi
2230 Woodley Sq W Montgomery, AL	1.0–2.0	1.0–2.0	902	$898	$1.00	15d	11	1.28mi
1425 Blairwood Montgomery, AL	3.0	2.0	1700	$1,850	$1.09	15d	1	1.31mi
428 Thorn Pl Montgomery, AL	2.0	1.0	1549	$1,450	$0.94	45d	1	1.34mi
139 Mount Vernon Dr Unit A Montgomery, AL	4.0	2.5	1700	$1,000	$0.59	45d	1	1.34mi
519 Thorn Pl Montgomery, AL	2.0	1.0	1632	$650	$0.40	23d	1	1.35mi
1919 Norman Bridge Ct Unit 1043838P Montgomery, AL	4.0	3.0	1539	$4,108	$2.67	45d	1	1.37mi

Listing history 18 events

1. 2026-06-21
   days on market $120,500 Active 50 DOM
2. 2026-06-18
   days on market $120,500 Active 47 DOM
3. 2026-06-17
   days on market $120,500 Active 46 DOM
4. 2026-06-16
   days on market $120,500 Active 45 DOM
5. 2026-06-15
   days on market $120,500 Active 44 DOM
6. 2026-06-14
   days on market $120,500 Active 42 DOM
7. 2026-06-13
   days on market $120,500 Active 41 DOM
8. 2026-06-10
   days on market $120,500 Active 39 DOM
9. 2026-06-09
   days on market $120,500 Active 38 DOM
10. 2026-06-08
    days on market $120,500 Active 37 DOM
11. 2026-06-07
    days on market $120,500 Active 36 DOM
12. 2026-06-03
    pricedays on market $120,500 Active 32 DOM
13. 2026-06-02
    days on market $124,500 Active 31 DOM
14. 2026-06-01
    days on market $124,500 Active 30 DOM
15. 2026-05-31
    days on market $124,500 Active 29 DOM
16. 2026-05-30
    days on market $124,500 Active 28 DOM
17. 2026-05-12
    price $124,500 536-char remark
18. 2026-05-02
    listed $125,000 Active 536-char remark

ⓘ 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: $560 · $47/mo
• Projected year-2 tax: $560 · $47/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 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: $13,927
• − Mortgage interest: −$6,750
• − Property taxes: −$560
• − Insurance: −$602
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$3,505
• Taxable income: $281
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $2,190/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

-3.6% since first listed

3 events — show timeline

• 2026-06-03 Price Changed $120,500 MAAR
• 2026-05-12 Price Changed $124,500 MAAR
• 2026-05-02 Listed $125,000 MAAR

Property tax history

+12.0%/yr

Latest (2025): $560 · +6.9% YoY. Source: county tax records.