1010 Coliseum Blvd · Montgomery, AL 36109

$95,000

2 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 25 Days on market

Built 1957 9,583 sqft lot Est $103k · 7% 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 +27.7/30.0
• ARV discount +10.9/15.0
• DSCR +9.7/10.0
• 1% rule +6.4/10.0
• 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

This charming 2 bedroom, 1 bath home is waiting for the perfect buyer. Conveniently located near shopping centers and restaurants. There is a fully fenced backyard. Also, features mature trees in the front yard. Enjoy the covered patio and porch; all you need are chairs or a swing to relax outdoors. The home currently has carpet, but there is wood flooring underneath. The condition of the wood floors is unknown.

Key facts

• Wood flooring
• Covered patio
• Mature trees

Tags

• FULLY FENCED BACKYARD
• MATURE TREES
• COVERED PATIO
• WOOD FLOORING

Property features AI

Exterior

• Parking: Attached carport; 1-car carport; Driveway; Parking pad
• Utilities: Public water; Public sewer; Unknown other utilities
• Home design: Single-story; Brick and wood siding construction; Slab foundation
• Construction: Built (year from public records); Brick exterior; Wood siding
• Exterior features: Covered patio; Porch; Patio; Exterior storage; Fully fenced yard; Mature trees; City lot

Interior

• Flooring: Carpet; Laminate; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning with attic fan; Electric cooling components
• Interior features: Carpet, laminate, tile and wood floors; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 (+2.6%/yr); 207 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $657 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 + 2.6% rent growth), your $27k 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 ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.14% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.90%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $102,648
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
997 Parkwood Dr	0.18mi	3/1.0 (+1)	1,188 (+9%)	1mo	$115,000	$97	71
927 Hanover Dr	0.14mi	3/1.0 (+1)	1,059 (-3%)	17mo	$86,000	$81	70
1015 Parkwood Dr	0.10mi	3/1.0 (+1)	1,144 (+5%)	19mo	$108,000	$94	67
955 Parkwood Dr	0.18mi	3/1.0 (+1)	1,232 (+13%)	3mo	$117,500	$95	63
1008 Kenwood St	0.15mi	3/1.0 (+1)	1,188 (+9%)	22mo	$68,000	$57	55
3123 Fairground Rd	0.69mi	3/1.0 (+1)	962 (-12%)	2mo	$64,000	$67	41
3448 Princess Ann St	0.64mi	3/1.0 (+1)	1,204 (+10%)	13mo	$150,000	$125	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: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,397
• Equity at exit: $14,165

10-year hold

• IRR: 11.6%
• Equity multiple: 1.90×
• Total profit: $23,834
• Equity at exit: $8,214

Cash invested: $26,600 (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: 207
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,080 high
• Mortgage (P&I): −$498
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $286

Break-even live

Break-even rent $718

Max offer price $95,000

Occupancy floor 69%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1024 Grenada Dr Montgomery, AL	3.0	1.0	1144	$1,125	$0.98	43d	1	0.09mi
740 Coliseum Blvd Unit 740A Montgomery, AL	2.0	1.0	1100	$895	$0.81	13d	1	0.33mi
700 Coliseum Blvd Unit 700D Montgomery, AL	2.0	1.0	911	$895	$0.98	43d	1	0.46mi
532 Coliseum Blvd Unit 532C Montgomery, AL	1.0	1.0	811	$850	$1.05	43d	1	0.62mi
1324 Federal Dr Montgomery, AL	2.0	1.0	1000	$1,100	$1.10	43d	1	0.73mi
2076 Midway St Montgomery, AL	3.0	1.0	1068	$1,000	$0.94	43d	1	0.77mi
2056 Midway St Montgomery, AL	3.0	1.0	1110	$985	$0.89	43d	1	0.82mi
804 Hillman St Montgomery, AL	3.0	2.0	1370	$1,295	$0.95	13d	1	0.82mi
804 Hillman St Montgomery, AL	3.0	2.0	1356	$1,295	$0.96	21d	1	0.82mi
2019 Amos St Montgomery, AL	3.0	1.5	1134	$985	$0.87	43d	1	0.84mi
2111 Yarbrough St Montgomery, AL	3.0	1.0	962	$795	$0.83	43d	1	0.89mi
2107 Yarbrough Cir Montgomery, AL	3.0	1.0	910	$925	$1.02	43d	1	0.93mi
3050 Willena Ave Montgomery, AL	3.0	1.0	1466	$985	$0.67	21d	1	0.94mi
186 E Salem Dr Montgomery, AL	3.0	1.0	1040	$1,195	$1.15	21d	1	1.00mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	13d	1	1.00mi
2001 Speigle St Montgomery, AL	3.0	1.0	1260	$1,035	$0.82	43d	1	1.02mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	13d	1	1.05mi
3452 Harris St Montgomery, AL	3.0	1.0	1400	$1,150	$0.82	21d	1	1.10mi
2006 Harmon St Unit 3 Montgomery, AL	3.0	1.0	800	$500	$0.62	43d	1	1.11mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	43d	1	1.11mi
1817 Texas Ct Montgomery, AL	3.0	1.0	925	$1,050	$1.14	21d	1	1.11mi
298 Broadway St Montgomery, AL	2.0	1.0	896	$900	$1.00	43d	1	1.14mi
3329 Texas St Montgomery, AL	3.0	1.0	1000	$1,100	$1.10	43d	1	1.15mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	43d	1	1.16mi
341 Chisholm St Montgomery, AL	3.0	1.0	756	$1,195	$1.58	21d	1	1.21mi
218 Broadway St Montgomery, AL	2.0	1.0	960	$895	$0.93	13d	1	1.23mi
4029 Chelsea Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	43d	1	1.24mi
3114 Cotton St Montgomery, AL	3.0	1.0	888	$1,100	$1.24	43d	1	1.29mi
2503 Skyline Ave Montgomery, AL	3.0	1.0	1015	$1,150	$1.13	43d	1	1.29mi
3042 George B Edmondson Dr Montgomery, AL	3.0	1.0	900	$860	$0.96	43d	1	1.35mi
7 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	961	$850	$0.88	43d	1	1.35mi
216 Gardendale Dr Montgomery, AL	3.0	1.0	900	$850	$0.94	21d	1	1.39mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	13d	1	1.44mi
1653 N Yarbrough Ct Montgomery, AL	3.0	1.0	1130	$950	$0.84	21d	1	1.47mi
2122 Windsor Ave Montgomery, AL	2.0	1.0	1052	$725	$0.69	43d	1	1.48mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	43d	1	1.49mi
2310 Yancey Ave Montgomery, AL	3.0	1.0	1212	$1,250	$1.03	43d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $95,000 Active 25 DOM
2. 2026-06-17
   days on market $95,000 Active 24 DOM
3. 2026-06-16
   days on market $95,000 Active 23 DOM
4. 2026-06-15
   days on market $95,000 Active 22 DOM
5. 2026-06-14
   days on market $95,000 Active 20 DOM
6. 2026-06-13
   pricedays on market $95,000 Active 19 DOM
7. 2026-06-10
   days on market $100,000 Active 17 DOM
8. 2026-06-09
   days on market $100,000 Active 16 DOM
9. 2026-06-08
   days on market $100,000 Active 15 DOM
10. 2026-06-07
    days on market $100,000 Active 14 DOM
11. 2026-06-03
    days on market $100,000 Active 10 DOM
12. 2026-06-02
    days on market $100,000 Active 9 DOM
13. 2026-06-01
    days on market $100,000 Active 8 DOM
14. 2026-05-31
    days on market $100,000 Active 7 DOM
15. 2026-05-30
    days on market $100,000 Active 6 DOM
16. 2026-05-17
    listed $100,000 Active

ⓘ 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: $358 · $30/mo
• Projected year-2 tax: $390 · $32/mo
• Expected delta: +$32/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 2/10 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: $12,964
• − Mortgage interest: −$5,321
• − Property taxes: −$358
• − Insurance: −$475
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$2,764
• Taxable income: $1,972
• Est. tax owed @ 24.0%: −$473
• After-tax cash flow: $2,957/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

1 event — show timeline

• 2026-05-17 Listed $100,000 MAAR

Property tax history

+4.8%/yr

Latest (2023): $358 · +54.6% YoY. Source: county tax records.