2708 Ashlawn Dr · Montgomery, AL 36111

$89,500

3 bd · 2.0 ba · 1,670 sqft · SingleFamily public records · 52 Days on market

Built 1957 0.52 ac lot Est $135k · 34% under ↓ 28% 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 +9.5/10.0
• 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

3 Bedroom / 2 bath with large sunroom, pool and double carport. Additional detached storage. Hardwood floors with Berber over wood in bedrooms. Sunroom has mexican tile with glorious windows overlooking the pool and rear garden.

Key facts

• Slab foundation
• Eat in kitchen
• Two carport attached

Tags

• SLAB FOUNDATION
• BRICK AND WOOD SIDING
• TWO CARPORT ATTACHED
• EAT IN KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: Dannelly Elementary School (math 2% / reading 21%, grade F, #556 of 627 statewide, top 89%, 622 students, 88% FRL); Brewbaker Middle School (math 0% / reading 19%, grade F, #227 of 257 statewide, top 90%, 838 students, 91% FRL); Jefferson Davis High School (math 3% / reading 16%, grade F, #258 of 305 statewide, top 85%, 1,522 students, 83% FRL) — zoned schools average 87% FRL vs 70% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $619 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 6 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.

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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1957 — 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: 1.45% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.27%
• DSCR: 1.95
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $135,270
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2708 Ashlawn Dr	0.00mi	3/2.0	1,670 (0%)	1mo	$88,000	$53	99
2603 Fairmont Rd	0.31mi	3/2.0	1,613 (-3%)	0mo	$129,900	$81	79
2764 S Colonial Dr	0.24mi	3/2.0	1,732 (+4%)	7mo	$139,900	$81	77
2656 Fisk Rd	0.23mi	3/2.0	1,584 (-5%)	8mo	$100,000	$63	74
2614 Fisk Rd	0.31mi	3/2.0	1,772 (+6%)	3mo	$139,900	$79	73
3026 Guymar Rd	0.29mi	3/2.0	1,794 (+7%)	2mo	$80,000	$45	72
3055 N Colonial Dr	0.52mi	3/2.0	1,620 (-3%)	8mo	$170,000	$105	64
2816 Newport Rd	0.55mi	3/2.0	1,738 (+4%)	7mo	$162,000	$93	62
3036 Sutton Dr	0.33mi	2/2.0 (-1)	1,502 (-10%)	4mo	$116,000	$77	60
2632 Burkelaun Dr	0.56mi	3/2.0	1,853 (+11%)	2mo	$185,000	$100	54
3212 Mcgehee Rd	0.70mi	4/2.0 (+1)	1,858 (+11%)	10mo	$199,900	$108	35
3114 Woodley Rd	0.65mi	4/2.0 (+1)	1,419 (-15%)	6mo	$129,000	$91	35

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: 13.8%
• Equity multiple: 1.55×
• Total profit: $13,783
• Equity at exit: $13,345

10-year hold

• IRR: 22.6%
• Equity multiple: 2.93×
• Total profit: $48,421
• Equity at exit: $7,738

Cash invested: $25,060 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,302 high
• Mortgage (P&I): −$469
• Tax from tax record: −$77 /mo · $930/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $444

Break-even live

Break-even rent $739

Max offer price $89,500

Occupancy floor 61%

Sensitivity live

Price	-10% $495	-5% $469	+0% $444	+5% $419	+10% $393
Rent	-10% $341	-5% $393	+0% $444	+5% $496	+10% $547
Rate	-1.0pp $489	-0.5pp $467	base $444	+0.5pp $421	+1.0pp $397

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2656 Fisk Rd Montgomery, AL	4.0	2.0	1584	$1,400	$0.88	45d	1	0.24mi
3050 Sutton Dr Montgomery, AL	2.0	2.0	1719	$1,450	$0.84	22d	1	0.41mi
2440 Price St Unit C Montgomery, AL	3.0	2.0	1800	$1,050	$0.58	45d	1	0.51mi
2441 Price St Unit D Montgomery, AL	3.0	2.0	1264	$900	$0.71	22d	1	0.52mi
2430 Price St Montgomery, AL	2.0	1.5	1275	$1,175	$0.92	15d	1	0.53mi
3543 Carter Hill Rd Montgomery, AL	1.0–3.0	1.0–2.0	1120	$925	$0.83	15d	16	0.55mi
2230 Woodley Sq W Montgomery, AL	1.0–2.0	1.0–2.0	902	$898	$1.00	15d	11	0.59mi
2619 Brantford Pl Montgomery, AL	3.0	2.0	1323	$1,200	$0.91	45d	1	0.70mi
2651 Clement Curv Montgomery, AL	3.0	2.0	1402	$1,550	$1.11	22d	1	0.70mi
3770 Maclamar Rd Montgomery, AL	3.0	1.0	1129	$950	$0.84	22d	1	0.95mi
3252 Cheltenham Dr Montgomery, AL	3.0	2.0	1705	$1,200	$0.70	45d	1	0.99mi
2724 Forsyth Ln Montgomery, AL	4.0	2.0	1794	$1,400	$0.78	45d	1	1.00mi
1434 E Audubon Rd Montgomery, AL	4.0	2.0	2237	$1,475	$0.66	45d	1	1.05mi
1437 Beaumont Dr Montgomery, AL	4.0	2.0	2029	$1,500	$0.74	45d	1	1.07mi
2983 Old Farm Rd Montgomery, AL	3.0	2.0	2000	$1,725	$0.86	22d	1	1.22mi
1067 Roslyn Dr Montgomery, AL	4.0	2.0	1760	$1,125	$0.64	22d	1	1.22mi
1114 Druid Hills Dr Montgomery, AL	3.0	1.0	1192	$1,250	$1.05	22d	1	1.24mi
1355 Buckingham Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	15d	1	1.25mi
4220 Strathmore Dr Montgomery, AL	1.0–3.0	1.0–2.0	931	$1,099	$1.18	45d	1	1.27mi
3352 Ridgefield Dr Montgomery, AL	3.0	2.0	1932	$1,761	$0.91	22d	1	1.33mi
3580 McGehee Pl Dr S Montgomery, AL	3.0	2.0	1200	$1,205	$1.00	45d	1	1.35mi
1814 Sylvan Dr Montgomery, AL	3.0	2.0	1785	$1,400	$0.78	22d	1	1.43mi
3510 Bankhead Ave Montgomery, AL	3.0	3.0	2210	$2,250	$1.02	45d	1	1.47mi

Listing history 10 events

1. 2026-04-16
   status Pending
2. 2026-03-25
   status Active
3. 2026-02-18
   status Active
4. 2026-02-14
   listed $89,500 Active
5. 2025-06-11
   price $103,500
6. 2025-06-02
   listed $107,500 Active
7. 2005-08-31
   soldstatus $121,500 228-char remark

   Show marketing remark (228 chars)

   3 Bedroom / 2 bath with large sunroom, pool and double carport. Additional detached storage. Hardwood floors with Berber over wood in bedrooms. Sunroom has mexican tile with glorious windows overlooking the pool and rear garden.

8. 2005-08-31
   listed $123,000 228-char remark

   Show marketing remark (228 chars)

   3 Bedroom / 2 bath with large sunroom, pool and double carport. Additional detached storage. Hardwood floors with Berber over wood in bedrooms. Sunroom has mexican tile with glorious windows overlooking the pool and rear garden.

9. 2000-07-31
   soldstatus $118,000
10. 2000-06-12
    listed $124,900

ⓘ 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: $930 · $77/mo
• Projected year-2 tax: $930 · $77/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 · 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: $15,619
• − Mortgage interest: −$5,013
• − Property taxes: −$930
• − Insurance: −$448
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$2,604
• Taxable income: $4,126
• Est. tax owed @ 24.0%: −$990
• After-tax cash flow: $4,340/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

-28.3% since first listed

10 events — show timeline

• 2026-04-16 Pending — MAAR
• 2026-03-25 Relisted — MAAR
• 2026-02-18 Relisted — MAAR
• 2026-02-14 Listed $89,500 MAAR
• 2025-06-11 Price Changed $103,500 MAAR
• 2025-06-02 Listed $107,500 MAAR
• 2005-08-31 Listed $123,000 MAAR
• 2005-08-31 Sold (MLS) $121,500 MAAR
• 2000-07-31 Sold (MLS) $118,000 MAAR
• 2000-06-12 Listed $124,900 MAAR

Property tax history

+7.5%/yr

Latest (2025): $930 · +3.2% YoY. Source: county tax records.