1206 Seth Johnson Dr · Montgomery, AL 36116

$85,000

3 bd · 3.0 ba · 1,218 sqft · SingleFamily public records · 285 Days on market

Built 1980 3,920 sqft lot $70/sqft · 22% above area Est $70k · 22% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious move in ready, 3-bedroom, 2.5-bath townhouse offering a comfortable living space. The main level features a welcoming living area, a designated dining space, and a functional kitchen layout. This home features 3 spacious bedrooms, fresh paint, updated kitchen, outdoor storage area, and a backyard space. Grab your favorite real estate professional to schedule an appointment to view.

Key facts

• Outdoor seating
• Living area
• Private patio

Tags

• LIVING AREA
• FIREPLACE
• DESIGNATED DINING SPACE
• FUNCTIONAL KITCHEN LAYOUT
• PRIVATE PATIO
• OUTDOOR SEATING

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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 fast (+5.7%/yr); 293 active listings in the ZIP; 9 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 $588 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 + 5.7% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 285 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $22k; list at $85k implies a 286% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 285 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.49% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.64%
• DSCR: 2.05
• GRM: 5.6

CMA / ARV

• ARV (median comp): $69,769
• List price: $85,000
• Delta: 21.83%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1702 Marlowe Dr	0.60mi	3/2.0	1,196 (-2%)	2mo	$25,000	$21	63
1214 Seth Johnson Dr	0.02mi	2/2.0 (-1)	1,102 (-10%)	18mo	$49,500	$45	60
4507 Coventry Rd	0.57mi	3/1.5	1,163 (-4%)	1mo	$40,000	$34	59
1441 Flamingo Ln	0.66mi	3/1.5	1,283 (+5%)	2mo	$65,000	$51	53
1375 Biscayne Dr	0.60mi	3/2.0	1,328 (+9%)	1mo	$50,000	$38	52
1308 Biscayne Dr	0.54mi	3/2.0	1,148 (-6%)	14mo	$120,900	$105	50
4711 Banyan Dr	0.48mi	3/2.0	1,274 (+5%)	23mo	$110,000	$86	47
1518 Flamingo Ln	0.67mi	3/1.0	1,131 (-7%)	9mo	$90,000	$80	41
1330 Buckingham Dr	0.71mi	3/2.0	1,361 (+12%)	16mo	$99,000	$73	30
4608 Rainbow Rd	0.69mi	3/2.0	1,368 (+12%)	22mo	$71,500	$52	25

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 · 5.65% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 1.82×
• Total profit: $19,531
• Equity at exit: $12,674

10-year hold

• IRR: 29.5%
• Equity multiple: 3.96×
• Total profit: $70,377
• Equity at exit: $7,349

Cash invested: $23,800 (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 36116

• Home prices YoY: -9.7%
• Rents YoY: 5.7%
• Active inventory: 293
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$446
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $469

Break-even live

Break-even rent $670

Max offer price $85,000

Occupancy floor 58%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4581 Narrow Lane Rd Montgomery, AL	1.0–2.0	1.0–2.0	866	$800	$0.92	44d	2	0.28mi
1219 Biscayne Dr Montgomery, AL	4.0	1.5	1228	$1,295	$1.05	21d	1	0.56mi
4342 Sunshine Dr Montgomery, AL	3.0	2.0	1323	$1,250	$0.94	14d	1	0.81mi
3212 Herbert Dr Montgomery, AL	3.0	2.0	1180	$1,425	$1.21	21d	1	0.90mi
2401 Overhill Rd Montgomery, AL	3.0	1.0	999	$700	$0.70	21d	1	1.16mi
1114 Druid Hills Dr Montgomery, AL	3.0	1.0	1192	$1,250	$1.05	21d	1	1.17mi
2230 Woodley Sq W Montgomery, AL	1.0–2.0	1.0–2.0	902	$898	$1.00	14d	11	1.17mi
253 John Morris Ave Montgomery, AL	3.0	1.0	912	$950	$1.04	21d	1	1.36mi
548 Winston Dr Montgomery, AL	2.0	2.5	1396	$1,000	$0.72	44d	1	1.48mi

Listing history 29 events

1. 2026-06-18
   days on market $85,000 Active 285 DOM
2. 2026-06-17
   days on market $85,000 Active 284 DOM
3. 2026-06-16
   days on market $85,000 Active 283 DOM
4. 2026-06-15
   days on market $85,000 Active 282 DOM
5. 2026-06-14
   days on market $85,000 Active 280 DOM
6. 2026-06-13
   days on market $85,000 Active 279 DOM
7. 2026-06-10
   days on market $85,000 Active 277 DOM
8. 2026-06-09
   days on market $85,000 Active 276 DOM
9. 2026-06-08
   days on market $85,000 Active 275 DOM
10. 2026-06-07
    days on market $85,000 Active 274 DOM
11. 2026-06-03
    days on market $85,000 Active 270 DOM
12. 2026-06-02
    days on market $85,000 Active 269 DOM
13. 2026-06-01
    days on market $85,000 Active 268 DOM
14. 2026-05-31
    days on market $85,000 Active 267 DOM
15. 2026-05-30
    days on market $85,000 Active 266 DOM
16. 2026-04-14
    price $85,000 393-char remark

    Show marketing remark (393 chars)

    Spacious move in ready, 3-bedroom, 2.5-bath townhouse offering a comfortable living space. The main level features a welcoming living area, a designated dining space, and a functional kitchen layout. This home features 3 spacious bedrooms, fresh paint, updated kitchen, outdoor storage area, and a backyard space. Grab your favorite real estate professional to schedule an appointment to view.

17. 2026-04-01
    price $90,000 393-char remark

    Show marketing remark (393 chars)

    Spacious move in ready, 3-bedroom, 2.5-bath townhouse offering a comfortable living space. The main level features a welcoming living area, a designated dining space, and a functional kitchen layout. This home features 3 spacious bedrooms, fresh paint, updated kitchen, outdoor storage area, and a backyard space. Grab your favorite real estate professional to schedule an appointment to view.

18. 2026-02-24
    status Active 393-char remark

    Show marketing remark (393 chars)

    Spacious move in ready, 3-bedroom, 2.5-bath townhouse offering a comfortable living space. The main level features a welcoming living area, a designated dining space, and a functional kitchen layout. This home features 3 spacious bedrooms, fresh paint, updated kitchen, outdoor storage area, and a backyard space. Grab your favorite real estate professional to schedule an appointment to view.

19. 2026-02-12
    price $95,000 393-char remark

    Show marketing remark (393 chars)

    Spacious move in ready, 3-bedroom, 2.5-bath townhouse offering a comfortable living space. The main level features a welcoming living area, a designated dining space, and a functional kitchen layout. This home features 3 spacious bedrooms, fresh paint, updated kitchen, outdoor storage area, and a backyard space. Grab your favorite real estate professional to schedule an appointment to view.

20. 2026-01-29
    price $75,000 393-char remark

    Show marketing remark (393 chars)

    Spacious move in ready, 3-bedroom, 2.5-bath townhouse offering a comfortable living space. The main level features a welcoming living area, a designated dining space, and a functional kitchen layout. This home features 3 spacious bedrooms, fresh paint, updated kitchen, outdoor storage area, and a backyard space. Grab your favorite real estate professional to schedule an appointment to view.

21. 2025-12-16
    price $85,000 393-char remark

    Show marketing remark (393 chars)

    Spacious move in ready, 3-bedroom, 2.5-bath townhouse offering a comfortable living space. The main level features a welcoming living area, a designated dining space, and a functional kitchen layout. This home features 3 spacious bedrooms, fresh paint, updated kitchen, outdoor storage area, and a backyard space. Grab your favorite real estate professional to schedule an appointment to view.

22. 2025-11-24
    price $87,000 393-char remark

    Show marketing remark (393 chars)

    Spacious move in ready, 3-bedroom, 2.5-bath townhouse offering a comfortable living space. The main level features a welcoming living area, a designated dining space, and a functional kitchen layout. This home features 3 spacious bedrooms, fresh paint, updated kitchen, outdoor storage area, and a backyard space. Grab your favorite real estate professional to schedule an appointment to view.

23. 2025-11-18
    price $90,000 393-char remark

    Show marketing remark (393 chars)

    Spacious move in ready, 3-bedroom, 2.5-bath townhouse offering a comfortable living space. The main level features a welcoming living area, a designated dining space, and a functional kitchen layout. This home features 3 spacious bedrooms, fresh paint, updated kitchen, outdoor storage area, and a backyard space. Grab your favorite real estate professional to schedule an appointment to view.

24. 2025-11-09
    status Active 393-char remark

    Show marketing remark (393 chars)

    Spacious move in ready, 3-bedroom, 2.5-bath townhouse offering a comfortable living space. The main level features a welcoming living area, a designated dining space, and a functional kitchen layout. This home features 3 spacious bedrooms, fresh paint, updated kitchen, outdoor storage area, and a backyard space. Grab your favorite real estate professional to schedule an appointment to view.

25. 2025-10-30
    price $95,000 393-char remark

    Show marketing remark (393 chars)

    Spacious move in ready, 3-bedroom, 2.5-bath townhouse offering a comfortable living space. The main level features a welcoming living area, a designated dining space, and a functional kitchen layout. This home features 3 spacious bedrooms, fresh paint, updated kitchen, outdoor storage area, and a backyard space. Grab your favorite real estate professional to schedule an appointment to view.

26. 2025-08-15
    listed $75,000 Active 393-char remark

    Show marketing remark (393 chars)

    Spacious move in ready, 3-bedroom, 2.5-bath townhouse offering a comfortable living space. The main level features a welcoming living area, a designated dining space, and a functional kitchen layout. This home features 3 spacious bedrooms, fresh paint, updated kitchen, outdoor storage area, and a backyard space. Grab your favorite real estate professional to schedule an appointment to view.

27. 2018-08-31
    soldstatus $22,000 381-char remark

    Show marketing remark (381 chars)

    Would you like a beautiful house with three big bedrooms, two full baths, a formal dining room, a kitchen with a breakfast area, a huge family room with a fireplace and a fenced in yard on the east side at a great price? Then this beauty could be perfect for you. You will love this home! This is a Fannie Mae HomePath property. Click on the 'Movie Reel' icon to see a visual tour!

28. 2018-05-08
    listed $22,900 381-char remark

    Show marketing remark (381 chars)

    Would you like a beautiful house with three big bedrooms, two full baths, a formal dining room, a kitchen with a breakfast area, a huge family room with a fireplace and a fenced in yard on the east side at a great price? Then this beauty could be perfect for you. You will love this home! This is a Fannie Mae HomePath property. Click on the 'Movie Reel' icon to see a visual tour!

29. 2007-08-07
    soldstatus $56,000

ⓘ 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: $578 · $48/mo
• Projected year-2 tax: $578 · $48/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 3/10 Moderate
• 🌡 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: $15,163
• − Mortgage interest: −$4,761
• − Property taxes: −$578
• − Insurance: −$425
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$2,473
• Taxable income: $4,500
• Est. tax owed @ 24.0%: −$1,080
• After-tax cash flow: $4,547/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): 45,250
• Household income: $55,160
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2786.0

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: Predominantly Black (80%)
• Race & ethnicity: Black 80% White 12% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Korean 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: ▼ -16.31%
• Current HPI: 151.8598
• Rent YoY: ▲ 5.65%
• 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

+51.8% since first listed

14 events — show timeline

• 2026-04-14 Price Changed $85,000 MAAR
• 2026-04-01 Price Changed $90,000 MAAR
• 2026-02-24 Relisted — MAAR
• 2026-02-12 Price Changed $95,000 MAAR
• 2026-01-29 Price Changed $75,000 MAAR
• 2025-12-16 Price Changed $85,000 MAAR
• 2025-11-24 Price Changed $87,000 MAAR
• 2025-11-18 Price Changed $90,000 MAAR
• 2025-11-09 Relisted — MAAR
• 2025-10-30 Price Changed $95,000 MAAR
• 2025-08-15 Listed $75,000 MAAR
• 2018-08-31 Sold (MLS) $22,000 MAAR
• 2018-05-08 Listed $22,900 MAAR
• 2007-08-07 Sold (Public Records) $56,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $578 · +7.0% YoY. Source: county tax records.