3216 Texas St · Montgomery, AL 36110

$57,300

3 bd · 1.0 ba · 1,353 sqft · SingleFamily public records · 196 Days on market

Built 1959 9,583 sqft lot $42/sqft · 12% above area Est $51k · 12% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A single-story brick house with a simple, classic design. Exterior features red brick construction. The front entrance is under a small covered porch with a security glass front door and security screen. Mature trees surround the property giving it a shaded, wooded backdrop. A modest and cozy appearance typical of mid-20th century construction. Interior features 3 bedrooms and 1 bathroom, living room, kitchen and family room/den, and laundry room. A great value for an investment property or perfect for a first home!

Key facts

• Covered porch
• Security screen
• Brick construction

Tags

• BRICK CONSTRUCTION
• COVERED PORCH
• SECURITY GLASS FRONT DOOR
• SECURITY SCREEN
• MATURE TREES
• SHADED WOODED BACKDROP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $50k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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: 63 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $396 of loan paydown is wiped out by about $2k 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 $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $50,424 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.88% ✓
• Cap rate: 16.55%
• Cash-on-cash: 36.63%
• DSCR: 2.63
• GRM: 4.4

CMA / ARV

• ARV (median comp): $50,963
• List price: $57,300
• Delta: 12.44%
• 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
3216 Texas St	0.00mi	3/1.0	1,353 (0%)	1mo	$40,000	$30	99
3452 Harris St	0.24mi	3/1.0	1,400 (+4%)	1mo	$35,000	$25	82
3127 Texas St	0.09mi	3/1.0	1,260 (-7%)	8mo	$70,000	$56	78
1805 Texas Ct	0.29mi	4/1.0 (+1)	1,353 (0%)	5mo	$62,500	$46	77
1827 Austin St	0.23mi	3/2.0	1,376 (+2%)	8mo	$56,000	$41	76
1960 Yarbrough St	0.09mi	3/1.0	1,248 (-8%)	9mo	$75,000	$60	75
1949 Johnson St	0.48mi	2/1.0 (-1)	1,296 (-4%)	2mo	$57,000	$44	63
1833 Midway St	0.33mi	3/1.0	1,175 (-13%)	1mo	$64,900	$55	62
1641 N Yarbrough Ct	0.39mi	3/1.0	1,215 (-10%)	8mo	$75,000	$62	59
512 Gardendale Dr	0.63mi	3/2.0	1,323 (-2%)	9mo	$110,000	$83	55
231 Shelly Ct	0.63mi	3/1.0	1,200 (-11%)	9mo	$59,000	$49	45
504 Ferndale Ct	0.71mi	3/2.0	1,202 (-11%)	2mo	$60,000	$50	42

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: 32.4%
• Equity multiple: 2.37×
• Total profit: $21,905
• Equity at exit: $8,544

10-year hold

• IRR: 39.5%
• Equity multiple: 4.69×
• Total profit: $59,222
• Equity at exit: $4,954

Cash invested: $16,044 (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 36110

• Home prices YoY: -34.8%
• Active inventory: 63
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,078 high
• Mortgage (P&I): −$300
• Tax from tax record: −$37 /mo · $445/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $490

Break-even live

Break-even rent $458

Max offer price $57,300

Occupancy floor 50%

Sensitivity live

Price	-10% $522	-5% $506	+0% $490	+5% $474	+10% $457
Rent	-10% $405	-5% $447	+0% $490	+5% $532	+10% $575
Rate	-1.0pp $519	-0.5pp $504	base $490	+0.5pp $475	+1.0pp $460

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: $14,325
• Closing costs: $1,719
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3329 Texas St Montgomery, AL	3.0	1.0	1000	$1,100	$1.10	45d	1	0.08mi
2107 Yarbrough Cir Montgomery, AL	3.0	1.0	910	$925	$1.02	45d	1	0.22mi
3452 Harris St Montgomery, AL	3.0	1.0	1400	$1,150	$0.82	22d	1	0.23mi
2111 Yarbrough St Montgomery, AL	3.0	1.0	962	$795	$0.83	45d	1	0.23mi
3114 Cotton St Montgomery, AL	3.0	1.0	888	$1,100	$1.24	45d	1	0.25mi
3050 Willena Ave Montgomery, AL	3.0	1.0	1466	$985	$0.67	22d	1	0.27mi
1817 Texas Ct Montgomery, AL	3.0	1.0	925	$1,050	$1.14	22d	1	0.29mi
218 Broadway St Montgomery, AL	2.0	1.0	960	$895	$0.93	15d	1	0.31mi
298 Broadway St Montgomery, AL	2.0	1.0	896	$900	$1.00	45d	1	0.33mi
1653 N Yarbrough Ct Montgomery, AL	3.0	1.0	1130	$950	$0.84	22d	1	0.37mi
3042 George B Edmondson Dr Montgomery, AL	3.0	1.0	900	$860	$0.96	45d	1	0.37mi
3008 Cabot St Montgomery, AL	4.0	2.0	1300	$1,150	$0.88	45d	1	0.39mi
2056 Midway St Montgomery, AL	3.0	1.0	1110	$985	$0.89	45d	1	0.43mi
216 Gardendale Dr Montgomery, AL	3.0	1.0	900	$850	$0.94	22d	1	0.45mi
2076 Midway St Montgomery, AL	3.0	1.0	1068	$1,000	$0.94	45d	1	0.46mi
2019 Amos St Montgomery, AL	3.0	1.5	1134	$985	$0.87	45d	1	0.51mi
4029 Chelsea Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	45d	1	0.67mi
3613 Erwin Dr Montgomery, AL	3.0	2.0	1092	$1,250	$1.14	45d	1	0.70mi
2001 Speigle St Montgomery, AL	3.0	1.0	1260	$1,035	$0.82	45d	1	0.70mi
16 Garden St Montgomery, AL	3.0	1.5	1008	$775	$0.77	45d	1	0.75mi
207 Destin St Montgomery, AL	3.0	1.0	966	$695	$0.72	22d	1	0.76mi
204 W Park Ave Montgomery, AL	3.0	1.0	1145	$850	$0.74	22d	1	0.80mi
2503 Skyline Ave Montgomery, AL	3.0	1.0	1015	$1,150	$1.13	45d	1	0.82mi
3 Rotary St Montgomery, AL	3.0	1.0	1131	$925	$0.82	22d	1	0.85mi
1324 Federal Dr Montgomery, AL	2.0	1.0	1000	$1,100	$1.10	45d	1	0.88mi
942 Parkwood Ct Montgomery, AL	4.0	2.0	1752	$1,299	$0.74	15d	1	1.07mi
1024 Grenada Dr Montgomery, AL	3.0	1.0	1144	$1,125	$0.98	45d	1	1.19mi
2822 Sumter Ave Montgomery, AL	3.0	2.5	1617	$1,300	$0.80	22d	1	1.26mi
105 Dyas Ct Montgomery, AL	3.0	1.0	1025	$1,095	$1.07	45d	1	1.32mi
740 Coliseum Blvd Unit 740A Montgomery, AL	2.0	1.0	1100	$895	$0.81	15d	1	1.37mi
2814 Ashley Ave Montgomery, AL	3.0	2.0	1683	$1,350	$0.80	15d	1	1.38mi
3024 Tyler Rd Montgomery, AL	3.0	1.0	892	$725	$0.81	22d	1	1.44mi
700 Coliseum Blvd Unit 700D Montgomery, AL	2.0	1.0	911	$895	$0.98	45d	1	1.44mi
2769 Pelzer Ave Montgomery, AL	3.0	2.0	1608	$1,325	$0.82	45d	1	1.45mi
408 Briarbrook Dr #204 Montgomery, AL	3.0	2.0	1025	$1,000	$0.98	45d	1	1.46mi
408 Briarbrook Dr Montgomery, AL	3.0	2.0	1025	$960	$0.94	22d	1	1.46mi
622 6th St Montgomery, AL	3.0	1.0	1207	$1,095	$0.91	45d	1	1.47mi
325 3rd St Montgomery, AL	2.0	1.0	925	$850	$0.92	45d	1	1.47mi
517 N Florida St Unit B Montgomery, AL	2.0	1.0	900	$750	$0.83	45d	1	1.49mi

Listing history 1 events

1. 2025-11-11
   listed $57,300 Active 521-char remark

   Show marketing remark (521 chars)

   A single-story brick house with a simple, classic design. Exterior features red brick construction. The front entrance is under a small covered porch with a security glass front door and security screen. Mature trees surround the property giving it a shaded, wooded backdrop. A modest and cozy appearance typical of mid-20th century construction. Interior features 3 bedrooms and 1 bathroom, living room, kitchen and family room/den, and laundry room. A great value for an investment property or perfect for a first home!

ⓘ 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: $445 · $37/mo
• Projected year-2 tax: $445 · $37/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 ≥107°F today · 19 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: $12,930
• − Mortgage interest: −$3,210
• − Property taxes: −$445
• − Insurance: −$286
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$1,667
• Taxable income: $5,253
• Est. tax owed @ 24.0%: −$1,261
• After-tax cash flow: $4,617/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): 12,102
• Household income: $47,315
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 753.0

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 (83%)
• Race & ethnicity: Black 83% White 11% Two or more races 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -35.37%
• Current HPI: 66.3114
• Rent YoY: —
• 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

• 2025-11-11 Listed $57,300 MAAR

Property tax history

+2.6%/yr

Latest (2025): $445 · +1.5% YoY. Source: county tax records.