705 North Pass Rd · Montgomery, AL 36110

$65,000

3 bd · 2.0 ba · 1,115 sqft · SingleFamily public records · 43 Days on market

Built 1980 0.25 ac lot $58/sqft · 12% above area Est $58k · 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 +2.2/15.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Precious home in North Montgomery with quick access to Gunter/Maxwell and easy commute to Millbrook, Prattville or Wetumpka via the Northern Boulevard. Perfect for a first time homebuyer, downsizer or family with children. Lots of upgrades making this home move in ready. Improvements include new light fixtures, ceiling fans, carpet, hard tile in the kitchen, foyer, bathrooms and laundry area. The kitchen includes a newer electric stove and refrigerator. The interior has been freshly painted also. The laundry room is large enough to have an additional fridge or freezer. Add shelving or cabinets for additional pantry storage. The exterior has brick and vinyl siding, a fully fenced backyard with 2 pet fencing areas and a storage building. Mature trees are on the level lot. A security system, iron security doors and exterior lighting will make you feel secure and safe. Nearby attractions are the Montgomery Zoo, Garrett Coliseum, Mann Museum, Crump Senior Center and shopping make this a nice location. Sold strictly as-is. Seller cannot make repairs.

Key facts

• 0.25 acre lot
• Parking
• Built 1980

Property features AI

Exterior

• Parking: Driveway
• Security: Security system; Fire alarm
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Brick and vinyl siding exterior; Slab foundation
• Construction: Built (year per public records); Brick and vinyl siding construction
• Exterior features: Fully fenced yard; Porch; Patio; Exterior storage; Mature trees; City lot (approx. 80 x 130)

Interior

• Kitchen: Electric cooktop; Electric oven; Refrigerator
• Bedrooms: First-floor bedrooms (two listed: 14 x 8 and 10 x 8)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms (both on the first floor)
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Blinds; Window treatments; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup; Laundry room (first floor, 6 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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: 62 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $449 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.
• Current owner paid $54k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.63% ✓
• Cap rate: 14.14%
• Cash-on-cash: 28.03%
• DSCR: 2.25
• GRM: 5.1

CMA / ARV

• ARV (median comp): $58,121
• List price: $65,000
• Delta: 11.84%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 N Gap Loop	0.16mi	3/2.0	1,110 (-0%)	4mo	$59,000	$53	88
960 N Gap Loop	0.32mi	3/1.5	1,114 (-0%)	6mo	$40,000	$36	78
715 7th St	0.49mi	2/1.0 (-1)	1,136 (+2%)	4mo	$31,000	$27	61
1631 Celina Pl	0.50mi	3/2.0	1,200 (+8%)	7mo	$150,000	$125	58
504 Ferndale Ct	0.74mi	3/2.0	1,202 (+8%)	2mo	$60,000	$50	50
600 6th St	0.50mi	4/1.0 (+1)	1,136 (+2%)	19mo	$35,000	$31	48
4029 Chelsea Dr	0.69mi	3/1.0	1,000 (-10%)	5mo	$75,000	$75	42
3911 Fairground Rd	0.75mi	3/1.0	1,144 (+3%)	24mo	$23,000	$20	37
4019 Chelsea Dr	0.71mi	3/1.0	1,000 (-10%)	16mo	$72,000	$72	33
423 4th St	0.67mi	3/1.0	1,268 (+14%)	20mo	$27,000	$21	25
4014 Chelsea Dr	0.70mi	4/1.0 (+1)	1,260 (+13%)	15mo	$52,000	$41	24

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: 22.2%
• Equity multiple: 1.91×
• Total profit: $16,534
• Equity at exit: $9,692

10-year hold

• IRR: 30.2%
• Equity multiple: 3.70×
• Total profit: $49,228
• Equity at exit: $5,620

Cash invested: $18,200 (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: 62
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,057 high
• Mortgage (P&I): −$341
• Tax from tax record: −$42 /mo · $502/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $425

Break-even live

Break-even rent $519

Max offer price $65,000

Occupancy floor 55%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 6th St Montgomery, AL	3.0	1.0	1207	$1,095	$0.91	44d	1	0.56mi
4029 Chelsea Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	44d	1	0.67mi
325 3rd St Montgomery, AL	2.0	1.0	925	$850	$0.92	44d	1	0.74mi
3024 Tyler Rd Montgomery, AL	3.0	1.0	892	$725	$0.81	21d	1	0.91mi
341 Chisholm St Montgomery, AL	3.0	1.0	756	$1,195	$1.58	21d	1	0.93mi
3 Rotary St Montgomery, AL	3.0	1.0	1131	$925	$0.82	21d	1	0.95mi
3070 Tremont St Montgomery, AL	3.0	1.0	1102	$1,450	$1.32	44d	1	0.98mi
298 Broadway St Montgomery, AL	2.0	1.0	896	$900	$1.00	44d	1	1.01mi
216 Gardendale Dr Montgomery, AL	3.0	1.0	900	$850	$0.94	21d	1	1.04mi
218 Broadway St Montgomery, AL	2.0	1.0	960	$895	$0.93	14d	1	1.07mi
3452 Harris St Montgomery, AL	3.0	1.0	1400	$1,150	$0.82	21d	1	1.11mi
412 Edward St Montgomery, AL	3.0	1.0	828	$800	$0.97	44d	1	1.19mi
16 Garden St Montgomery, AL	3.0	1.5	1008	$775	$0.77	44d	1	1.20mi
2107 Yarbrough Cir Montgomery, AL	3.0	1.0	910	$925	$1.02	44d	1	1.21mi
429 Edward St Montgomery, AL	3.0	1.0	828	$1,080	$1.30	14d	1	1.22mi
2111 Yarbrough St Montgomery, AL	3.0	1.0	962	$795	$0.83	44d	1	1.23mi
3329 Texas St Montgomery, AL	3.0	1.0	1000	$1,100	$1.10	44d	1	1.27mi
204 W Park Ave Montgomery, AL	3.0	1.0	1145	$850	$0.74	21d	1	1.37mi
105 Dyas Ct Montgomery, AL	3.0	1.0	1025	$1,095	$1.07	44d	1	1.38mi
207 Destin St Montgomery, AL	3.0	1.0	966	$695	$0.72	21d	1	1.42mi
142 W Michigan Ave Montgomery, AL	3.0	1.0	840	$995	$1.18	14d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $65,000 Active 43 DOM
2. 2026-06-17
   days on market $65,000 Active 42 DOM
3. 2026-06-16
   days on market $65,000 Active 41 DOM
4. 2026-06-15
   days on market $65,000 Active 40 DOM
5. 2026-06-14
   days on market $65,000 Active 38 DOM
6. 2026-06-13
   days on market $65,000 Active 37 DOM
7. 2026-06-10
   days on market $65,000 Active 35 DOM
8. 2026-06-09
   days on market $65,000 Active 34 DOM
9. 2026-06-08
   days on market $65,000 Active 33 DOM
10. 2026-06-07
    days on market $65,000 Active 32 DOM
11. 2026-06-03
    days on market $65,000 Active 28 DOM
12. 2026-06-02
    days on market $65,000 Active 27 DOM
13. 2026-06-01
    days on market $65,000 Active 26 DOM
14. 2026-05-31
    days on market $65,000 Active 25 DOM
15. 2026-05-30
    days on market $65,000 Active 24 DOM
16. 2026-05-04
    listed $65,000 Active 873-char remark
17. 2025-02-28
    soldstatus $53,572
18. 2018-03-28
    soldstatus $33,000 1060-char remark

    Show marketing remark (1060 chars)

    Precious home in North Montgomery with quick access to Gunter/Maxwell and easy commute to Millbrook, Prattville or Wetumpka via the Northern Boulevard. Perfect for a first time homebuyer, downsizer or family with children. Lots of upgrades making this home move in ready. Improvements include new light fixtures, ceiling fans, carpet, hard tile in the kitchen, foyer, bathrooms and laundry area. The kitchen includes a newer electric stove and refrigerator. The interior has been freshly painted also. The laundry room is large enough to have an additional fridge or freezer. Add shelving or cabinets for additional pantry storage. The exterior has brick and vinyl siding, a fully fenced backyard with 2 pet fencing areas and a storage building. Mature trees are on the level lot. A security system, iron security doors and exterior lighting will make you feel secure and safe. Nearby attractions are the Montgomery Zoo, Garrett Coliseum, Mann Museum, Crump Senior Center and shopping make this a nice location. Sold strictly as-is. Seller cannot make repairs.

19. 2017-02-15
    listed $39,000 1060-char remark

    Show marketing remark (1060 chars)

    Precious home in North Montgomery with quick access to Gunter/Maxwell and easy commute to Millbrook, Prattville or Wetumpka via the Northern Boulevard. Perfect for a first time homebuyer, downsizer or family with children. Lots of upgrades making this home move in ready. Improvements include new light fixtures, ceiling fans, carpet, hard tile in the kitchen, foyer, bathrooms and laundry area. The kitchen includes a newer electric stove and refrigerator. The interior has been freshly painted also. The laundry room is large enough to have an additional fridge or freezer. Add shelving or cabinets for additional pantry storage. The exterior has brick and vinyl siding, a fully fenced backyard with 2 pet fencing areas and a storage building. Mature trees are on the level lot. A security system, iron security doors and exterior lighting will make you feel secure and safe. Nearby attractions are the Montgomery Zoo, Garrett Coliseum, Mann Museum, Crump Senior Center and shopping make this a nice location. Sold strictly as-is. Seller cannot make repairs.

20. 2016-10-14
    listed $48,000

ⓘ 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: $502 · $42/mo
• Projected year-2 tax: $502 · $42/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 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $12,682
• − Mortgage interest: −$3,641
• − Property taxes: −$502
• − Insurance: −$325
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$1,891
• Taxable income: $4,294
• Est. tax owed @ 24.0%: −$1,031
• After-tax cash flow: $4,071/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

+35.4% since first listed

5 events — show timeline

• 2026-05-04 Listed $65,000 MAAR
• 2025-02-28 Sold (Public Records) $53,572 Public Records
• 2018-03-28 Sold (MLS) $33,000 MAAR
• 2017-02-15 Listed $39,000 MAAR
• 2016-10-14 Listed $48,000 MAAR

Property tax history

+4.8%/yr

Latest (2025): $502 · +0.0% YoY. Source: county tax records.