2820 Clara St · Montgomery, AL 36110

$30,000

2 bd · 1.0 ba · 729 sqft · SingleFamily public records · 16 Days on market

Built 1950 7,840 sqft lot Est $26k · 18% 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
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT INVESTMENT PROPERTY OR FIRST TIME HOME PURCHASE JUST NEED A LITTLE TLC.

Key facts

• Easy flow
• Natural light
• Usable outdoor yard

Tags

• USABLE OUTDOOR YARD
• WELL-PROPORTIONED ROOMS
• NATURAL LIGHT
• EASY FLOW
• GENEROUS YARD SPACE
• ROOM FOR GARDENING

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home
• Construction: Wood siding construction; Built per public records
• Exterior features: Partial fencing; Mature trees; Property located outside city limits

Interior

• Bedrooms: Bedrooms located on the first floor
• Flooring: Carpet; Wood
• Bathrooms: One full bathroom; Additional bathroom on the first floor
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Carpet and wood flooring; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($895 rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.8% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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 1950 — 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 $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 2.98% ✓
• Cap rate: 26.83%
• Cash-on-cash: 73.34%
• DSCR: 4.26
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $25,515
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2092 Midway St	0.17mi	2/1.0	748 (+3%)	18mo	$28,000	$37	73
2056 Amos St	0.13mi	3/1.0 (+1)	812 (+11%)	9mo	$65,000	$80	63
2058 Lucas Dr	0.58mi	3/1.0 (+1)	805 (+10%)	0mo	$28,000	$35	50
1824 Rigby St	0.51mi	2/1.0	660 (-10%)	20mo	$15,000	$23	44
1818 Rigby St	0.51mi	3/1.0 (+1)	832 (+14%)	7mo	$26,500	$32	41

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: 73.1%
• Equity multiple: 4.31×
• Total profit: $27,841
• Equity at exit: $4,473

10-year hold

• IRR: 76.9%
• Equity multiple: 8.90×
• Total profit: $66,368
• Equity at exit: $2,594

Cash invested: $8,400 (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: 2.8×

Monthly cashflow live

• Estimated rent: $895 high
• Mortgage (P&I): −$157
• Tax from tax record: −$24 /mo · $286/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $513

Break-even live

Break-even rent $245

Max offer price $30,000

Occupancy floor 38%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2006 Harmon St Unit 2 Montgomery, AL	1.0	1.0	500	$800	$1.60	43d	1	0.44mi
4010 Vandiver Ct Montgomery, AL	2.0	2.0	630	$1,050	$1.67	43d	1	1.07mi
80 Turner Pl Unit 14 Montgomery, AL	2.0	1.0	620	$750	$1.21	43d	1	1.22mi
1510 Yancey Ave Unit B Montgomery, AL	1.0	1.0	650	$725	$1.12	43d	1	1.38mi
116 N Lewis St Montgomery, AL	1.0	1.0	690	$875	$1.27	43d	1	1.40mi
1530 Saint Charles Ave Unit B Montgomery, AL	1.0	1.0	725	$775	$1.07	43d	1	1.48mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $30,000 Pending 16 DOM
2. 2026-06-03
   days on market $30,000 Active 14 DOM
3. 2026-06-02
   days on market $30,000 Active 13 DOM
4. 2026-06-01
   days on market $30,000 Active 12 DOM
5. 2026-05-31
   days on market $30,000 Active 11 DOM
6. 2026-05-30
   days on market $30,000 Active 10 DOM
7. 2026-05-20
   listed $30,000 Active
8. 2019-03-06
   soldstatus $115,000
9. 2008-05-09
   soldstatus $17,500 77-char remark

   Show marketing remark (77 chars)

   GREAT INVESTMENT PROPERTY OR FIRST TIME HOME PURCHASE JUST NEED A LITTLE TLC.

10. 2008-04-18
    listed $19,500 77-char remark

    Show marketing remark (77 chars)

    GREAT INVESTMENT PROPERTY OR FIRST TIME HOME PURCHASE JUST NEED A LITTLE TLC.

ⓘ 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: $286 · $24/mo
• Projected year-2 tax: $286 · $24/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: $10,740
• − Mortgage interest: −$1,680
• − Property taxes: −$286
• − Insurance: −$150
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$873
• Taxable income: $6,032
• Est. tax owed @ 24.0%: −$1,448
• After-tax cash flow: $4,713/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

+53.8% since first listed

4 events — show timeline

• 2026-05-20 Listed $30,000 MAAR
• 2019-03-06 Sold (Public Records) $115,000 Public Records
• 2008-05-09 Sold (MLS) $17,500 MAAR
• 2008-04-18 Listed $19,500 MAAR

Property tax history

+1.2%/yr

Latest (2025): $286 · +1.4% YoY. Source: county tax records.