1320 Maple St · Montgomery, AL 36108

$10,000

2 bd · 1.0 ba · 1,127 sqft · SingleFamily public records · 23 Days on market

Built 1950 4,791 sqft lot ↓ 20% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Sold as is, but has great potential. Located on a quiet street where the neighbors take pride in their property. Previously served as rental property. Owner has no knowledge of condition of systems. No Warranties implied or expressed .

Key facts

• 4,791 sq ft lot
• Parking
• Built 1950

Property features AI

Exterior

• Parking: Driveway with one parking pad
• Utilities: Public sewer; Community/Co-op water; Utilities: Unknown
• Home design: Single-story house; HardiPlank exterior
• Construction: HardiPlank-type siding
• Exterior features: Front porch

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom
• Interior features: Wood flooring; Porch (listed under exterior features but provides indoor/outdoor transition)
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $10k).
• Recommended offer: $10k (1.5% below list) — sets the bar for market timing.

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: Nixon Elementary School (math 2% / reading 8%, grade F, #618 of 627 statewide, top 100%, 441 students, 97% FRL, charter); Bellingrath Middle School (math 0% / reading 12%, grade F, #252 of 257 statewide, top 98%, 607 students, 96% FRL, charter); Carver Senior High School (math 2% / reading 12%, grade F, #265 of 305 statewide, top 89%, 902 students, 89% FRL) — zoned schools average 94% FRL vs 70% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 6% at this address vs 20% district-wide (-14 pts) — the specific schools serving this property underperform the Montgomery County average; the district grade overstates school quality for this exact location.
• Market conditions: 65 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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

• In year one you build about $340 of equity ($69 loan paydown + $271 appreciation (2.7% local appreciation)).
• Montgomery County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($10k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $6k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $9,850 (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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 9.56% ✓
• Cap rate: 89.55%
• Cash-on-cash: 297.34%
• DSCR: 14.23
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $32,683
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2128 Early St	0.03mi	2/1.0	1,119 (-1%)	10mo	$30,000	$27	89
2112 Stella St	0.16mi	2/1.0	1,061 (-6%)	18mo	$20,000	$19	67
1555 Sierra St	0.33mi	3/1.0 (+1)	1,151 (+2%)	21mo	$42,700	$37	58
1402 Bragg St	0.29mi	3/1.0 (+1)	1,232 (+9%)	18mo	$52,000	$42	51
1374 Bragg St	0.29mi	3/1.0 (+1)	988 (-12%)	13mo	$12,000	$12	50
840 Hill St	0.46mi	3/1.0 (+1)	1,188 (+5%)	21mo	$35,000	$29	47
317 Georgia St	0.74mi	2/1.0	1,232 (+9%)	4mo	$16,000	$13	47
812 Alma Dr	0.65mi	3/1.5 (+1)	1,040 (-8%)	17mo	$70,000	$67	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 17.16×
• Total profit: $45,249
• Equity at exit: $4,332

10-year hold

• IRR: —
• Equity multiple: 36.49×
• Total profit: $99,362
• Equity at exit: $6,551

Cash invested: $2,800 (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 36108

• Home prices YoY: 2.9%
• Active inventory: 65
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $956 high
• Mortgage (P&I): −$52
• Tax from tax record: −$5 /mo · $61/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $694

Break-even live

Break-even rent $78

Max offer price $10,000

Occupancy floor 22%

Sensitivity live

Price	-10% $699	-5% $697	+0% $694	+5% $691	+10% $688
Rent	-10% $618	-5% $656	+0% $694	+5% $732	+10% $769
Rate	-1.0pp $699	-0.5pp $696	base $694	+0.5pp $691	+1.0pp $689

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3225 McElvy St Montgomery, AL	3.0	2.0	1258	$1,350	$1.07	15d	1	0.75mi
2654 Rutland St Montgomery, AL	3.0	1.0	1176	$1,075	$0.91	23d	1	0.89mi
3220 Doris Cir Montgomery, AL	3.0	1.0	1139	$1,100	$0.97	46d	1	0.93mi
24 Flood St Montgomery, AL	2.0	1.0	1140	$1,000	$0.88	23d	1	1.09mi
718 W Edgemont Ave Unit B Montgomery, AL	2.0	1.0	875	$800	$0.91	23d	1	1.12mi
718 W Edgemont Ave Unit A Montgomery, AL	3.0	1.0	875	$875	$1.00	46d	1	1.12mi
1301 S Perry St Unit A Montgomery, AL	2.0	1.0	1100	$950	$0.86	15d	1	1.26mi
545 Clay St Montgomery, AL	2.0	2.0	1104	$1,050	$0.95	46d	1	1.32mi
3577 Whiting Ave Montgomery, AL	3.0	1.0	1269	$1,150	$0.91	46d	1	1.35mi
605 Maxwell Blvd Montgomery, AL	1.0–2.0	1.0–2.0	971	$1,943	$2.00	15d	11	1.37mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	46d	1	1.38mi
671 S Perry St Montgomery, AL	2.0	1.0–2.0	525	$1,725	$3.29	23d	1	1.41mi
1314 S Hull St Unit 1316B Montgomery, AL	1.0	1.0	866	$700	$0.81	46d	1	1.45mi
1316 S Hull St Unit B Montgomery, AL	1.0	1.0	866	$700	$0.81	46d	1	1.45mi
23 Elcar Cir Montgomery, AL	2.0	1.0	720	$395	$0.55	23d	1	1.47mi
57 Polaris Dr Montgomery, AL	3.0	1.0	840	$395	$0.47	23d	1	1.48mi

Listing history 18 events

1. 2026-06-21
   days on market $10,000 Active 23 DOM
2. 2026-06-18
   days on market $10,000 Active 20 DOM
3. 2026-06-17
   days on market $10,000 Active 19 DOM
4. 2026-06-16
   days on market $10,000 Active 18 DOM
5. 2026-06-15
   days on market $10,000 Active 17 DOM
6. 2026-06-14
   days on market $10,000 Active 15 DOM
7. 2026-06-13
   days on market $10,000 Active 14 DOM
8. 2026-06-10
   days on market $10,000 Active 12 DOM
9. 2026-06-09
   days on market $10,000 Active 11 DOM
10. 2026-06-09
    price $10,000 Active 10 DOM
11. 2026-06-08
    days on market $15,999 Active 10 DOM
12. 2026-06-07
    days on market $15,999 Active 9 DOM
13. 2026-06-03
    days on market $15,999 Active 5 DOM
14. 2026-06-02
    days on market $15,999 Active 4 DOM
15. 2026-06-01
    days on market $15,999 Active 3 DOM
16. 2026-05-31
    days on market $15,999 Active 2 DOM
17. 2026-05-30
    remarks 58-char remark
18. 2026-05-30
    listed $15,999 Active 1 DOM

ⓘ 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: $61 · $5/mo
• Projected year-2 tax: $61 · $5/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 ≥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: $11,476
• − Mortgage interest: −$560
• − Property taxes: −$61
• − Insurance: −$50
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$291
• Taxable income: $8,678
• Est. tax owed @ 24.0%: −$2,083
• After-tax cash flow: $6,243/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): 15,549

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 (82%)
• Race & ethnicity: Black 82% White 10% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 2.71%
• Current HPI: 95.2405
• 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

-20.0% since first listed

4 events — show timeline

• 2026-05-29 Listed $15,999 MAAR
• 2019-11-01 Sold (MLS) $7,500 MAAR
• 2019-09-11 Listed $10,000 MAAR
• 2005-10-10 Listed $20,000 MAAR

Property tax history

-1.6%/yr

Latest (2025): $61 · +6.8% YoY. Source: county tax records.