2035-2037 West St · Montgomery, AL 36106

$175,000

4 bd · 1.0 ba · 2,862 sqft · MultiFamily public records · 104 Days on market

Built 1950 Est $209k · 16% under

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Why this score? — see what drove the B 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
• ARV discount +14.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Fully leased income-producing duplex located at 2035–2037 West Street in Montgomery, offering an excellent opportunity for investors seeking immediate cash flow and long-term investment potential. This spacious property features two well-designed units with nice wood floors, generous living areas, and large kitchens that provide comfortable living spaces tenants appreciate. The property also includes a huge backyard, adding outdoor space and additional appeal for residents. Location is a major advantage, with the duplex situated within 2–3 miles of Alabama State University and Huntingdon College, helping support strong and consistent rental demand from students, faculty, and local professionals. Residents enjoy convenient access to shopping centers, popular restaurants, entertainment, nearby schools, and interstate access for easy commuting. Major employment centers, including Jackson Hospital and Baptist Medical Center South, are also located just a few miles away, further strengthening the area’s rental demand. With two established tenants already in place, this property provides immediate rental income and a great opportunity to expand an investment portfolio or secure a well-located property in Montgomery’s growing rental market. Schedule your showing today and take advantage of this turnkey investment opportunity.

Key facts

• Interstate access
• Two leased units
• Employment hubs

Tags

• INCOME PRODUCING DUPLEX
• TWO LEASED UNITS
• HUGE BACKYARD
• INTERSTATE ACCESS
• NEARBY SCHOOLS
• EMPLOYMENT HUBS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive. Per door: $383/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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 (+6.3%/yr); 137 active listings in the ZIP; 15 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).
• This rent runs 40% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 6.3% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $79k; list at $175k implies a 122% gain — meaningful room to come down on a strong offer.

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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.74%
• DSCR: 1.83
• GRM: 6.3

CMA / ARV

• ARV (median comp): $209,474
• List price: $175,000
• Delta: -16.46%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.29% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.58×
• Total profit: $28,289
• Equity at exit: $26,093

10-year hold

• IRR: 25.0%
• Equity multiple: 3.49×
• Total profit: $122,107
• Equity at exit: $15,131

Cash invested: $49,000 (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 36106

• Home prices YoY: -13.1%
• Rents YoY: 6.3%
• Active inventory: 137
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,325 high
• Mortgage (P&I): −$918
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $765

Break-even live

Break-even rent $1,356

Max offer price $175,000

Occupancy floor 62%

Sensitivity live

Price	-10% $864	-5% $815	+0% $765	+5% $716	+10% $666
Rent	-10% $582	-5% $674	+0% $765	+5% $857	+10% $949
Rate	-1.0pp $853	-0.5pp $810	base $765	+0.5pp $720	+1.0pp $674

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,326
Total (2 units)			$2,325

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2009 Bullard St Montgomery, AL	5.0	2.0	1992	$1,975	$0.99	22d	1	0.23mi
2043 Hazel Hedge Ln Montgomery, AL	4.0	3.0	2001	$1,650	$0.82	14d	1	0.27mi
2053 Gorgas St Montgomery, AL	3.0	1.0	1955	$1,200	$0.61	22d	1	0.34mi
1355 Magnolia Curv Montgomery, AL	3.0	3.0	2260	$1,800	$0.80	14d	1	0.39mi
1121 Felder Ave Unit 1043909P Montgomery, AL	4.0	2.5	2647	$3,152	$1.19	22d	1	0.53mi
1029 Magnolia Curv Montgomery, AL	3.0	2.5	3134	$2,695	$0.86	14d	1	0.70mi
2988 Old Farm Rd Montgomery, AL	3.0	2.5	2314	$1,900	$0.82	44d	1	1.05mi
2983 Old Farm Rd Montgomery, AL	3.0	2.0	2000	$1,725	$0.86	22d	1	1.08mi
2929 Canterbury Ct Unit 1043474P Montgomery, AL	4.0	2.5	2464	$2,667	$1.08	22d	1	1.09mi
3332 Allendale Pl Montgomery, AL	3.0	2.0	2741	$2,250	$0.82	14d	1	1.15mi
334 Felder Ave Montgomery, AL	3.0	2.0	2223	$2,395	$1.08	44d	1	1.22mi
640 Plymouth St Montgomery, AL	5.0	3.0	3224	$2,400	$0.74	22d	1	1.26mi
3510 Bankhead Ave Montgomery, AL	3.0	3.0	2210	$2,250	$1.02	44d	1	1.31mi
3485 Wellington Rd Montgomery, AL	3.0	2.0	2437	$1,395	$0.57	22d	1	1.32mi
144 Clanton Ave Montgomery, AL	4.0	2.0	3178	$1,595	$0.50	22d	1	1.44mi

Listing history 26 events

1. 2026-06-18
   days on market $175,000 Active 104 DOM
2. 2026-06-17
   days on market $175,000 Active 103 DOM
3. 2026-06-16
   days on market $175,000 Active 102 DOM
4. 2026-06-15
   days on market $175,000 Active 101 DOM
5. 2026-06-14
   days on market $175,000 Active 99 DOM
6. 2026-06-13
   days on market $175,000 Active 98 DOM
7. 2026-06-10
   days on market $175,000 Active 96 DOM
8. 2026-06-09
   days on market $175,000 Active 95 DOM
9. 2026-06-08
   days on market $175,000 Active 94 DOM
10. 2026-06-07
    days on market $175,000 Active 93 DOM
11. 2026-06-03
    days on market $175,000 Active 89 DOM
12. 2026-06-02
    days on market $175,000 Active 88 DOM
13. 2026-06-01
    days on market $175,000 Active 87 DOM
14. 2026-05-31
    days on market $175,000 Active 86 DOM
15. 2026-05-30
    days on market $175,000 Active 85 DOM
16. 2026-03-06
    listed $175,000 Active 1364-char remark

    Show marketing remark (1364 chars)

    Fully leased income-producing duplex located at 2035–2037 West Street in Montgomery, offering an excellent opportunity for investors seeking immediate cash flow and long-term investment potential. This spacious property features two well-designed units with nice wood floors, generous living areas, and large kitchens that provide comfortable living spaces tenants appreciate. The property also includes a huge backyard, adding outdoor space and additional appeal for residents. Location is a major advantage, with the duplex situated within 2–3 miles of Alabama State University and Huntingdon College, helping support strong and consistent rental demand from students, faculty, and local professionals. Residents enjoy convenient access to shopping centers, popular restaurants, entertainment, nearby schools, and interstate access for easy commuting. Major employment centers, including Jackson Hospital and Baptist Medical Center South, are also located just a few miles away, further strengthening the area’s rental demand. With two established tenants already in place, this property provides immediate rental income and a great opportunity to expand an investment portfolio or secure a well-located property in Montgomery’s growing rental market. Schedule your showing today and take advantage of this turnkey investment opportunity.

17. 2024-01-04
    soldstatus $78,900
18. 2023-11-05
    status Pending 487-char remark

    Show marketing remark (487 chars)

    The possibilities are endless! This spacious 2 unit duplex located in Central Montgomery is ideal for an investor or an individual ready to start a portfolio. With a little TLC, this duplex can be the perfect income producing property! The property features hard wood flooring throughout and ceramic tile in the kitchen of both units. It’s central location in Montgomery makes this property convenient to all things leisure, work and play! Don’t miss out on this opportunity!

19. 2023-10-30
    soldstatus $100,000 Closed 487-char remark

    Show marketing remark (487 chars)

    The possibilities are endless! This spacious 2 unit duplex located in Central Montgomery is ideal for an investor or an individual ready to start a portfolio. With a little TLC, this duplex can be the perfect income producing property! The property features hard wood flooring throughout and ceramic tile in the kitchen of both units. It’s central location in Montgomery makes this property convenient to all things leisure, work and play! Don’t miss out on this opportunity!

20. 2023-09-17
    historical Contingent 487-char remark

    Show marketing remark (487 chars)

    The possibilities are endless! This spacious 2 unit duplex located in Central Montgomery is ideal for an investor or an individual ready to start a portfolio. With a little TLC, this duplex can be the perfect income producing property! The property features hard wood flooring throughout and ceramic tile in the kitchen of both units. It’s central location in Montgomery makes this property convenient to all things leisure, work and play! Don’t miss out on this opportunity!

21. 2023-08-26
    price $120,000 487-char remark

    Show marketing remark (487 chars)

    The possibilities are endless! This spacious 2 unit duplex located in Central Montgomery is ideal for an investor or an individual ready to start a portfolio. With a little TLC, this duplex can be the perfect income producing property! The property features hard wood flooring throughout and ceramic tile in the kitchen of both units. It’s central location in Montgomery makes this property convenient to all things leisure, work and play! Don’t miss out on this opportunity!

22. 2023-07-13
    listed $128,000 Active 487-char remark

    Show marketing remark (487 chars)

    The possibilities are endless! This spacious 2 unit duplex located in Central Montgomery is ideal for an investor or an individual ready to start a portfolio. With a little TLC, this duplex can be the perfect income producing property! The property features hard wood flooring throughout and ceramic tile in the kitchen of both units. It’s central location in Montgomery makes this property convenient to all things leisure, work and play! Don’t miss out on this opportunity!

23. 2019-03-25
    soldstatus $78,900
24. 2019-03-25
    soldstatus $78,962
25. 2019-01-04
    listed $83,500
26. 2017-05-11
    listed $79,000

ⓘ 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: $969 · $81/mo
• Projected year-2 tax: $969 · $81/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 · 20 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: $27,900
• − Mortgage interest: −$9,803
• − Property taxes: −$969
• − Insurance: −$875
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − Depreciation: −$5,091
• Taxable income: $6,698
• Est. tax owed @ 24.0%: −$1,608
• After-tax cash flow: $7,577/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): 14,065
• Household income: $69,087
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 876.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 47% Black 43% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% 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: ▼ -22.82%
• Current HPI: 151.1822
• Rent YoY: ▲ 6.29%
• 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

+121.5% since first listed

11 events — show timeline

• 2026-03-06 Listed $175,000 MAAR
• 2024-01-04 Sold (Public Records) $78,900 Public Records
• 2023-11-05 Pending — MAAR
• 2023-10-30 Sold (MLS) $100,000 MAAR
• 2023-09-17 Contingent — MAAR
• 2023-08-26 Price Changed $120,000 MAAR
• 2023-07-13 Listed $128,000 MAAR
• 2019-03-25 Sold (Public Records) $78,962 Public Records
• 2019-03-25 Sold (MLS) $78,900 MAAR
• 2019-01-04 Listed $83,500 MAAR
• 2017-05-11 Listed $79,000 MAAR

Property tax history

+1.4%/yr

Latest (2025): $969 · -0.2% YoY. Source: county tax records.