3558 S Georgetown Dr · Montgomery, AL 36109

$142,000

3 bd · 1.0 ba · 1,507 sqft · SingleFamily public records · 16 Days on market

Built 1954 0.28 ac lot Est $142k · at est.

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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 +23.2/30.0
• DSCR +7.4/10.0
• ARV discount +7.4/15.0
• 1% rule +4.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Dalraida in the Springtime! Come see this charming 3 bedroom home that has had several recent updates. The roof is only six years old and the bathrooms and kitchen are completely updated. This home has two separate living spaces, a laundry room, a dining room, and the kitchen that includes a gas range and beautiful lacquered butcher block countertops! The spacious backyard has two large sheds that will stay on the property and a chicken coup and several laying hens that can stay if the new homeowner likes fresh eggs! This cute home in one of the most convenient locations in Montgomery won't last long so make sure to schedule to see it today!

Key facts

• Cozy fireplace
• Minutes from dining
• 0.28 acre lot

Tags

• TWO SEPARATE LIVING AREAS
• COZY FIREPLACE
• INTERIOR LAUNDRY ROOM
• MINUTES FROM SHOPPING
• MINUTES FROM DINING

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity available; Natural gas available; High-speed internet available; Public water; Public sewer
• Home design: Single-story home; Brick construction; Slab foundation; Year built per public records
• Construction: Brick exterior; Slab foundation
• Exterior features: Covered patio; Patio; Fully fenced yard; Storage structure; Mature trees; Subdivision lot; City lot; Paved road access

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Gas range; Refrigerator
• Bedrooms: Bedrooms located on the first floor
• Flooring: Carpet; Laminate; Plank; Vinyl
• Bathrooms: 2 full bathrooms (first floor)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Window blinds and treatments; Masonry fireplace (one)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (1.2% below list).
• Recommended offer: $140k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 (+2.6%/yr); 207 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $982 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $120k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $139,870 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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: 0.99% ✗
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $141,658
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3558 S Georgetown Dr	0.00mi	3/2.0	1,507 (0%)	1mo	$142,000	$94	95
3481 Biltmore Ave	0.18mi	2/1.0 (-1)	1,448 (-4%)	1mo	$125,000	$86	79
3553 S Georgetown Dr	0.03mi	3/2.0	1,674 (+11%)	0mo	$140,000	$84	76
3402 Princess Ann St	0.45mi	3/1.0	1,456 (-3%)	2mo	$85,000	$58	72
3533 Princess Ann Ct	0.42mi	3/1.0	1,618 (+7%)	2mo	$145,000	$90	66
302 Ware Hill Ct	0.54mi	3/2.0	1,589 (+5%)	1mo	$179,000	$113	61
4025 Ware Hill Dr	0.56mi	3/2.0	1,598 (+6%)	1mo	$185,000	$116	59
127 Salem Dr	0.60mi	3/1.0	1,391 (-8%)	1mo	$118,000	$85	59
3730 Woodhill Rd	0.67mi	3/2.0	1,600 (+6%)	0mo	$212,000	$133	54
47 Salem Dr	0.65mi	3/2.0	1,419 (-6%)	3mo	$162,500	$115	54
4021 Caldwell Ct	0.72mi	3/2.0	1,428 (-5%)	0mo	$185,000	$130	53
3 Kent St	0.74mi	3/2.0	1,305 (-13%)	1mo	$102,750	$79	38

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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-7,237
• Equity at exit: $21,173

10-year hold

• IRR: 4.4%
• Equity multiple: 1.31×
• Total profit: $12,475
• Equity at exit: $12,278

Cash invested: $39,760 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 207
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$745
• Tax from tax record: −$48 /mo · $582/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $256

Break-even live

Break-even rent $1,079

Max offer price $142,000

Occupancy floor 77%

Sensitivity live

Price	-10% $337	-5% $296	+0% $256	+5% $216	+10% $176
Rent	-10% $145	-5% $201	+0% $256	+5% $312	+10% $367
Rate	-1.0pp $328	-0.5pp $292	base $256	+0.5pp $220	+1.0pp $182

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3462 Biltmore Ave Montgomery, AL	3.0	2.0	1685	$1,225	$0.73	22d	1	0.13mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	14d	1	0.24mi
804 Hillman St Montgomery, AL	3.0	2.0	1356	$1,295	$0.96	22d	1	0.36mi
804 Hillman St Montgomery, AL	3.0	2.0	1370	$1,295	$0.95	14d	1	0.36mi
3737 Dalraida Pkwy Montgomery, AL	3.0	1.0	1618	$1,150	$0.71	44d	1	0.38mi
3105 Pelzer Ave Montgomery, AL	4.0	2.0	1605	$1,425	$0.89	44d	1	0.40mi
3614 Princess Ann St Montgomery, AL	4.0	2.0	1928	$1,581	$0.82	14d	1	0.41mi
3760 Dalraida Pkwy Montgomery, AL	4.0	2.5	1900	$1,850	$0.97	44d	1	0.43mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	44d	1	0.46mi
167 E Salem Dr Montgomery, AL	3.0	2.0	1700	$1,050	$0.62	44d	1	0.49mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	14d	1	0.50mi
1007 Highpoint Rd Montgomery, AL	4.0	2.0	2089	$1,581	$0.76	14d	1	0.53mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	14d	1	0.55mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	44d	1	0.55mi
3806 Marie Cook Dr Montgomery, AL	3.0	2.0	1791	$1,675	$0.94	14d	1	0.58mi
740 Coliseum Blvd Unit 740A Montgomery, AL	2.0	1.0	1100	$895	$0.81	14d	1	0.65mi
3801 Cedar Ave Montgomery, AL	3.0	2.0	1818	$1,681	$0.92	22d	1	0.67mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	44d	1	0.71mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	22d	1	0.73mi
4056 Wares Ferry Rd Montgomery, AL	3.0	2.0	1800	$1,500	$0.83	14d	1	0.74mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	44d	1	0.75mi
3944 Johnstown Dr Montgomery, AL	3.0	2.0	1912	$1,275	$0.67	44d	1	0.77mi
1201 Dalraida Rd Montgomery, AL	3.0	2.0	1673	$1,625	$0.97	44d	1	0.78mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	44d	1	0.81mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	14d	1	0.82mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	44d	1	0.85mi
2822 Sumter Ave Montgomery, AL	3.0	2.5	1617	$1,300	$0.80	22d	1	0.88mi
2814 Ashley Ave Montgomery, AL	3.0	2.0	1683	$1,350	$0.80	14d	1	0.88mi
942 Parkwood Ct Montgomery, AL	4.0	2.0	1752	$1,299	$0.74	14d	1	0.91mi
19 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	2022	$795	$0.39	44d	1	0.92mi
1024 Grenada Dr Montgomery, AL	3.0	1.0	1144	$1,125	$0.98	44d	1	0.93mi
2769 Pelzer Ave Montgomery, AL	3.0	2.0	1608	$1,325	$0.82	44d	1	0.97mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	22d	1	0.99mi
401 Ridgewood Ln Montgomery, AL	3.0	2.0	1513	$1,195	$0.79	22d	1	1.01mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	22d	1	1.02mi
3692 Fairfield Dr Montgomery, AL	3.0	2.0	1524	$1,400	$0.92	22d	1	1.07mi
18 Oak Forest Dr Montgomery, AL	3.0	2.0	1580	$1,050	$0.66	22d	1	1.08mi
7 Bradley Dr Montgomery, AL	3.0	2.0	1529	$1,500	$0.98	14d	1	1.10mi
3309 Hillcrest Ln Unit 1043908P Montgomery, AL	4.0	2.0	1625	$2,885	$1.78	22d	1	1.11mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	22d	1	1.12mi

Listing history 12 events

1. 2026-04-30
   status Pending
2. 2026-04-20
   historical Contingent
3. 2026-04-14
   listed $142,000 Active
4. 2022-05-06
   soldstatus $119,900
5. 2022-05-04
   soldstatus $119,900 663-char remark

   Show marketing remark (663 chars)

   Welcome to Dalraida in the Springtime! Come see this charming 3 bedroom home that has had several recent updates. The roof is only six years old and the bathrooms and kitchen are completely updated. This home has two separate living spaces, a laundry room, a dining room, and the kitchen that includes a gas range and beautiful lacquered butcher block countertops! The spacious backyard has two large sheds that will stay on the property and a chicken coup and several laying hens that can stay if the new homeowner likes fresh eggs! This cute home in one of the most convenient locations in Montgomery won't last long so make sure to schedule to see it today!

6. 2022-04-01
   listed $119,900 663-char remark

   Show marketing remark (663 chars)

   Welcome to Dalraida in the Springtime! Come see this charming 3 bedroom home that has had several recent updates. The roof is only six years old and the bathrooms and kitchen are completely updated. This home has two separate living spaces, a laundry room, a dining room, and the kitchen that includes a gas range and beautiful lacquered butcher block countertops! The spacious backyard has two large sheds that will stay on the property and a chicken coup and several laying hens that can stay if the new homeowner likes fresh eggs! This cute home in one of the most convenient locations in Montgomery won't last long so make sure to schedule to see it today!

7. 2016-06-02
   soldstatus $63,000
8. 2016-06-01
   soldstatus $63,000 186-char remark

   Show marketing remark (186 chars)

   Check out this wonderful home in Dalraida. The carport was enclosed to provide additional family living area. Spacious backyard and well maintained home just accent the wonderful PRICE!!

9. 2016-02-09
   listed $63,000 186-char remark

   Show marketing remark (186 chars)

   Check out this wonderful home in Dalraida. The carport was enclosed to provide additional family living area. Spacious backyard and well maintained home just accent the wonderful PRICE!!

10. 2009-03-16
    listed $99,900
11. 2005-03-11
    soldstatus $82,000
12. 2005-01-05
    listed $89,900

ⓘ 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: $582 · $48/mo
• Projected year-2 tax: $582 · $49/mo
• Expected delta: $0/yr ($0/mo · 0.1%)

ⓘ 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: $16,840
• − Mortgage interest: −$7,954
• − Property taxes: −$582
• − Insurance: −$710
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$4,131
• Taxable income: $768
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $2,891/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): 23,581
• Household income: $59,193
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1039.0

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 0.60)
• Race & ethnicity: White 49% Black 39% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -37.64%
• Current HPI: 149.3867
• Rent YoY: ▲ 2.65%
• 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

+58.0% since first listed

12 events — show timeline

• 2026-04-30 Pending — MAAR
• 2026-04-20 Contingent — MAAR
• 2026-04-14 Listed $142,000 MAAR
• 2022-05-06 Sold (Public Records) $119,900 Public Records
• 2022-05-04 Sold (MLS) $119,900 MAAR
• 2022-04-01 Listed $119,900 MAAR
• 2016-06-02 Sold (Public Records) $63,000 Public Records
• 2016-06-01 Sold (MLS) $63,000 MAAR
• 2016-02-09 Listed $63,000 MAAR
• 2009-03-16 Listed $99,900 MAAR
• 2005-03-11 Sold (MLS) $82,000 MAAR
• 2005-01-05 Listed $89,900 MAAR

Property tax history

-0.2%/yr

Latest (2025): $582 · +2.9% YoY. Source: county tax records.