3639 Whiting Ave · Montgomery, AL 36105

$79,700

3 bd · 1.0 ba · 1,553 sqft · MultiFamily public records · 108 Days on market

Built 1940 0.48 ac lot $51/sqft · 38% above area Est $58k · 38% 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This well-maintained 3-bedroom, 2-bath home offers a functional and inviting layout with beautiful hardwood flooring throughout the main living areas. The spacious living room features a cozy fireplace perfectly positioned across from a large bay window, filling the space with natural light and creating a warm, welcoming atmosphere. A bright sunroom provides the perfect flex space for relaxing, working from home, or enjoying your morning coffee. An additional bonus room can easily serve as a den, home office, playroom, or hobby space — designed to fit your lifestyle needs. Step outside to a sizeable backyard with plenty of room for entertaining, gardening, pets, or even future expansion. Conveniently located just minutes from all downtown amenities — including dining, shopping, and entertainment — and within easy driving distance to Gunter Air Force Base and Maxwell Air Force Base, this home combines comfort, flexibility, and location. With multiple living areas and thoughtful details throughout, this property is ready to begin its next chapter.

Key facts

• Hardwood flooring
• Bonus room
• Cozy fireplace

Tags

• HARDWOOD FLOORING
• COZY FIREPLACE
• LARGE BAY WINDOW
• BRIGHT SUNROOM
• BONUS ROOM
• SIZEABLE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $80k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 36.6% 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: 79 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• At $3,160/mo this rent would consume 91% of the median local household income ($41k/yr) (locally 679% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $551 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $80k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $72,527 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.96% ✓
• Cap rate: 36.58%
• Cash-on-cash: 108.15%
• DSCR: 5.81
• GRM: 2.1

CMA / ARV

• ARV (median comp): $57,960
• List price: $79,700
• Delta: 37.51%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.16×
• Total profit: $115,192
• Equity at exit: $11,884

10-year hold

• IRR: —
• Equity multiple: 12.89×
• Total profit: $265,286
• Equity at exit: $6,891

Cash invested: $22,316 (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 36105

• Home prices YoY: -32.6%
• Active inventory: 79
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,160 medium
• Mortgage (P&I): −$418
• Tax from tax record: −$34 /mo · $407/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $2,011

Break-even live

Break-even rent $614

Max offer price $79,700

Occupancy floor 31%

Sensitivity live

Price	-10% $2,056	-5% $2,034	+0% $2,011	+5% $1,989	+10% $1,966
Rent	-10% $1,762	-5% $1,886	+0% $2,011	+5% $2,136	+10% $2,261
Rate	-1.0pp $2,051	-0.5pp $2,032	base $2,011	+0.5pp $1,991	+1.0pp $1,970

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$3,159
Total (3 units)			$3,160

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: $19,925
• Closing costs: $2,391
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3616 Gaston Ave Montgomery, AL	4.0	2.0	1629	$1,300	$0.80	44d	1	0.03mi
3577 Whiting Ave Montgomery, AL	3.0	1.0	1269	$1,150	$0.91	44d	1	0.06mi
3220 Doris Cir Montgomery, AL	3.0	1.0	1139	$1,100	$0.97	44d	1	0.48mi
4037 Oak St Montgomery, AL	3.0	2.0	1314	$1,450	$1.10	44d	1	0.56mi
4148 Edgar D Nixon Ave Montgomery, AL	4.0	1.0	1208	$1,200	$0.99	44d	1	0.67mi
370 Collinwood Ave Montgomery, AL	3.0	1.0	1080	$1,000	$0.93	21d	1	0.76mi
3544 Southmont Dr Montgomery, AL	4.0	1.5	1774	$1,300	$0.73	21d	1	0.81mi
2655 W Edgemont Ave Montgomery, AL	2.0	2.0	1743	$875	$0.50	44d	1	0.94mi
3225 McElvy St Montgomery, AL	3.0	2.0	1258	$1,350	$1.07	14d	1	0.97mi
3304 Gilmer Ave Montgomery, AL	4.0	2.0	2009	$1,400	$0.70	21d	1	0.99mi
2654 Rutland St Montgomery, AL	3.0	1.0	1176	$1,075	$0.91	21d	1	1.03mi
139 Mount Vernon Dr Unit A Montgomery, AL	4.0	2.5	1700	$1,000	$0.59	44d	1	1.04mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	21d	1	1.05mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	44d	1	1.05mi
3608 Wilmington Rd Montgomery, AL	3.0	1.0	1160	$950	$0.82	44d	1	1.08mi
3515 Norman Bridge Rd Unit A Montgomery, AL	2.0	1.0	1150	$1,150	$1.00	44d	1	1.16mi
3386 Lexington Rd Unit B Montgomery, AL	2.0	1.0	1950	$900	$0.46	21d	1	1.24mi
3235 Norman Bridge Rd Montgomery, AL	3.0	1.0	1873	$900	$0.48	44d	1	1.27mi
3357 Lexington Rd Montgomery, AL	2.0	1.0	1200	$1,175	$0.98	14d	1	1.28mi
3543 Berkley Dr Montgomery, AL	4.0	2.0	2067	$1,575	$0.76	14d	1	1.36mi
1919 Norman Bridge Ct Unit 1043838P Montgomery, AL	4.0	3.0	1539	$4,108	$2.67	44d	1	1.40mi
3445 Le Bron Rd Montgomery, AL	4.0	1.0	1100	$1,050	$0.95	21d	1	1.42mi
548 Winston Dr Montgomery, AL	2.0	2.5	1396	$1,000	$0.72	44d	1	1.42mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	44d	1	1.45mi
3737 Wesley Dr Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	44d	1	1.47mi
3256 Montezuma Rd Montgomery, AL	3.0	2.0	1515	$1,450	$0.96	44d	1	1.47mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	44d	1	1.48mi
3701 Wesley Dr Unit 3737 Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	44d	1	1.50mi
428 Thorn Pl Montgomery, AL	2.0	1.0	1549	$1,450	$0.94	44d	1	1.50mi

Listing history 26 events

1. 2026-06-18
   days on market $79,700 Active 108 DOM
2. 2026-06-17
   days on market $79,700 Active 107 DOM
3. 2026-06-16
   days on market $79,700 Active 106 DOM
4. 2026-06-15
   days on market $79,700 Active 105 DOM
5. 2026-06-14
   days on market $79,700 Active 103 DOM
6. 2026-06-13
   days on market $79,700 Active 102 DOM
7. 2026-06-10
   statusdays on market $79,700 Active 100 DOM
8. 2026-06-09
   days on market $79,700 Contingent 99 DOM
9. 2026-06-08
   days on market $79,700 Contingent 98 DOM
10. 2026-06-07
    days on market $79,700 Contingent 97 DOM
11. 2026-06-03
    days on market $79,700 Contingent 93 DOM
12. 2026-06-02
    days on market $79,700 Contingent 92 DOM
13. 2026-06-01
    days on market $79,700 Contingent 91 DOM
14. 2026-05-31
    statusdays on market $79,700 Contingent 90 DOM
15. 2026-05-30
    days on market $79,700 Active 89 DOM
16. 2026-04-13
    price $79,700 1079-char remark

    Show marketing remark (1079 chars)

    This well-maintained 3-bedroom, 2-bath home offers a functional and inviting layout with beautiful hardwood flooring throughout the main living areas. The spacious living room features a cozy fireplace perfectly positioned across from a large bay window, filling the space with natural light and creating a warm, welcoming atmosphere. A bright sunroom provides the perfect flex space for relaxing, working from home, or enjoying your morning coffee. An additional bonus room can easily serve as a den, home office, playroom, or hobby space — designed to fit your lifestyle needs. Step outside to a sizeable backyard with plenty of room for entertaining, gardening, pets, or even future expansion. Conveniently located just minutes from all downtown amenities — including dining, shopping, and entertainment — and within easy driving distance to Gunter Air Force Base and Maxwell Air Force Base, this home combines comfort, flexibility, and location. With multiple living areas and thoughtful details throughout, this property is ready to begin its next chapter.

17. 2026-03-02
    listed $89,900 Active 1079-char remark

    Show marketing remark (1079 chars)

    This well-maintained 3-bedroom, 2-bath home offers a functional and inviting layout with beautiful hardwood flooring throughout the main living areas. The spacious living room features a cozy fireplace perfectly positioned across from a large bay window, filling the space with natural light and creating a warm, welcoming atmosphere. A bright sunroom provides the perfect flex space for relaxing, working from home, or enjoying your morning coffee. An additional bonus room can easily serve as a den, home office, playroom, or hobby space — designed to fit your lifestyle needs. Step outside to a sizeable backyard with plenty of room for entertaining, gardening, pets, or even future expansion. Conveniently located just minutes from all downtown amenities — including dining, shopping, and entertainment — and within easy driving distance to Gunter Air Force Base and Maxwell Air Force Base, this home combines comfort, flexibility, and location. With multiple living areas and thoughtful details throughout, this property is ready to begin its next chapter.

18. 2026-02-18
    status Pending 599-char remark

    Show marketing remark (599 chars)

    This well-maintained 3-bedroom, 2-bath home offers a functional layout with hardwood flooring throughout the main living areas. The living room features a fireplace set directly across from a large bay window, bringing in plenty of natural light. A bright sunroom provides a flexible space for relaxation or work, while an additional room can be used as a den, office, or hobby area tailored to fit your needs. The sizeable backyard offers ample space for outdoor activities, gardening, or future expansion. With multiple living areas and thoughtful details, this home is ready for its next chapter.

19. 2026-02-17
    historical Contingent 599-char remark

    Show marketing remark (599 chars)

    This well-maintained 3-bedroom, 2-bath home offers a functional layout with hardwood flooring throughout the main living areas. The living room features a fireplace set directly across from a large bay window, bringing in plenty of natural light. A bright sunroom provides a flexible space for relaxation or work, while an additional room can be used as a den, office, or hobby area tailored to fit your needs. The sizeable backyard offers ample space for outdoor activities, gardening, or future expansion. With multiple living areas and thoughtful details, this home is ready for its next chapter.

20. 2026-02-12
    soldstatus $35,000 Closed 599-char remark

    Show marketing remark (599 chars)

    This well-maintained 3-bedroom, 2-bath home offers a functional layout with hardwood flooring throughout the main living areas. The living room features a fireplace set directly across from a large bay window, bringing in plenty of natural light. A bright sunroom provides a flexible space for relaxation or work, while an additional room can be used as a den, office, or hobby area tailored to fit your needs. The sizeable backyard offers ample space for outdoor activities, gardening, or future expansion. With multiple living areas and thoughtful details, this home is ready for its next chapter.

21. 2026-01-06
    status Active 599-char remark

    Show marketing remark (599 chars)

    This well-maintained 3-bedroom, 2-bath home offers a functional layout with hardwood flooring throughout the main living areas. The living room features a fireplace set directly across from a large bay window, bringing in plenty of natural light. A bright sunroom provides a flexible space for relaxation or work, while an additional room can be used as a den, office, or hobby area tailored to fit your needs. The sizeable backyard offers ample space for outdoor activities, gardening, or future expansion. With multiple living areas and thoughtful details, this home is ready for its next chapter.

22. 2025-11-14
    historical Contingent 599-char remark

    Show marketing remark (599 chars)

    This well-maintained 3-bedroom, 2-bath home offers a functional layout with hardwood flooring throughout the main living areas. The living room features a fireplace set directly across from a large bay window, bringing in plenty of natural light. A bright sunroom provides a flexible space for relaxation or work, while an additional room can be used as a den, office, or hobby area tailored to fit your needs. The sizeable backyard offers ample space for outdoor activities, gardening, or future expansion. With multiple living areas and thoughtful details, this home is ready for its next chapter.

23. 2025-10-11
    price $62,900 599-char remark

    Show marketing remark (599 chars)

    This well-maintained 3-bedroom, 2-bath home offers a functional layout with hardwood flooring throughout the main living areas. The living room features a fireplace set directly across from a large bay window, bringing in plenty of natural light. A bright sunroom provides a flexible space for relaxation or work, while an additional room can be used as a den, office, or hobby area tailored to fit your needs. The sizeable backyard offers ample space for outdoor activities, gardening, or future expansion. With multiple living areas and thoughtful details, this home is ready for its next chapter.

24. 2025-09-23
    listed $72,000 Active 599-char remark

    Show marketing remark (599 chars)

    This well-maintained 3-bedroom, 2-bath home offers a functional layout with hardwood flooring throughout the main living areas. The living room features a fireplace set directly across from a large bay window, bringing in plenty of natural light. A bright sunroom provides a flexible space for relaxation or work, while an additional room can be used as a den, office, or hobby area tailored to fit your needs. The sizeable backyard offers ample space for outdoor activities, gardening, or future expansion. With multiple living areas and thoughtful details, this home is ready for its next chapter.

25. 2022-12-01
    listed Contingent
26. 2021-03-07
    listed $55,000

ⓘ 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: $407 · $34/mo
• Projected year-2 tax: $407 · $34/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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,920
• − Mortgage interest: −$4,464
• − Property taxes: −$407
• − Insurance: −$398
• − Repairs & maintenance: −$3,034
• − Management: −$3,034
• − Depreciation: −$2,319
• Taxable income: $24,264
• Est. tax owed @ 24.0%: −$5,823
• After-tax cash flow: $18,312/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): 9,207
• Household income: $41,486
• Rent vs Own: 39.9% rent · 60.1% own
• Severe rent burden: 679.0

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 12% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -31.17%
• Current HPI: 64.4673
• 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

+44.9% since first listed

11 events — show timeline

• 2026-04-13 Price Changed $79,700 MAAR
• 2026-03-02 Listed $89,900 MAAR
• 2026-02-18 Pending — MAAR
• 2026-02-17 Contingent — MAAR
• 2026-02-12 Sold (MLS) $35,000 MAAR
• 2026-01-06 Relisted — MAAR
• 2025-11-14 Contingent — MAAR
• 2025-10-11 Price Changed $62,900 MAAR
• 2025-09-23 Listed $72,000 MAAR
• 2022-12-01 Listed — MAAR
• 2021-03-07 Listed $55,000 MAAR

Property tax history

+7.0%/yr

Latest (2025): $407 · +0.0% YoY. Source: county tax records.