158 Eton Rd · Montgomery, AL 36109

$105,000

3 bd · 2.0 ba · 1,036 sqft · SingleFamily public records · 64 Days on market

Built 1950 $101/sqft · at area comps Est $105k · 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.3/15.0
• 1% rule +6.5/10.0
• 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

So much to offer at an incredible price! This charming home at 158 Eton is a fantastic opportunity for investors looking to add a ready made cash-flowing property to their portfolio or you may want to start your journey for an income stream with a rare opportunity having all the ground work done for you. This home has a longer term and reliable tenant that cares for the property as their own. Full of character, the home features beautiful wood floors throughout the main living areas, complemented by abundant natural light from numerous windows—features that continue to attract and retain tenants. The bedrooms are generously sized, offering comfortable living space, while the main bathroom showcases original tile that adds timeless appeal. A convenient half bath for guests includes a built-in nook, adding both function and charm. With its combination of character, livability, and income already in place, this property is a smart addition for any investor or 1st time investor looking to enter the market. Opportunities like this—at this price point with a tenant secured—don’t come around often. Secure your next investment with built-in income from day one!

Key facts

• Half bath
• Wood floors
• Original tile

Tags

• WOOD FLOORS
• NATURAL LIGHT
• ORIGINAL TILE
• HALF BATH
• BUILT-IN NOOK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: Rents rising (+2.6%/yr); 207 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $726 of loan paydown is wiped out by about $3k 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 + 2.6% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask is 900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $62k; list at $105k implies a 70% 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 $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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: 1.15% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.89%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (median comp): $104,505
• List price: $105,000
• Delta: 0.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
171 Salem Dr	0.07mi	3/1.0	1,067 (+3%)	1mo	$101,000	$95	87
3405 Vermont Dr	0.60mi	3/1.5	1,061 (+2%)	6mo	$88,000	$83	61
302 Whetstone Dr	0.50mi	2/1.0 (-1)	1,025 (-1%)	8mo	$72,000	$70	60
3508 Cottonwood Dr	0.59mi	3/1.5	1,066 (+3%)	10mo	$93,000	$87	58
13 Oak Forest Dr	0.56mi	2/1.0 (-1)	1,110 (+7%)	2mo	$46,500	$42	51
3 Oak Frst	0.53mi	2/1.0 (-1)	940 (-9%)	2mo	$105,000	$112	49
238 Easthaven Rd	0.51mi	3/2.0	1,188 (+15%)	5mo	$77,900	$66	48
3576 N Wareingwood Dr	0.56mi	2/1.0 (-1)	976 (-6%)	10mo	$93,000	$95	47
3776 Wares Ferry Rd	0.64mi	2/1.0 (-1)	1,005 (-3%)	13mo	$99,900	$99	46
3539 Honeysuckle Rd	0.45mi	3/1.0	1,178 (+14%)	12mo	$89,000	$76	42
3543 N Wareingwood Dr	0.46mi	2/1.0 (-1)	1,162 (+12%)	13mo	$100,000	$86	38
2332 Windsor Ave	0.73mi	2/1.0 (-1)	950 (-8%)	8mo	$53,500	$56	36

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,099
• Equity at exit: $15,656

10-year hold

• IRR: 10.3%
• Equity multiple: 1.78×
• Total profit: $23,042
• Equity at exit: $9,078

Cash invested: $29,400 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 207
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,205 high
• Mortgage (P&I): −$551
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $291

Break-even live

Break-even rent $836

Max offer price $105,000

Occupancy floor 71%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	13d	1	0.04mi
186 E Salem Dr Montgomery, AL	3.0	1.0	1040	$1,195	$1.15	20d	1	0.06mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	43d	1	0.11mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	43d	1	0.34mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	43d	1	0.46mi
7 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	961	$850	$0.88	43d	1	0.46mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	20d	1	0.51mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	13d	1	0.53mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	13d	1	0.54mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	43d	1	0.57mi
700 Coliseum Blvd Unit 700D Montgomery, AL	2.0	1.0	911	$895	$0.98	43d	1	0.61mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	20d	1	0.63mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	20d	1	0.74mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	43d	1	0.75mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	13d	1	0.75mi
740 Coliseum Blvd Unit 740A Montgomery, AL	2.0	1.0	1100	$895	$0.81	13d	1	0.75mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	20d	1	0.76mi
804 Hillman St Montgomery, AL	3.0	2.0	1356	$1,295	$0.96	20d	1	0.81mi
804 Hillman St Montgomery, AL	3.0	2.0	1370	$1,295	$0.95	13d	1	0.81mi
2310 Yancey Ave Montgomery, AL	3.0	1.0	1212	$1,250	$1.03	43d	1	0.81mi
103 Dalraida Rd Unit D Montgomery, AL	2.0	2.0	838	$875	$1.04	43d	1	0.82mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	43d	1	0.85mi
319 Olivia Ct Montgomery, AL	2.0	1.0	850	$700	$0.82	20d	1	0.86mi
2243 Winona Ave Montgomery, AL	3.0	1.0	1492	$1,225	$0.82	20d	1	0.87mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	13d	1	0.90mi
1324 Federal Dr Montgomery, AL	2.0	1.0	1000	$1,100	$1.10	43d	1	0.90mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	20d	1	0.94mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	43d	1	0.95mi
2122 Windsor Ave Montgomery, AL	2.0	1.0	1052	$725	$0.69	43d	1	0.95mi
2229 Madison Ave Montgomery, AL	2.0	1.0	1100	$625	$0.57	43d	1	0.96mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	13d	1	1.00mi
1024 Grenada Dr Montgomery, AL	3.0	1.0	1144	$1,125	$0.98	43d	1	1.03mi
2023 Windsor Ave Montgomery, AL	2.0	1.0	889	$895	$1.01	43d	1	1.05mi
2009 Yancey Ave Montgomery, AL	3.0	1.0	1140	$1,080	$0.95	20d	1	1.10mi
2006 Harmon St Unit 3 Montgomery, AL	3.0	1.0	800	$500	$0.62	43d	1	1.11mi
517 N Florida St Unit B Montgomery, AL	2.0	1.0	900	$750	$0.83	43d	1	1.13mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	1.16mi
2113 Brewton St Montgomery, AL	3.0	1.0	1363	$1,150	$0.84	43d	1	1.17mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	1.20mi
424 N California St Apt D Montgomery, AL	2.0	1.0	850	$778	$0.92	20d	1	1.20mi

Listing history 27 events

1. 2026-06-18
   days on market $105,000 Active 64 DOM
2. 2026-06-17
   days on market $105,000 Active 63 DOM
3. 2026-06-16
   days on market $105,000 Active 62 DOM
4. 2026-06-15
   days on market $105,000 Active 61 DOM
5. 2026-06-14
   days on market $105,000 Active 59 DOM
6. 2026-06-13
   days on market $105,000 Active 58 DOM
7. 2026-06-10
   days on market $105,000 Active 56 DOM
8. 2026-06-09
   days on market $105,000 Active 55 DOM
9. 2026-06-08
   days on market $105,000 Active 54 DOM
10. 2026-06-07
    days on market $105,000 Active 53 DOM
11. 2026-06-03
    days on market $105,000 Active 49 DOM
12. 2026-06-02
    days on market $105,000 Active 48 DOM
13. 2026-06-01
    days on market $105,000 Active 47 DOM
14. 2026-05-31
    days on market $105,000 Active 46 DOM
15. 2026-05-30
    days on market $105,000 Active 45 DOM
16. 2026-04-16
    price $105,000 1195-char remark

    Show marketing remark (1195 chars)

    So much to offer at an incredible price! This charming home at 158 Eton is a fantastic opportunity for investors looking to add a ready made cash-flowing property to their portfolio or you may want to start your journey for an income stream with a rare opportunity having all the ground work done for you. This home has a longer term and reliable tenant that cares for the property as their own. Full of character, the home features beautiful wood floors throughout the main living areas, complemented by abundant natural light from numerous windows—features that continue to attract and retain tenants. The bedrooms are generously sized, offering comfortable living space, while the main bathroom showcases original tile that adds timeless appeal. A convenient half bath for guests includes a built-in nook, adding both function and charm. With its combination of character, livability, and income already in place, this property is a smart addition for any investor or 1st time investor looking to enter the market. Opportunities like this—at this price point with a tenant secured—don’t come around often. Secure your next investment with built-in income from day one!

17. 2026-04-15
    listed $10,500 Active 1195-char remark

    Show marketing remark (1195 chars)

    So much to offer at an incredible price! This charming home at 158 Eton is a fantastic opportunity for investors looking to add a ready made cash-flowing property to their portfolio or you may want to start your journey for an income stream with a rare opportunity having all the ground work done for you. This home has a longer term and reliable tenant that cares for the property as their own. Full of character, the home features beautiful wood floors throughout the main living areas, complemented by abundant natural light from numerous windows—features that continue to attract and retain tenants. The bedrooms are generously sized, offering comfortable living space, while the main bathroom showcases original tile that adds timeless appeal. A convenient half bath for guests includes a built-in nook, adding both function and charm. With its combination of character, livability, and income already in place, this property is a smart addition for any investor or 1st time investor looking to enter the market. Opportunities like this—at this price point with a tenant secured—don’t come around often. Secure your next investment with built-in income from day one!

18. 2019-09-05
    soldstatus $61,900
19. 2018-07-18
    soldstatus $58,000
20. 2018-07-12
    soldstatus $58,000
21. 2018-07-09
    soldstatus $58,000 761-char remark

    Show marketing remark (761 chars)

    So much to offer at so little of a price. This home is so charming you will want to make it your own. Owners have cared for and updated their home for the last 10 years by bringing back the original charm from when it was built back in 1950. Wood floors have been restored in the living areas and are accented by the natural lighting from the many windows that this home offers. The bedrooms are of good size and tastefully decorated with designer colors. The main bath is also good size with original tile that adds to the charm of the home. There is also a half bath for guests with a built-in nook to put towels and accessories to give it that extra punch. Anyway you look at it 158 Eaton is bargain for a potential buyer that is wanting to be a home owner.

22. 2017-08-26
    listed $64,000 761-char remark

    Show marketing remark (761 chars)

    So much to offer at so little of a price. This home is so charming you will want to make it your own. Owners have cared for and updated their home for the last 10 years by bringing back the original charm from when it was built back in 1950. Wood floors have been restored in the living areas and are accented by the natural lighting from the many windows that this home offers. The bedrooms are of good size and tastefully decorated with designer colors. The main bath is also good size with original tile that adds to the charm of the home. There is also a half bath for guests with a built-in nook to put towels and accessories to give it that extra punch. Anyway you look at it 158 Eaton is bargain for a potential buyer that is wanting to be a home owner.

23. 2015-01-22
    listed $69,900
24. 2014-02-22
    listed $72,500
25. 2013-04-15
    listed $72,000
26. 2007-06-15
    soldstatus $69,000
27. 2007-05-24
    listed $68,500

ⓘ 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: $792 · $66/mo
• Projected year-2 tax: $792 · $66/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: $14,458
• − Mortgage interest: −$5,882
• − Property taxes: −$792
• − Insurance: −$525
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$3,055
• Taxable income: $1,891
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $3,043/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

+53.3% since first listed

12 events — show timeline

• 2026-04-16 Price Changed $105,000 MAAR
• 2026-04-15 Listed $10,500 MAAR
• 2019-09-05 Sold (Public Records) $61,900 Public Records
• 2018-07-18 Sold (Public Records) $58,000 Public Records
• 2018-07-12 Sold (Public Records) $58,000 Public Records
• 2018-07-09 Sold (MLS) $58,000 MAAR
• 2017-08-26 Listed $64,000 MAAR
• 2015-01-22 Listed $69,900 MAAR
• 2014-02-22 Listed $72,500 MAAR
• 2013-04-15 Listed $72,000 MAAR
• 2007-06-15 Sold (MLS) $69,000 MAAR
• 2007-05-24 Listed $68,500 MAAR

Property tax history

+12.6%/yr

Latest (2025): $792 · +3.7% YoY. Source: county tax records.