228 Bellehurst Dr · Montgomery, AL 36109

$150,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 260 Days on market

Built 1959 6,098 sqft lot $89/sqft · 18% below area Est $183k · 18% under

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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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.8/10.0
• 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

Currently rented through section8 for $1200/mo through 11/30/26. This house could be used as a 4 bedroom or a dining room. Wood floors in bedrooms, laminate wood floors in living room, Den overlooks kitchen and lots of storage space. Fully fenced yard. The tenant is responsible for yard maintenance, pest control, air filters and all utilities.

Key facts

• Laminate wood floors
• Wood floors
• Fully fenced yard

Tags

• WOOD FLOORS
• LAMINATE WOOD FLOORS
• FULLY FENCED YARD
• LOTS OF STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/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 $147k (1.9% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $1k 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 260 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $126k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 0.98% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.89%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (median comp): $183,142
• List price: $150,000
• Delta: -18.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
349 Sterling Dr	0.17mi	3/2.0	1,593 (-5%)	1mo	$208,000	$131	83
250 Holly Ridge Dr	0.16mi	3/2.0	1,800 (+7%)	2mo	$180,000	$100	79
308 Bellehurst Dr	0.12mi	3/2.0	1,520 (-10%)	4mo	$198,000	$130	75
522 E Moye Dr	0.45mi	3/2.0	1,736 (+3%)	1mo	$195,500	$113	73
74 Ranch Dr	0.35mi	3/2.0	1,818 (+8%)	5mo	$210,000	$116	66
4265 Hickory Dr	0.53mi	4/2.0 (+1)	1,718 (+2%)	4mo	$137,800	$80	63
302 Ware Hill Ct	0.72mi	3/2.0	1,589 (-5%)	1mo	$179,000	$113	57
372 Rebekah Ln	0.69mi	3/2.0	1,760 (+5%)	4mo	$219,900	$125	57
4055 Wares Ferry Rd	0.62mi	3/2.5	1,827 (+9%)	5mo	$205,000	$112	50
571 E Moye Dr	0.59mi	3/2.0	1,900 (+13%)	3mo	$135,000	$71	48
4021 Caldwell Ct	0.64mi	3/2.0	1,428 (-15%)	0mo	$185,000	$130	45
711 Duval Dr	0.70mi	4/2.0 (+1)	1,832 (+9%)	3mo	$150,000	$82	44

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-11,730
• Equity at exit: $22,365

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $4,466
• Equity at exit: $12,969

Cash invested: $42,000 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 207
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,472 high
• Mortgage (P&I): −$787
• Tax from tax record: −$108 /mo · $1,290/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $206

Break-even live

Break-even rent $1,211

Max offer price $150,000

Occupancy floor 81%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	0.42mi
4365 Hillside Oaks Montgomery, AL	2.0	2.0	1204	$1,500	$1.25	43d	1	0.48mi
3692 Fairfield Dr Montgomery, AL	3.0	2.0	1524	$1,400	$0.92	21d	1	0.52mi
560 Farmington Rd Montgomery, AL	4.0	2.0	2161	$1,695	$0.78	13d	1	0.56mi
4056 Wares Ferry Rd Montgomery, AL	3.0	2.0	1800	$1,500	$0.83	13d	1	0.57mi
572 Farmington Rd Montgomery, AL	3.0	2.0	2106	$1,495	$0.71	43d	1	0.59mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	43d	1	0.66mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	13d	1	0.76mi
750 S Marquette Dr Montgomery, AL	3.0	1.0	1325	$1,195	$0.90	43d	1	0.77mi
3944 Johnstown Dr Montgomery, AL	3.0	2.0	1912	$1,275	$0.67	43d	1	0.82mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	0.82mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	43d	1	0.84mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	13d	1	0.84mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	21d	1	0.85mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	13d	1	0.89mi
4536 Wake Forest Dr Montgomery, AL	3.0	2.0	1244	$1,250	$1.00	43d	1	0.90mi
908 Greg Dr Montgomery, AL	3.0	1.0	1520	$1,100	$0.72	21d	1	0.93mi
4041A Beth Manor Dr Montgomery, AL	1.0–3.0	1.0–2.0	925	$1,000	$1.08	21d	20	1.01mi
817 Dumont Dr Montgomery, AL	3.0	2.0	1635	$1,800	$1.10	13d	1	1.02mi
844 Sir Michael Dr Montgomery, AL	4.0	2.0	1502	$1,650	$1.10	43d	1	1.03mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	43d	1	1.05mi
3760 Dalraida Pkwy Montgomery, AL	4.0	2.5	1900	$1,850	$0.97	43d	1	1.05mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	13d	1	1.12mi
3737 Dalraida Pkwy Montgomery, AL	3.0	1.0	1618	$1,150	$0.71	43d	1	1.14mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	21d	1	1.15mi
3309 Hillcrest Ln Unit 1043908P Montgomery, AL	4.0	2.0	1625	$2,885	$1.78	21d	1	1.18mi
3806 Marie Cook Dr Montgomery, AL	3.0	2.0	1791	$1,675	$0.94	13d	1	1.19mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	13d	1	1.25mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	21d	1	1.26mi
926 Green Ridge Ct Montgomery, AL	3.0	2.0	1665	$1,381	$0.83	13d	1	1.26mi
3462 Biltmore Ave Montgomery, AL	3.0	2.0	1685	$1,225	$0.73	21d	1	1.31mi
1216 Beechdale Rd Montgomery, AL	4.0	2.0	1495	$1,325	$0.89	43d	1	1.33mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	43d	1	1.35mi
3801 Cedar Ave Montgomery, AL	3.0	2.0	1818	$1,681	$0.92	21d	1	1.35mi
401 Ridgewood Ln Montgomery, AL	3.0	2.0	1513	$1,195	$0.79	21d	1	1.36mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	43d	1	1.37mi
804 Hillman St Montgomery, AL	3.0	2.0	1356	$1,295	$0.96	21d	1	1.38mi
804 Hillman St Montgomery, AL	3.0	2.0	1370	$1,295	$0.95	13d	1	1.38mi
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	43d	1	1.38mi
3614 Princess Ann St Montgomery, AL	4.0	2.0	1928	$1,581	$0.82	13d	1	1.40mi

Listing history 27 events

1. 2026-06-18
   days on market $150,000 Active 260 DOM
2. 2026-06-17
   days on market $150,000 Active 259 DOM
3. 2026-06-16
   days on market $150,000 Active 258 DOM
4. 2026-06-15
   days on market $150,000 Active 257 DOM
5. 2026-06-14
   days on market $150,000 Active 255 DOM
6. 2026-06-13
   days on market $150,000 Active 254 DOM
7. 2026-06-10
   days on market $150,000 Active 252 DOM
8. 2026-06-09
   days on market $150,000 Active 251 DOM
9. 2026-06-08
   days on market $150,000 Active 250 DOM
10. 2026-06-07
    days on market $150,000 Active 249 DOM
11. 2026-06-03
    days on market $150,000 Active 245 DOM
12. 2026-06-02
    days on market $150,000 Active 244 DOM
13. 2026-06-01
    days on market $150,000 Active 243 DOM
14. 2026-05-31
    days on market $150,000 Active 242 DOM
15. 2026-05-30
    days on market $150,000 Active 241 DOM
16. 2025-09-30
    listed $150,000 Active 345-char remark

    Show marketing remark (345 chars)

    Currently rented through section8 for $1200/mo through 11/30/26. This house could be used as a 4 bedroom or a dining room. Wood floors in bedrooms, laminate wood floors in living room, Den overlooks kitchen and lots of storage space. Fully fenced yard. The tenant is responsible for yard maintenance, pest control, air filters and all utilities.

17. 2022-11-20
    historical
18. 2022-11-16
    soldstatus $126,000 729-char remark

    Show marketing remark (729 chars)

    Location! Quality! Floor Plan! Price Point! The opportunities abound here whether you are looking to buy your first home, upgrade, or add another home to your investment portfolio. A solid built, 3 bedroom 2 bathroom, brick home right in the heart of Bellehurst - this home sits like a king on the top of a small hill with a lush landscape surrounding it on all sides. The originality and beauty of the original hardwood floors anchor this home with the newly painted interior making it move in ready. A few other upgrades could be done by you such as updating of flooring, kitchen, or bathrooms and this would be the easiest way to make your new home a showcase! Let your imagination take over and get ready to see it in person!

19. 2022-11-16
    soldstatus $126,000

    Show marketing remark (729 chars)

    Location! Quality! Floor Plan! Price Point! The opportunities abound here whether you are looking to buy your first home, upgrade, or add another home to your investment portfolio. A solid built, 3 bedroom 2 bathroom, brick home right in the heart of Bellehurst - this home sits like a king on the top of a small hill with a lush landscape surrounding it on all sides. The originality and beauty of the original hardwood floors anchor this home with the newly painted interior making it move in ready. A few other upgrades could be done by you such as updating of flooring, kitchen, or bathrooms and this would be the easiest way to make your new home a showcase! Let your imagination take over and get ready to see it in person!

20. 2022-10-04
    listed $136,900 729-char remark

    Show marketing remark (729 chars)

    Location! Quality! Floor Plan! Price Point! The opportunities abound here whether you are looking to buy your first home, upgrade, or add another home to your investment portfolio. A solid built, 3 bedroom 2 bathroom, brick home right in the heart of Bellehurst - this home sits like a king on the top of a small hill with a lush landscape surrounding it on all sides. The originality and beauty of the original hardwood floors anchor this home with the newly painted interior making it move in ready. A few other upgrades could be done by you such as updating of flooring, kitchen, or bathrooms and this would be the easiest way to make your new home a showcase! Let your imagination take over and get ready to see it in person!

21. 2015-03-02
    soldstatus $118,364
22. 2015-02-25
    soldstatus $117,900
23. 2014-12-18
    listed $119,900
24. 2014-09-04
    listed $121,900
25. 2009-05-20
    soldstatus $231,400
26. 2009-05-15
    soldstatus $131,000
27. 2008-09-30
    listed $134,400

ⓘ 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: $1,290 · $108/mo
• Projected year-2 tax: $1,290 · $108/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 3/10 Moderate
• 🌡 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,660
• − Mortgage interest: −$8,402
• − Property taxes: −$1,290
• − Insurance: −$750
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$4,364
• Taxable income: $28
• Est. tax owed @ 24.0%: −$7
• After-tax cash flow: $2,465/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

+11.6% since first listed

12 events — show timeline

• 2025-09-30 Listed $150,000 MAAR
• 2022-11-20 Rental Removed — RENT.
• 2022-11-16 Sold (Public Records) $126,000 Public Records
• 2022-11-16 Sold (MLS) $126,000 MAAR
• 2022-10-04 Listed $136,900 MAAR
• 2015-03-02 Sold (Public Records) $118,364 Public Records
• 2015-02-25 Sold (MLS) $117,900 MAAR
• 2014-12-18 Listed $119,900 MAAR
• 2014-09-04 Listed $121,900 MAAR
• 2009-05-20 Sold (Public Records) $231,400 Public Records
• 2009-05-15 Sold (MLS) $131,000 MAAR
• 2008-09-30 Listed $134,400 MAAR

Property tax history

+11.3%/yr

Latest (2025): $1,290 · -0.5% YoY. Source: county tax records.