509 Chisholm Rd · Montgomery, AL 36110

$93,999

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 73 Days on market

Built 1945 7,405 sqft lot $73/sqft · 27% above area Est $74k · 27% 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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +6.4/10.0
• 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

Listing remarks MLS

3 Bed / 1 bath (Renovated 2025 + Tenant April 2026) Updated 3BR/1BA property renovated in 2025 with a new tenant placed in April 2026, ensuring reliable income from day one. As part of a Section 8 rental portfolio, this home offers steady cash flow, low vacancy risk, and a solid addition to any investment portfolio. Perfect for investors looking for a low-maintenance, income-producing asset.

Key facts

• 7,405 sq ft lot
• Built 1945
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $88k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 63 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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 $650 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 + 3.0% rent growth), your $26k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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 $19k; list at $94k implies a 395% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $88,359 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1945 — 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: 1.14% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.88%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

• ARV (median comp): $73,764
• List price: $93,999
• Delta: 27.43%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Ferndale Ct	0.25mi	3/2.0	1,202 (-7%)	2mo	$60,000	$50	74
3452 Harris St	0.28mi	3/1.0	1,400 (+8%)	1mo	$35,000	$25	68
700 E Gardendale Dr	0.57mi	3/2.0	1,342 (+4%)	3mo	$147,000	$110	65
814 Montero Dr	0.62mi	3/2.0	1,323 (+2%)	3mo	$145,000	$110	65
3216 Texas St	0.51mi	3/1.0	1,353 (+4%)	1mo	$40,000	$30	64
1960 Yarbrough St	0.45mi	3/1.0	1,248 (-4%)	9mo	$75,000	$60	61
231 Shelly Ct	0.39mi	3/1.0	1,200 (-7%)	9mo	$59,000	$49	58
3127 Texas St	0.60mi	3/1.0	1,260 (-3%)	8mo	$70,000	$56	57
1631 Celina Pl	0.60mi	3/2.0	1,200 (-7%)	7mo	$150,000	$125	54
114 Rotary St	0.53mi	3/1.0	1,132 (-13%)	2mo	$25,000	$22	48
1827 Austin St	0.73mi	3/2.0	1,376 (+6%)	8mo	$56,000	$41	48
1641 N Yarbrough Ct	0.75mi	3/1.0	1,215 (-6%)	8mo	$75,000	$62	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.10×
• Total profit: $2,729
• Equity at exit: $14,016

10-year hold

• IRR: 12.2%
• Equity multiple: 1.97×
• Total profit: $25,403
• Equity at exit: $8,127

Cash invested: $26,320 (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 36110

• Home prices YoY: -34.8%
• Active inventory: 63
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,072 high
• Mortgage (P&I): −$493
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $283

Break-even live

Break-even rent $714

Max offer price $93,999

Occupancy floor 69%

Sensitivity live

Price	-10% $336	-5% $309	+0% $283	+5% $256	+10% $229
Rent	-10% $198	-5% $240	+0% $283	+5% $325	+10% $367
Rate	-1.0pp $330	-0.5pp $306	base $283	+0.5pp $258	+1.0pp $233

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
298 Broadway St Montgomery, AL	2.0	1.0	896	$900	$1.00	45d	1	0.20mi
4029 Chelsea Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	45d	1	0.20mi
3452 Harris St Montgomery, AL	3.0	1.0	1400	$1,150	$0.82	22d	1	0.29mi
218 Broadway St Montgomery, AL	2.0	1.0	960	$895	$0.93	15d	1	0.30mi
2107 Yarbrough Cir Montgomery, AL	3.0	1.0	910	$925	$1.02	45d	1	0.38mi
216 Gardendale Dr Montgomery, AL	3.0	1.0	900	$850	$0.94	22d	1	0.39mi
2111 Yarbrough St Montgomery, AL	3.0	1.0	962	$795	$0.83	45d	1	0.41mi
3329 Texas St Montgomery, AL	3.0	1.0	1000	$1,100	$1.10	45d	1	0.45mi
3 Rotary St Montgomery, AL	3.0	1.0	1131	$925	$0.82	22d	1	0.66mi
3050 Willena Ave Montgomery, AL	3.0	1.0	1466	$985	$0.67	22d	1	0.68mi
3008 Cabot St Montgomery, AL	4.0	2.0	1300	$1,150	$0.88	45d	1	0.73mi
3114 Cotton St Montgomery, AL	3.0	1.0	888	$1,100	$1.24	45d	1	0.74mi
16 Garden St Montgomery, AL	3.0	1.5	1008	$775	$0.77	45d	1	0.75mi
1653 N Yarbrough Ct Montgomery, AL	3.0	1.0	1130	$950	$0.84	22d	1	0.75mi
2076 Midway St Montgomery, AL	3.0	1.0	1068	$1,000	$0.94	45d	1	0.78mi
2056 Midway St Montgomery, AL	3.0	1.0	1110	$985	$0.89	45d	1	0.78mi
1817 Texas Ct Montgomery, AL	3.0	1.0	925	$1,050	$1.14	22d	1	0.78mi
3042 George B Edmondson Dr Montgomery, AL	3.0	1.0	900	$860	$0.96	45d	1	0.87mi
2019 Amos St Montgomery, AL	3.0	1.5	1134	$985	$0.87	45d	1	0.88mi
204 W Park Ave Montgomery, AL	3.0	1.0	1145	$850	$0.74	22d	1	0.88mi
207 Destin St Montgomery, AL	3.0	1.0	966	$695	$0.72	22d	1	0.89mi
3613 Erwin Dr Montgomery, AL	3.0	2.0	1092	$1,250	$1.14	45d	1	0.94mi
622 6th St Montgomery, AL	3.0	1.0	1207	$1,095	$0.91	45d	1	1.06mi
325 3rd St Montgomery, AL	2.0	1.0	925	$850	$0.92	45d	1	1.11mi
2001 Speigle St Montgomery, AL	3.0	1.0	1260	$1,035	$0.82	45d	1	1.13mi
1024 Grenada Dr Montgomery, AL	3.0	1.0	1144	$1,125	$0.98	45d	1	1.14mi
942 Parkwood Ct Montgomery, AL	4.0	2.0	1752	$1,299	$0.74	15d	1	1.14mi
3024 Tyler Rd Montgomery, AL	3.0	1.0	892	$725	$0.81	22d	1	1.14mi
1324 Federal Dr Montgomery, AL	2.0	1.0	1000	$1,100	$1.10	45d	1	1.18mi
105 Dyas Ct Montgomery, AL	3.0	1.0	1025	$1,095	$1.07	45d	1	1.23mi
3070 Tremont St Montgomery, AL	3.0	1.0	1102	$1,450	$1.32	45d	1	1.30mi
2503 Skyline Ave Montgomery, AL	3.0	1.0	1015	$1,150	$1.13	45d	1	1.30mi
740 Coliseum Blvd Unit 740A Montgomery, AL	2.0	1.0	1100	$895	$0.81	15d	1	1.39mi
408 Briarbrook Dr #204 Montgomery, AL	3.0	2.0	1025	$1,000	$0.98	45d	1	1.48mi
408 Briarbrook Dr Montgomery, AL	3.0	2.0	1025	$960	$0.94	22d	1	1.48mi

Listing history 24 events

1. 2026-06-21
   days on market $93,999 Active 73 DOM
2. 2026-06-18
   days on market $93,999 Active 70 DOM
3. 2026-06-17
   days on market $93,999 Active 69 DOM
4. 2026-06-16
   days on market $93,999 Active 68 DOM
5. 2026-06-15
   days on market $93,999 Active 67 DOM
6. 2026-06-14
   days on market $93,999 Active 65 DOM
7. 2026-06-13
   days on market $93,999 Active 64 DOM
8. 2026-06-10
   days on market $93,999 Active 62 DOM
9. 2026-06-09
   days on market $93,999 Active 61 DOM
10. 2026-06-08
    days on market $93,999 Active 60 DOM
11. 2026-06-07
    days on market $93,999 Active 59 DOM
12. 2026-06-03
    days on market $93,999 Active 55 DOM
13. 2026-06-02
    days on market $93,999 Active 54 DOM
14. 2026-06-01
    days on market $93,999 Active 53 DOM
15. 2026-05-31
    days on market $93,999 Active 52 DOM
16. 2026-05-30
    days on market $93,999 Active 51 DOM
17. 2026-04-08
    listed $93,999 Active 394-char remark

    Show marketing remark (394 chars)

    3 Bed / 1 bath (Renovated 2025 + Tenant April 2026) Updated 3BR/1BA property renovated in 2025 with a new tenant placed in April 2026, ensuring reliable income from day one. As part of a Section 8 rental portfolio, this home offers steady cash flow, low vacancy risk, and a solid addition to any investment portfolio. Perfect for investors looking for a low-maintenance, income-producing asset.

18. 2018-03-04
    listed $79,000
19. 2017-01-25
    soldstatus $19,000
20. 2016-12-02
    listed $19,000
21. 2014-05-29
    listed $55,900
22. 2005-06-03
    soldstatus $58,522
23. 2004-07-07
    listed $59,000
24. 2003-07-10
    listed $69,999

ⓘ 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: $382 · $32/mo
• Projected year-2 tax: $385 · $32/mo
• Expected delta: +$3/yr ($0/mo · 0.8%)

ⓘ 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 · 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: $12,859
• − Mortgage interest: −$5,265
• − Property taxes: −$382
• − Insurance: −$470
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$2,735
• Taxable income: $1,949
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $2,923/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): 12,102
• Household income: $47,315
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 753.0

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 11% Two or more races 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

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: ▼ -35.37%
• Current HPI: 66.3114
• 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

+34.3% since first listed

8 events — show timeline

• 2026-04-08 Listed $93,999 Greater Alabama MLS
• 2018-03-04 Listed $79,000 MAAR
• 2017-01-25 Sold (MLS) $19,000 MAAR
• 2016-12-02 Listed $19,000 MAAR
• 2014-05-29 Listed $55,900 MAAR
• 2005-06-03 Sold (MLS) $58,522 MAAR
• 2004-07-07 Listed $59,000 MAAR
• 2003-07-10 Listed $69,999 MAAR

Property tax history

+9.2%/yr

Latest (2025): $382 · +6.8% YoY. Source: county tax records.