850 Augusta Ave · Montgomery, AL 36111

$95,000

2 bd · 1.0 ba · 1,001 sqft · SingleFamily public records · 7 Days on market

Built 1950 0.28 ac lot

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Snap this up before it's gone! Adorable updated cottage in Cloverdale South is precious inside and out. Living room opens to dining area and large open kitchen. Two spacious bedrooms share a beautifully updated bath. Home sits on a large lot with a big fenced back yard perfect for pets. Detached building out back provides additional storage and would make a great workshop. New HVAC installed in 2020. Updated pluming and electrical. Property has rented for $850/month and would make a great investment property or a perfect starter home for first-time homebuyer. Move-in ready!

Key facts

• Updated electrical
• Fenced back yard
• Detached building

Tags

• UPDATED COTTAGE
• LARGE OPEN KITCHEN
• FENCED BACK YARD
• DETACHED BUILDING
• UPDATED PLUMBING
• UPDATED ELECTRICAL

Property features AI

Finance

• Financial info: Lease expires 2026-09-30

Exterior

• Parking: Driveway; Parking pad (2 pads)
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single-story home; Metal siding; Has home warranty
• Construction: Metal siding construction; Built (year per public records)
• Exterior features: Partial fencing; Covered porch; Porch; Storage; Fence; Mature trees; City lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Refrigerator
• Bedrooms: Bedroom on the first level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: High ceilings; Window treatments; Blinds
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 8.9% 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: 110 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 $657 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 24y 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.

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 $95,000

Questions for the listing agent

1. Built in 1950 — 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: 1.07% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.46%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $60,060
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
844 E Edgemont Ave	0.18mi	2/1.0	1,053 (+5%)	11mo	$125,000	$119	74
3448 Gilmer Ct	0.55mi	2/1.0	974 (-3%)	7mo	$50,000	$51	64
1311 Avalon Ln	0.62mi	3/1.0 (+1)	1,049 (+5%)	10mo	$62,500	$60	50
3770 Maclamar Rd	0.74mi	3/1.0 (+1)	1,129 (+13%)	22mo	$53,000	$47	20

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,060
• Equity at exit: $14,165

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $15,315
• Equity at exit: $8,214

Cash invested: $26,600 (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 36111

• Home prices YoY: -6.9%
• Active inventory: 110
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,019 high
• Mortgage (P&I): −$498
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $210

Break-even live

Break-even rent $754

Max offer price $95,000

Occupancy floor 74%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
951 E Edgemont Ave Montgomery, AL	2.0	1.0	841	$750	$0.89	43d	1	0.22mi
945 E Edgemont Ave Unit 951 Montgomery, AL	2.0	1.0	841	$750	$0.89	43d	1	0.22mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	43d	1	0.24mi
3356 Audubon Rd Montgomery, AL	2.0	1.5	1340	$950	$0.71	43d	1	0.26mi
1020 Pershing St Unit D Montgomery, AL	1.0	1.0	750	$600	$0.80	21d	1	0.32mi
3357 Lexington Rd Montgomery, AL	2.0	1.0	1200	$1,175	$0.98	13d	1	0.38mi
3515 Norman Bridge Rd Unit B Montgomery, AL	1.0	1.0	700	$875	$1.25	43d	1	0.39mi
3515 Norman Bridge Rd Unit A Montgomery, AL	2.0	1.0	1150	$1,150	$1.00	43d	1	0.39mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	43d	1	0.48mi
3649 Princeton Rd Montgomery, AL	3.0	1.0	1266	$1,200	$0.95	21d	1	0.54mi
3608 Wilmington Rd Montgomery, AL	3.0	1.0	1160	$950	$0.82	43d	1	0.58mi
603 Hubbard Ave Unit A Montgomery, AL	1.0	1.0	954	$950	$1.00	21d	1	0.60mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	21d	1	0.63mi
3737 Wesley Dr Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	43d	1	0.63mi
3701 Wesley Dr Unit 3737 Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	43d	1	0.66mi
3701 Wesley Dr Unit 3733 Montgomery, AL	3.0	1.0	1000	$1,280	$1.28	43d	1	0.66mi
3701 Wesley Dr Unit 3723 Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	0.66mi
3709 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	0.67mi
906 E Fairview Ave Unit 902 Montgomery, AL	2.0	1.0	1100	$995	$0.90	21d	1	0.67mi
3723 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	0.70mi
3733 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	0.72mi
3735 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	21d	1	0.72mi
3394 Southmont Dr Unit 2 Montgomery, AL	2.0	1.0	810	$1,475	$1.82	43d	1	0.75mi
3394 Southmont Dr Unit 3 Montgomery, AL	2.0	1.0	810	$1,050	$1.30	43d	1	0.75mi
3770 Maclamar Rd Montgomery, AL	3.0	1.0	1129	$950	$0.84	21d	1	0.75mi
3751 Wesley Dr Apt A Montgomery, AL	2.0	1.0	1034	$550	$0.53	43d	1	0.77mi
2727 Boultier St Montgomery, AL	1.0–3.0	1.0–2.0	1070	$1,508	$1.41	13d	3	0.79mi
548 Winston Dr Montgomery, AL	2.0	2.5	1396	$1,000	$0.72	43d	1	0.94mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	43d	1	0.99mi
1114 Druid Hills Dr Montgomery, AL	3.0	1.0	1192	$1,250	$1.05	21d	1	0.99mi
429 Felder Ave Montgomery, AL	1.0	1.0	1000	$1,075	$1.07	13d	1	1.12mi
2166 College St Montgomery, AL	1.0	1.0	700	$775	$1.11	13d	1	1.14mi
1493 Watson St Montgomery, AL	1.0	1.0	1066	$900	$0.84	21d	1	1.19mi
1487 Watson St Montgomery, AL	1.0	1.0	1066	$875	$0.82	21d	1	1.19mi
1491 Watson St Montgomery, AL	1.0	1.0	1066	$900	$0.84	21d	1	1.19mi
1343 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	13d	1	1.21mi
1347 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	13d	1	1.22mi
329 Cloverdale Rd Montgomery, AL	1.0	1.0	850	$725	$0.85	43d	1	1.25mi
432 Clanton Ave Montgomery, AL	2.0	1.0	800	$995	$1.24	13d	1	1.28mi
253 John Morris Ave Montgomery, AL	3.0	1.0	912	$950	$1.04	21d	1	1.29mi

Listing history 7 events

1. 2026-06-18
   days on market $95,000 Active 7 DOM
2. 2026-06-17
   days on market $95,000 Active 6 DOM
3. 2026-06-16
   days on market $95,000 Active 5 DOM
4. 2026-06-15
   days on market $95,000 Active 4 DOM
5. 2026-06-14
   days on market $95,000 Active 2 DOM
6. 2026-06-13
   remarks 612-char remark
7. 2026-06-13
   listed $95,000 Active 1 DOM

ⓘ 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: $692 · $58/mo
• Projected year-2 tax: $692 · $58/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: $12,230
• − Mortgage interest: −$5,321
• − Property taxes: −$692
• − Insurance: −$475
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$2,764
• Taxable income: $1,021
• Est. tax owed @ 24.0%: −$245
• After-tax cash flow: $2,271/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
• City population: 175,913
• Population (ZIP): 12,196

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 34% Asian 3% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Chinese 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: ▼ -11.63%
• Current HPI: 156.4412
• Rent YoY: —
• Metro: —
• 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

+138.1% since first listed

6 events — show timeline

• 2026-06-11 Listed $95,000 MAAR
• 2022-07-28 Sold (MLS) $87,500 MAAR
• 2022-06-24 Listed $87,500 MAAR
• 2004-02-16 Listed $54,900 MAAR
• 2002-07-01 Sold (MLS) $27,500 MAAR
• 2002-02-06 Listed $39,900 MAAR

Property tax history

+9.2%/yr

Latest (2025): $692 · +1.9% YoY. Source: county tax records.