610 N Maryland Dr N · Montgomery, AL 36107

$17,500

2 bd · 2.0 ba · 1,136 sqft · SingleFamily public records · 64 Days on market

Built 1945 $15/sqft · 74% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks with this 2-bedroom, 1-bath property located in the sought-after Capitol Heights neighborhood. Situated just minutes from downtown and the city’s vibrant tourism hub, this home offers exceptional upside potential for the right investor or renovation specialist. The property has experienced fire damage and is being sold AS IS, making it an ideal candidate for a full rehab or redevelopment project. With solid bones and a desirable layout, there’s significant opportunity to restore and add value in a rapidly appreciating area. Capitol Heights continues to attract attention for its proximity to local attractions, dining, and economic growth, making this a strategic addition to any investment portfolio.

Key facts

• Solid bones
• Desirable layout
• Local attractions

Tags

• CAPITOL HEIGHTS NEIGHBORHOOD
• FULL REHAB
• SOLID BONES
• DESIRABLE LAYOUT
• LOCAL ATTRACTIONS
• ECONOMIC GROWTH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $18k).
• Recommended offer: $16k (6.0% below list) — sets the bar for market timing.
• Cap rate 48.6% 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 fast (+5.0%/yr); 67 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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).
• This rent runs 36% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $121 of loan paydown is wiped out by about $525 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 + 5.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($16k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $500; list at $18k implies a 3400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; 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 $16,450 (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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 5.54% ✓
• Cap rate: 48.62%
• Cash-on-cash: 151.18%
• DSCR: 7.73
• GRM: 1.5

CMA / ARV

• ARV (median comp): $53,575
• List price: $17,500
• Delta: -67.34%
• 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
2318 Winona Ave	0.40mi	2/1.0	1,118 (-2%)	2mo	$89,000	$80	73
2050 Yancey Ave	0.25mi	3/2.0 (+1)	1,040 (-8%)	8mo	$95,000	$91	63
2119 Mckinley Ave	0.16mi	2/1.0	987 (-13%)	8mo	$34,000	$34	60
2015 Stokes St	0.20mi	3/2.0 (+1)	1,280 (+13%)	7mo	$100,000	$78	59
2019 Stokes St	0.19mi	3/2.0 (+1)	1,280 (+13%)	8mo	$105,000	$82	58
1619 Yancey Ave	0.51mi	3/1.0 (+1)	1,143 (+1%)	12mo	$87,000	$76	56
13 Oak Forest Dr	0.74mi	2/1.0	1,110 (-2%)	2mo	$46,500	$42	56
717 W Shawnee Dr W	0.60mi	3/1.0 (+1)	1,216 (+7%)	4mo	$57,000	$47	48
104 Brantwood Dr	0.57mi	3/1.0 (+1)	1,208 (+6%)	11mo	$98,000	$81	45
13 Bradley Dr	0.70mi	3/1.0 (+1)	1,264 (+11%)	6mo	$110,000	$87	34
105 Dunn Dr	0.70mi	2/1.0	1,295 (+14%)	7mo	$50,600	$39	34
1981 Speigle St	0.73mi	3/2.0 (+1)	1,290 (+14%)	12mo	$65,600	$51	28

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 · 5.05% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.87×
• Total profit: $38,554
• Equity at exit: $2,609

10-year hold

• IRR: —
• Equity multiple: 19.99×
• Total profit: $93,061
• Equity at exit: $1,513

Cash invested: $4,900 (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 36107

• Home prices YoY: -10.9%
• Rents YoY: 5.0%
• Active inventory: 67
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $970 high
• Mortgage (P&I): −$92
• Tax from tax record: −$50 /mo · $595/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $617

Break-even live

Break-even rent $188

Max offer price $17,500

Occupancy floor 31%

Sensitivity live

Price	-10% $627	-5% $622	+0% $617	+5% $612	+10% $607
Rent	-10% $541	-5% $579	+0% $617	+5% $656	+10% $694
Rate	-1.0pp $626	-0.5pp $622	base $617	+0.5pp $613	+1.0pp $608

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: $4,375
• Closing costs: $525
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2023 Windsor Ave Montgomery, AL	2.0	1.0	889	$895	$1.01	44d	1	0.08mi
2122 Windsor Ave Montgomery, AL	2.0	1.0	1052	$725	$0.69	44d	1	0.11mi
517 N Florida St Unit B Montgomery, AL	2.0	1.0	900	$750	$0.83	44d	1	0.13mi
2009 Yancey Ave Montgomery, AL	3.0	1.0	1140	$1,080	$0.95	22d	1	0.21mi
424 N California St Apt D Montgomery, AL	2.0	1.0	850	$778	$0.92	22d	1	0.22mi
2121 Winona Ave Unit 2123 Montgomery, AL	1.0	1.5	828	$995	$1.20	14d	1	0.27mi
2243 Winona Ave Montgomery, AL	3.0	1.0	1492	$1,225	$0.82	22d	1	0.32mi
2310 Yancey Ave Montgomery, AL	3.0	1.0	1212	$1,250	$1.03	44d	1	0.32mi
2241 Saint Charles Ave Unit 2247 Montgomery, AL	1.0	1.0	915	$1,475	$1.61	44d	1	0.38mi
2229 Madison Ave Montgomery, AL	2.0	1.0	1100	$625	$0.57	44d	1	0.46mi
508 Glenmore Rd Montgomery, AL	2.0	1.0	1135	$1,000	$0.88	44d	1	0.50mi
2006 Harmon St Unit 3 Montgomery, AL	3.0	1.0	800	$500	$0.62	44d	1	0.54mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	14d	1	0.58mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	44d	1	0.58mi
2113 Brewton St Montgomery, AL	3.0	1.0	1363	$1,150	$0.84	44d	1	0.63mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	44d	1	0.67mi
7 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	961	$850	$0.88	44d	1	0.67mi
1530 Saint Charles Ave Unit B Montgomery, AL	1.0	1.0	725	$775	$1.07	44d	1	0.67mi
2503 Skyline Ave Montgomery, AL	3.0	1.0	1015	$1,150	$1.13	44d	1	0.69mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	22d	1	0.70mi
1517 Madison Ave Montgomery, AL	1.0	1.0	1044	$650	$0.62	44d	1	0.71mi
1517 Madison Ave Montgomery, AL	1.0	1.0	1044	$650	$0.62	22d	1	0.71mi
39 S Lewis St Montgomery, AL	2.0	1.0	1209	$950	$0.79	44d	1	0.72mi
2001 Speigle St Montgomery, AL	3.0	1.0	1260	$1,035	$0.82	44d	1	0.75mi
1324 Federal Dr Montgomery, AL	2.0	1.0	1000	$1,100	$1.10	44d	1	0.76mi
1415 Madison Ave Apt E Montgomery, AL	2.0	1.0	825	$1,095	$1.33	14d	1	0.79mi
329 S Capitol Pkwy Apt A Montgomery, AL	1.0	1.0	800	$645	$0.81	44d	1	0.87mi
319 Olivia Ct Montgomery, AL	2.0	1.0	850	$700	$0.82	22d	1	0.87mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	22d	1	0.89mi
2009 Palmetto St Montgomery, AL	3.0	1.0	1487	$1,050	$0.71	44d	1	0.95mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	14d	1	0.98mi
2019 Amos St Montgomery, AL	3.0	1.5	1134	$985	$0.87	44d	1	0.99mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	14d	1	1.00mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	44d	1	1.02mi
186 E Salem Dr Montgomery, AL	3.0	1.0	1040	$1,195	$1.15	22d	1	1.04mi
1834 Highland Ave Unit A Montgomery, AL	1.0	1.0	980	$1,250	$1.28	44d	1	1.08mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	44d	1	1.09mi
2056 Midway St Montgomery, AL	3.0	1.0	1110	$985	$0.89	44d	1	1.09mi
2076 Midway St Montgomery, AL	3.0	1.0	1068	$1,000	$0.94	44d	1	1.10mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	44d	1	1.11mi

Listing history 17 events

1. 2026-06-18
   days on market $17,500 Active 64 DOM
2. 2026-06-17
   days on market $17,500 Active 63 DOM
3. 2026-06-16
   days on market $17,500 Active 62 DOM
4. 2026-06-15
   days on market $17,500 Active 61 DOM
5. 2026-06-14
   days on market $17,500 Active 59 DOM
6. 2026-06-13
   days on market $17,500 Active 58 DOM
7. 2026-06-10
   days on market $17,500 Active 56 DOM
8. 2026-06-09
   days on market $17,500 Active 55 DOM
9. 2026-06-08
   days on market $17,500 Active 54 DOM
10. 2026-06-07
    days on market $17,500 Active 53 DOM
11. 2026-06-03
    days on market $17,500 Active 49 DOM
12. 2026-06-02
    days on market $17,500 Active 48 DOM
13. 2026-06-01
    days on market $17,500 Active 47 DOM
14. 2026-05-31
    days on market $17,500 Active 46 DOM
15. 2026-05-30
    days on market $17,500 Active 45 DOM
16. 2026-04-15
    listed $17,500 Active 738-char remark

    Show marketing remark (738 chars)

    Opportunity knocks with this 2-bedroom, 1-bath property located in the sought-after Capitol Heights neighborhood. Situated just minutes from downtown and the city’s vibrant tourism hub, this home offers exceptional upside potential for the right investor or renovation specialist. The property has experienced fire damage and is being sold AS IS, making it an ideal candidate for a full rehab or redevelopment project. With solid bones and a desirable layout, there’s significant opportunity to restore and add value in a rapidly appreciating area. Capitol Heights continues to attract attention for its proximity to local attractions, dining, and economic growth, making this a strategic addition to any investment portfolio.

17. 2019-04-08
    soldstatus $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: $595 · $50/mo
• Projected year-2 tax: $595 · $50/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 · 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: $11,634
• − Mortgage interest: −$980
• − Property taxes: −$595
• − Insurance: −$88
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$509
• Taxable income: $7,601
• Est. tax owed @ 24.0%: −$1,824
• After-tax cash flow: $5,584/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): 8,001
• Household income: $32,492
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 642.0

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 0.69)
• Race & ethnicity: Black 43% White 27% Hispanic / Latino 23% Two or more races 20%
• Hispanic origin (detail): Mexican 8% Cuban 3%
• Common ancestry: Slovak 1% Iranian 1% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 83% English-only · Spanish 13%

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: ▼ -18.16%
• Current HPI: 147.8065
• Rent YoY: ▲ 5.05%
• 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

2 events — show timeline

• 2026-04-15 Listed $17,500 MAAR
• 2019-04-08 Sold (Public Records) $500 Public Records

Property tax history

+4.4%/yr

Latest (2024): $595 · +15.0% YoY. Source: county tax records.