868 Dunbarton Dr · Montgomery, AL 36117

$179,900

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 56 Days on market

Built 1978 0.50 ac lot Est $157k · 14% over

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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 +15.7/30.0
• DSCR +4.8/10.0
• 1% rule +3.6/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

SINGLE FAMILY HOME LOOKING FOR A NEW OWNER! Don't miss your opportunity to become the new owner of this 3 bed/2 bath home! Features include a spacious living room with a warm fireplace and tons of cabinetry in the eat-in kitchen. The bedrooms provide enough space for all your bedroom furniture and tub/shower combinations in the baths. Enjoy grilling out on the weekends on the patio when the weather is nice. DON'T DELAY-BUY TODAY! REO PROPERTY-BANK OWNED. PROPERTY SOLD AS IS. The Listing Broker & Seller assume no responsibility & make no guarantees, warranties or representations as to accuracy of the property information or photographs. Buyer to turn on Utilities for INSPECTIONS.

Key facts

• New appliances
• Updated kitchen
• New laminate floors

Tags

• UPDATED KITCHEN
• GRANITE
• NEW APPLIANCES
• NEW ROOF
• NEW ELECTRICAL PANEL
• NEW LAMINATE FLOORS

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Electricity available; Propane; Public water; Public sewer
• Home design: Single-story home
• Construction: Brick construction; Slab foundation
• Exterior features: Fully fenced yard; Patio; City lot with mature trees; Lot dimensions approximately 65 x 156.7

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Disposal
• Bedrooms: Bedrooms located on the first floor
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Blinds on windows; Linen closet; Vaulted ceiling(s); Window treatments
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $78 ($932/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 $154k (14.3% below list).
• Recommended offer: $154k (14.3% below list) — sets the bar for 1% rule.

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: employment D, crime F, amenities D-.
• 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.
• Zoned schools: Wares Ferry Elementary School (math 2% / reading 22%, grade F, #536 of 627 statewide, top 88%, 372 students, 73% FRL); Lee High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 1,374 students, 86% FRL).
• Market conditions: Rents rising (+3.0%/yr); 409 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $5k 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 56 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 29y 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

• 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 $154,223 (14.3% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.86% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $157,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
576 Dunbarton Rd	0.45mi	3/2.0	1,355 (-1%)	4mo	$152,000	$112	74
5791 Darien Dr	0.27mi	3/2.0	1,473 (+8%)	1mo	$153,000	$104	74
5757 Sweet Mdw	0.46mi	3/2.0	1,395 (+2%)	3mo	$172,500	$124	73
5737 Darien Dr	0.22mi	3/2.0	1,511 (+10%)	3mo	$172,000	$114	70
728 Amity Ln	0.13mi	4/2.0 (+1)	1,218 (-11%)	2mo	$140,500	$115	69
5728 Sweet Meadow Dr	0.42mi	3/2.0	1,477 (+8%)	1mo	$181,400	$123	67
1202 Sweetwood Ct	0.60mi	3/2.0	1,413 (+3%)	2mo	$163,000	$115	65
6265 Wares Ferry Rd	0.74mi	3/2.0	1,336 (-2%)	1mo	$141,000	$106	61
6120 Hinchcliff Rd	0.74mi	3/2.0	1,350 (-1%)	3mo	$159,000	$118	61
6429 Sandy Ridge Curv	0.61mi	3/2.0	1,557 (+14%)	4mo	$180,000	$116	45
426 Stroll Dr	0.73mi	3/1.5	1,226 (-10%)	4mo	$137,500	$112	43
6241 Wares Ferry Rd	0.70mi	3/2.0	1,555 (+14%)	5mo	$153,000	$98	40

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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-24,259
• Equity at exit: $26,824

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-14,978
• Equity at exit: $15,554

Cash invested: $50,372 (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 36117

• Home prices YoY: -20.0%
• Rents YoY: 3.0%
• Active inventory: 409
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,542 high
• Mortgage (P&I): −$943
• Tax from tax record: −$122 /mo · $1,468/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $78

Break-even live

Break-even rent $1,444

Max offer price $179,900

Occupancy floor 90%

Sensitivity live

Price	-10% $180	-5% $129	+0% $78	+5% $27	+10% $-24
Rent	-10% $-44	-5% $17	+0% $78	+5% $139	+10% $200
Rate	-1.0pp $168	-0.5pp $123	base $78	+0.5pp $31	+1.0pp $-16

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
728 Amity Ln Montgomery, AL	4.0	2.0	1218	$1,700	$1.40	15d	1	0.15mi
713 Amity Ln Montgomery, AL	4.0	2.0	1696	$1,900	$1.12	45d	1	0.18mi
5805 Hyde Park Dr Montgomery, AL	3.0	2.0	1757	$1,511	$0.86	23d	1	0.31mi
5712 Roxboro Dr Montgomery, AL	4.0	2.0	1544	$1,450	$0.94	23d	1	0.38mi
760 N Burbank Dr Montgomery, AL	3.0	2.0	1102	$1,400	$1.27	45d	1	0.43mi
5735 Sweet Meadow Dr Montgomery, AL	3.0	2.0	1413	$1,525	$1.08	45d	1	0.46mi
516 Lawndale Ln Montgomery, AL	3.0	1.0	1125	$1,150	$1.02	45d	1	0.56mi
535 Lawndale Ln Montgomery, AL	4.0	1.5	1260	$1,100	$0.87	15d	1	0.58mi
633 Groveland Dr Montgomery, AL	3.0	2.0	1424	$1,200	$0.84	45d	1	0.68mi
6265 Wares Ferry Rd Montgomery, AL	3.0	2.0	1336	$1,600	$1.20	15d	1	0.76mi
605 Plantation Way Montgomery, AL	4.0	2.0	1519	$1,200	$0.79	23d	1	0.77mi
323 N Burbank Dr Montgomery, AL	4.0	2.0	1584	$1,381	$0.87	15d	1	0.78mi
457 Mulligan Dr Montgomery, AL	3.0	2.0	1344	$1,335	$0.99	45d	1	0.78mi
438 Mulligan Dr Montgomery, AL	4.0	2.0	1232	$1,500	$1.22	45d	1	0.81mi
706 Placid Dr Montgomery, AL	3.0	1.5	1120	$1,400	$1.25	15d	1	0.85mi
6061 Karen Valley Cv Montgomery, AL	3.0	2.0	1509	$1,500	$0.99	23d	1	0.86mi
523 Placid Dr Montgomery, AL	3.0	2.0	1122	$1,195	$1.07	45d	1	0.89mi
538 Hollow Wood Rd Montgomery, AL	2.0	2.0	1053	$1,100	$1.04	45d	1	0.90mi
564 Glade Park Loop Unit 1043856P Montgomery, AL	4.0	2.0	1496	$2,736	$1.83	15d	1	0.92mi
428 Fieldbrook Dr Montgomery, AL	3.0	1.5	1440	$995	$0.69	23d	1	0.93mi
4732 Retreat Rd Montgomery, AL	2.0	2.0	1034	$995	$0.96	23d	1	0.94mi
6320 Burbank Crossing Loop Montgomery, AL	3.0	2.0	1238	$1,600	$1.29	45d	1	0.95mi
6272 Deerwood Dr Montgomery, AL	3.0	2.0	1754	$1,875	$1.07	23d	1	0.96mi
6272 Deerwood Dr Montgomery, AL	3.0	2.0	1754	$1,785	$1.02	15d	1	0.96mi
6411 Pinebrook Dr Montgomery, AL	3.0	1.5	1120	$1,095	$0.98	45d	1	0.97mi
6409 Deerwood Pl Montgomery, AL	3.0	2.0	1504	$1,711	$1.14	15d	1	0.98mi
241 Kroy Dr Montgomery, AL	4.0	2.0	1450	$1,195	$0.82	45d	1	1.00mi
6265 Nature Dr Montgomery, AL	3.0	2.0	1400	$1,050	$0.75	15d	1	1.15mi
6005 Tamarack Dr Montgomery, AL	4.0	2.0	1617	$1,650	$1.02	45d	1	1.15mi
6121 Boardwalk Blvd Montgomery, AL	3.0	2.0	1155	$1,075	$0.93	23d	1	1.26mi
6121 Boardwalk Blvd Montgomery, AL	1.0–3.0	1.0–2.0	877	$1,075	$1.23	15d	4	1.26mi
185 Eastdale Rd S Montgomery, AL	1.0–2.0	1.0–2.0	846	$1,100	$1.30	23d	4	1.37mi
203 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.0	931	$1,290	$1.39	15d	13	1.45mi
4536 Wake Forest Dr Montgomery, AL	3.0	2.0	1244	$1,250	$1.00	45d	1	1.48mi
101 S Burbank Dr Montgomery, AL	1.0–2.0	1.0–1.5	850	$997	$1.17	15d	5	1.48mi

Listing history 21 events

1. 2026-05-01
   soldstatus $176,500
2. 2026-04-29
   status Pending
3. 2026-03-15
   price $179,900
4. 2026-03-04
   listed $184,900 Active
5. 2024-09-12
   historical $1,050
6. 2024-09-12
   listed $1,050
7. 2024-06-08
   historical $1,025
8. 2024-06-08
   listed $1,025
9. 2015-07-27
   listed $88,900
10. 2015-04-30
    soldstatus $51,504 699-char remark

    Show marketing remark (699 chars)

    SINGLE FAMILY HOME LOOKING FOR A NEW OWNER! Don't miss your opportunity to become the new owner of this 3 bed/2 bath home! Features include a spacious living room with a warm fireplace and tons of cabinetry in the eat-in kitchen. The bedrooms provide enough space for all your bedroom furniture and tub/shower combinations in the baths. Enjoy grilling out on the weekends on the patio when the weather is nice. DON'T DELAY-BUY TODAY! REO PROPERTY-BANK OWNED. PROPERTY SOLD AS IS. The Listing Broker & Seller assume no responsibility & make no guarantees, warranties or representations as to accuracy of the property information or photographs. Buyer to turn on Utilities for INSPECTIONS.

11. 2015-03-02
    listed $42,400 699-char remark

    Show marketing remark (699 chars)

    SINGLE FAMILY HOME LOOKING FOR A NEW OWNER! Don't miss your opportunity to become the new owner of this 3 bed/2 bath home! Features include a spacious living room with a warm fireplace and tons of cabinetry in the eat-in kitchen. The bedrooms provide enough space for all your bedroom furniture and tub/shower combinations in the baths. Enjoy grilling out on the weekends on the patio when the weather is nice. DON'T DELAY-BUY TODAY! REO PROPERTY-BANK OWNED. PROPERTY SOLD AS IS. The Listing Broker & Seller assume no responsibility & make no guarantees, warranties or representations as to accuracy of the property information or photographs. Buyer to turn on Utilities for INSPECTIONS.

12. 2012-12-11
    listed $85,000
13. 2006-10-27
    soldstatus $99,900
14. 2006-09-19
    listed $99,900
15. 2004-07-15
    soldstatus $91,000
16. 2004-05-06
    listed $89,900
17. 2000-03-06
    soldstatus $75,900
18. 1999-08-27
    listed $76,900
19. 1997-10-07
    listed $79,990
20. 1997-05-23
    soldstatus $78,459
21. 1997-03-03
    listed $79,990

ⓘ 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: $1,468 · $122/mo
• Projected year-2 tax: $1,468 · $122/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 4/10 Moderate
• 🌡 Heat 8/10 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,507
• − Mortgage interest: −$10,077
• − Property taxes: −$1,468
• − Insurance: −$900
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$5,233
• Taxable loss: −$2,132
• Est. tax savings @ 24.0%: +$512
• After-tax cash flow: $1,444/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): 53,172
• Household income: $74,720
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1742.0

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: Black 53% White 34% Asian 8% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 9% · South Korea, Canada, China
• Languages at home: 90% English-only · Korean 4% Spanish 3% Other Indo-European 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: ▼ -37.24%
• Current HPI: 148.7728
• Rent YoY: ▲ 2.99%
• 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

+120.7% since first listed

21 events — show timeline

• 2026-05-01 Sold (Public Records) $176,500 Public Records
• 2026-04-29 Pending — MAAR
• 2026-03-15 Price Changed $179,900 MAAR
• 2026-03-04 Listed $184,900 MAAR
• 2024-09-12 Rental Removed $1,050 PROPERTYWARE
• 2024-09-12 Listed for Rent $1,050 PROPERTYWARE
• 2024-06-08 Rental Removed $1,025 PROPERTYWARE
• 2024-06-08 Listed for Rent $1,025 PROPERTYWARE
• 2015-07-27 Listed $88,900 MAAR
• 2015-04-30 Sold (MLS) $51,504 MAAR
• 2015-03-02 Listed $42,400 MAAR
• 2012-12-11 Listed $85,000 MAAR
• 2006-10-27 Sold (MLS) $99,900 MAAR
• 2006-09-19 Listed $99,900 MAAR
• 2004-07-15 Sold (MLS) $91,000 MAAR
• 2004-05-06 Listed $89,900 MAAR
• 2000-03-06 Sold (MLS) $75,900 MAAR
• 1999-08-27 Listed $76,900 MAAR
• 1997-10-07 Listed $79,990 MAAR
• 1997-05-23 Sold (MLS) $78,459 MAAR
• 1997-03-03 Listed $79,990 MAAR

Property tax history

+15.8%/yr

Latest (2025): $1,468 · +2.4% YoY. Source: county tax records.