2031 Rexford Rd · Montgomery, AL 36116

$120,000

3 bd · 3.0 ba · 1,632 sqft · Townhouse public records · 13 Days on market

Built 1977 3,049 sqft lot Est $90k · 34% 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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +6.1/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• 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

A cute 3 bedroom 2 bathroom home located in a convenient area. This home has a large master bedroom with a nice size closet. All of the bedrooms are located upstairs. Down stairs is where the kitchen is with lots of cabinet space, wet bar, a built in book shelves, and a separate dining room. This one that you don't want to pass up so stop by and take a look. Property is sold in "AS IS Condition" no warranties expressed or implied. Property was built prior to 1978 and lead based paint may potentially exist.

Key facts

• Parking
• Built 1977
• Listed 13 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet available; Public water; Public sewer
• Home design: 2 stories; Brick construction; Slab foundation; Year built per public records
• Construction: Brick exterior; Slab foundation
• Exterior features: Fully fenced yard; Patio; City lot

Interior

• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: Carpet flooring; Tile flooring
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.4% 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 (+5.7%/yr); 293 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $830 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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.
• Current owner paid $90k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1977 — 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: 1.11% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $89,760
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2029 Rexford Rd	0.00mi	3/2.5	1,632 (0%)	5mo	$90,000	$55	93
2014 Rexford Rd	0.05mi	3/2.0	1,596 (-2%)	2mo	$105,000	$66	88
5703 Worchester Dr	0.07mi	3/2.5	1,608 (-2%)	5mo	$77,000	$48	88
2061 Rexford Rd	0.08mi	3/2.5	1,611 (-1%)	8mo	$72,000	$45	85
2059 Rexford Rd	0.07mi	3/2.5	1,584 (-3%)	22mo	$69,000	$44	72
2021 Rexford Rd	0.02mi	3/2.5	1,536 (-6%)	23mo	$88,000	$57	68
3048 Lynton Dr	0.43mi	3/2.5	1,541 (-6%)	3mo	$128,000	$83	66
2116 Rexford Rd	0.21mi	3/2.5	1,584 (-3%)	22mo	$73,000	$46	65
5303 Rexford Ct	0.28mi	3/2.0	1,514 (-7%)	14mo	$95,000	$63	59
2164 Rexford Rd	0.29mi	3/2.0	1,397 (-14%)	1mo	$49,000	$35	57

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 · 5.65% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.12×
• Total profit: $3,956
• Equity at exit: $17,892

10-year hold

• IRR: 14.8%
• Equity multiple: 2.33×
• Total profit: $44,614
• Equity at exit: $10,375

Cash invested: $33,600 (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 36116

• Home prices YoY: -9.7%
• Rents YoY: 5.7%
• Active inventory: 293
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,335 high
• Mortgage (P&I): −$629
• Tax from tax record: −$65 /mo · $778/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $311

Break-even live

Break-even rent $942

Max offer price $120,000

Occupancy floor 72%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2014 Rexford Rd Montgomery, AL	3.0	2.0	1596	$1,150	$0.72	43d	1	0.06mi
2060 Rexford Rd Montgomery, AL	3.0	2.5	1566	$925	$0.59	21d	1	0.08mi
2066 Rexford Rd Montgomery, AL	3.0	2.5	1632	$1,250	$0.77	21d	1	0.09mi
5720 Worchester Dr Montgomery, AL	2.0	2.0	1060	$895	$0.84	21d	1	0.12mi
2140 Rexford Rd Montgomery, AL	2.0	2.5	1428	$1,275	$0.89	43d	1	0.26mi
5635 Red Barn Rd Unit 1043848P Montgomery, AL	3.0	2.0	1496	$3,390	$2.27	13d	1	0.31mi
2495 Meadow Ridge Ln Montgomery, AL	1.0–3.0	1.0–2.0	1205	$1,199	$1.00	13d	14	0.64mi
5540 Ash Grove Cir Montgomery, AL	4.0	2.0	1904	$2,200	$1.16	21d	1	0.66mi
3364 Fountain Ln Montgomery, AL	1.0–3.0	1.0–2.5	1221	$1,099	$0.90	43d	1	0.82mi
1845 Young Farm Rd Montgomery, AL	3.0	2.0	1444	$1,750	$1.21	43d	1	0.87mi
2224 W Aberdeen Dr Montgomery, AL	4.0	2.0	1994	$1,600	$0.80	21d	1	0.95mi
1944 Woodrun Dr Montgomery, AL	3.0	2.0	1689	$1,595	$0.94	13d	1	0.97mi
2000 London Town Ln Montgomery, AL	1.0–3.0	1.0–2.0	950	$1,159	$1.22	13d	11	1.00mi
2000 Central Pkwy Montgomery, AL	1.0–3.0	1.0–2.0	1133	$2,135	$1.88	13d	14	1.01mi
4409 McCampbell Dr Montgomery, AL	4.0	2.0	1786	$1,600	$0.90	13d	1	1.07mi
1610 Limestone Ct Montgomery, AL	3.0	2.5	1218	$1,300	$1.07	21d	1	1.08mi
1421 Stonehenge Rd Montgomery, AL	1.0–3.0	1.0–1.5	895	$1,199	$1.34	43d	1	1.09mi
2311 Cottingham Dr Montgomery, AL	3.0	2.0	1676	$1,595	$0.95	43d	1	1.10mi
1615 Woodmere Loop Montgomery, AL	3.0	2.0	1212	$1,250	$1.03	43d	1	1.11mi
1612 Woodmere Loop Montgomery, AL	3.0	1.5	1425	$1,775	$1.25	43d	1	1.11mi
6025 Oldcastle Pl Montgomery, AL	3.0	2.0	1350	$1,775	$1.31	43d	1	1.12mi
3638 Castle Ridge Rd Montgomery, AL	3.0	2.0	1100	$800	$0.73	13d	1	1.16mi
4008 Oak Shadow Ln Montgomery, AL	3.0	2.5	1741	$1,395	$0.80	21d	1	1.18mi
5600 Carmichael Rd Montgomery, AL	2.0	1.0–2.0	722	$1,153	$1.60	43d	1	1.20mi
4243 Vaughn Rd Unit 1043807P Montgomery, AL	4.0	2.0	1496	$3,360	$2.25	43d	1	1.24mi
4707 Mitford Cir Montgomery, AL	3.0	2.0	1943	$1,800	$0.93	43d	1	1.28mi
5800 Eagle Cir Montgomery, AL	1.0–3.0	1.0–2.0	1000	$1,051	$1.05	43d	1	1.28mi
2420 Haddington Rd Unit 1519890P Montgomery, AL	4.0	1.0	1679	$4,483	$2.67	13d	1	1.31mi
3201 Watchman Dr Montgomery, AL	1.0–3.0	1.0–2.0	1054	$1,644	$1.56	13d	10	1.38mi
7104 Fair Oaks Ct Montgomery, AL	3.0	2.0	1656	$1,881	$1.14	43d	1	1.44mi
1857 Still Oaks Dr Montgomery, AL	4.0	2.0	1791	$1,850	$1.03	21d	1	1.46mi

Listing history 12 events

1. 2026-06-18
   days on market $120,000 Active 13 DOM
2. 2026-06-17
   days on market $120,000 Active 12 DOM
3. 2026-06-16
   days on market $120,000 Active 11 DOM
4. 2026-06-15
   days on market $120,000 Active 10 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   days on market $120,000 Active 8 DOM
7. 2026-06-13
   days on market $120,000 Active 7 DOM
8. 2026-06-10
   days on market $120,000 Active 5 DOM
9. 2026-06-09
   days on market $120,000 Active 4 DOM
10. 2026-06-08
    days on market $120,000 Active 3 DOM
11. 2026-06-07
    remarks 654-char remark
12. 2026-06-07
    listed $120,000 Active 2 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: $778 · $65/mo
• Projected year-2 tax: $778 · $65/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 8/10 Severe 7 d/yr ≥108°F today · 21 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,020
• − Mortgage interest: −$6,722
• − Property taxes: −$778
• − Insurance: −$600
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$3,491
• Taxable income: $1,866
• Est. tax owed @ 24.0%: −$448
• After-tax cash flow: $3,279/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): 45,250
• Household income: $55,160
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2786.0

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 (80%)
• Race & ethnicity: Black 80% White 12% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Korean 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: ▼ -16.31%
• Current HPI: 151.8598
• Rent YoY: ▲ 5.65%
• 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

+60.2% since first listed

11 events — show timeline

• 2026-06-05 Listed $120,000 MAAR
• 2023-05-31 Sold (Public Records) $90,000 Public Records
• 2023-05-19 Pending — MAAR
• 2023-05-19 Sold (MLS) $90,000 MAAR
• 2023-04-25 Contingent — MAAR
• 2022-11-07 Listed $120,000 MAAR
• 2016-02-29 Sold (MLS) $25,000 MAAR
• 2015-12-22 Listed $29,500 MAAR
• 2006-07-16 Listed $84,900 MAAR
• 2002-07-29 Sold (MLS) $71,000 MAAR
• 2002-01-07 Listed $74,900 MAAR

Property tax history

+4.6%/yr

Latest (2025): $778 · +0.6% YoY. Source: county tax records.