2626 Girard St · Montgomery, AL 36106

$172,500

4 bd · 2.0 ba · 1,839 sqft · SingleFamily public records · 82 Days on market

Built 1933 6,969 sqft lot $94/sqft · 31% below area Est $252k · 31% under

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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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is all about location and possibility. The house has a new roof that was finished March 2026 the roof has a 30 year transferable warranty. Being located in the heart of Old Cloverdale, this property is just a few minutes walk from Huntington College, and popular dining and shopping the area has to offer. This is a 4/2, 1839 sqft home with lots of potential. The original wood floors downstairs are in good condition, and the layout has plenty of open space waiting to be reworked. Come see what this house has to offer. This house is priced with the remodel in mind. Property is being sold as-is. Buyer to verify any and all information regarding property.

Key facts

• Open space
• Original wood floors
• New roof

Tags

• NEW ROOF
• TRANSFERABLE WARRANTY
• HEART OF OLD CLOVERDALE
• WALK FROM HUNTINGTON COLLEGE
• ORIGINAL WOOD FLOORS
• OPEN SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/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 $166k (3.9% below list).
• Recommended offer: $162k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 (+6.3%/yr); 137 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $91k; list at $172k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.
• 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 $162,150 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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 1933 — 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: 0.96% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (median comp): $251,605
• List price: $172,500
• Delta: -31.44%
• 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
1324 Felder Ave	0.30mi	3/2.0 (-1)	1,843 (+0%)	2mo	$140,000	$76	79
1028 Magnolia Curv	0.10mi	3/1.5 (-1)	1,661 (-10%)	1mo	$250,000	$151	71
2017 Hazel Hedge Ln	0.45mi	3/2.0 (-1)	1,951 (+6%)	2mo	$235,000	$120	62
3237 Cloverdale Rd	0.52mi	3/2.0 (-1)	1,954 (+6%)	2mo	$240,000	$123	58
1908 Norman Bridge Ct	0.62mi	3/2.0 (-1)	1,762 (-4%)	2mo	$129,000	$73	57
1430 Midlane Ct	0.37mi	3/2.0 (-1)	2,072 (+13%)	3mo	$217,500	$105	54
3469 Wellington Rd	0.73mi	3/2.0 (-1)	1,782 (-3%)	3mo	$49,900	$28	53
3417 Wellington Rd	0.65mi	3/2.0 (-1)	1,722 (-6%)	1mo	$100,000	$58	53
3455 Wellington Rd	0.71mi	4/2.0	2,038 (+11%)	3mo	$100,000	$49	46
3115 Lexington Rd	0.57mi	3/2.0 (-1)	1,620 (-12%)	5mo	$226,000	$140	45
615 Hubbard St	0.54mi	3/1.0 (-1)	1,586 (-14%)	0mo	$112,000	$71	43
3123 Norman Bridge Rd	0.64mi	3/2.0 (-1)	1,636 (-11%)	5mo	$146,500	$90	43

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 · 6.29% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-5,889
• Equity at exit: $25,720

10-year hold

• IRR: 9.6%
• Equity multiple: 1.84×
• Total profit: $40,708
• Equity at exit: $14,915

Cash invested: $48,300 (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 36106

• Home prices YoY: -13.1%
• Rents YoY: 6.3%
• Active inventory: 137
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$905
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $258

Break-even live

Break-even rent $1,331

Max offer price $172,500

Occupancy floor 79%

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2727 Boultier St Montgomery, AL	1.0–3.0	1.0–2.0	1070	$1,582	$1.48	13d	3	0.05mi
1355 Magnolia Curv Montgomery, AL	3.0	3.0	2260	$1,800	$0.80	13d	1	0.24mi
1425 Blairwood Montgomery, AL	3.0	2.0	1700	$1,850	$1.09	13d	1	0.39mi
1450 Crenshaw Pl S Montgomery, AL	3.0	2.0	1641	$1,775	$1.08	43d	1	0.43mi
2043 Hazel Hedge Ln Montgomery, AL	4.0	3.0	2001	$1,650	$0.82	13d	1	0.49mi
3256 Montezuma Rd Montgomery, AL	3.0	2.0	1515	$1,450	$0.96	43d	1	0.54mi
1919 Norman Bridge Ct Unit 1043838P Montgomery, AL	4.0	3.0	1539	$4,108	$2.67	43d	1	0.63mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	43d	1	0.68mi
3235 Norman Bridge Rd Montgomery, AL	3.0	1.0	1873	$900	$0.48	43d	1	0.70mi
334 Felder Ave Montgomery, AL	3.0	2.0	2223	$2,395	$1.08	43d	1	0.71mi
3485 Wellington Rd Montgomery, AL	3.0	2.0	2437	$1,395	$0.57	21d	1	0.73mi
2045 Bullard St Unit 1043526P Montgomery, AL	3.0	2.0	1797	$2,198	$1.22	43d	1	0.78mi
2009 Bullard St Montgomery, AL	5.0	2.0	1992	$1,975	$0.99	21d	1	0.80mi
2053 Gorgas St Montgomery, AL	3.0	1.0	1955	$1,200	$0.61	21d	1	0.85mi
3510 Bankhead Ave Montgomery, AL	3.0	3.0	2210	$2,250	$1.02	43d	1	0.88mi
2014 Commodore St Montgomery, AL	3.0	2.0	1613	$1,450	$0.90	13d	1	0.90mi
139 Mount Vernon Dr Unit A Montgomery, AL	4.0	2.5	1700	$1,000	$0.59	43d	1	0.95mi
3304 Gilmer Ave Montgomery, AL	4.0	2.0	2009	$1,400	$0.70	21d	1	0.96mi
1259 S Lawrence St Montgomery, AL	3.0	1.0	1728	$1,300	$0.75	43d	1	0.99mi
1842 Gillespie Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	43d	1	1.06mi
3543 Berkley Dr Montgomery, AL	4.0	2.0	2067	$1,575	$0.76	13d	1	1.15mi
1839 Robison Hill Rd Montgomery, AL	4.0	2.0	1370	$1,550	$1.13	21d	1	1.24mi
1437 Beaumont Dr Montgomery, AL	4.0	2.0	2029	$1,500	$0.74	43d	1	1.27mi
22 W Cromwell St Montgomery, AL	4.0	2.0	1645	$1,350	$0.82	21d	1	1.29mi
1827 Pinecrest Dr Montgomery, AL	4.0	3.0	1893	$1,550	$0.82	13d	1	1.31mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	43d	1	1.33mi
3544 Southmont Dr Montgomery, AL	4.0	1.5	1774	$1,300	$0.73	21d	1	1.35mi
3649 Princeton Rd Montgomery, AL	3.0	1.0	1266	$1,200	$0.95	21d	1	1.38mi
1814 Sylvan Dr Montgomery, AL	3.0	2.0	1785	$1,400	$0.78	21d	1	1.39mi
1388 Adrian Ln Montgomery, AL	5.0	2.0	1701	$1,600	$0.94	13d	1	1.40mi
2988 Old Farm Rd Montgomery, AL	3.0	2.5	2314	$1,900	$0.82	43d	1	1.43mi
2009 Palmetto St Montgomery, AL	3.0	1.0	1487	$1,050	$0.71	43d	1	1.44mi
2983 Old Farm Rd Montgomery, AL	3.0	2.0	2000	$1,725	$0.86	21d	1	1.46mi
2929 Canterbury Ct Unit 1043474P Montgomery, AL	4.0	2.5	2464	$2,667	$1.08	21d	1	1.48mi

Listing history 17 events

1. 2026-06-10
   days on market $172,500 Active 82 DOM
2. 2026-06-09
   days on market $172,500 Active 81 DOM
3. 2026-06-08
   days on market $172,500 Active 80 DOM
4. 2026-06-07
   days on market $172,500 Active 79 DOM
5. 2026-06-03
   days on market $172,500 Active 75 DOM
6. 2026-06-02
   days on market $172,500 Active 74 DOM
7. 2026-06-01
   days on market $172,500 Active 73 DOM
8. 2026-05-31
   days on market $172,500 Active 72 DOM
9. 2026-05-30
   days on market $172,500 Active 71 DOM
10. 2026-03-20
    listed $172,500 Active 672-char remark

    Show marketing remark (672 chars)

    This property is all about location and possibility. The house has a new roof that was finished March 2026 the roof has a 30 year transferable warranty. Being located in the heart of Old Cloverdale, this property is just a few minutes walk from Huntington College, and popular dining and shopping the area has to offer. This is a 4/2, 1839 sqft home with lots of potential. The original wood floors downstairs are in good condition, and the layout has plenty of open space waiting to be reworked. Come see what this house has to offer. This house is priced with the remodel in mind. Property is being sold as-is. Buyer to verify any and all information regarding property.

11. 2025-12-10
    price $179,900
12. 2025-12-10
    status Active
13. 2025-10-02
    historical Contingent
14. 2025-09-08
    price $185,000
15. 2025-08-01
    listed $199,500 Active
16. 2008-03-21
    listed $199,500
17. 2006-01-30
    soldstatus $91,000

ⓘ 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: $903 · $75/mo
• Projected year-2 tax: $903 · $75/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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,900
• − Mortgage interest: −$9,663
• − Property taxes: −$903
• − Insurance: −$862
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$5,018
• Taxable income: $270
• Est. tax owed @ 24.0%: −$65
• After-tax cash flow: $3,035/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): 14,065
• Household income: $69,087
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 876.0

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 0.58)
• Race & ethnicity: White 47% Black 43% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 3%

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: ▼ -22.82%
• Current HPI: 151.1822
• Rent YoY: ▲ 6.29%
• 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

+89.6% since first listed

8 events — show timeline

• 2026-03-20 Listed $172,500 MAAR
• 2025-12-10 Price Changed $179,900 MAAR
• 2025-12-10 Relisted — MAAR
• 2025-10-02 Contingent — MAAR
• 2025-09-08 Price Changed $185,000 MAAR
• 2025-08-01 Listed $199,500 MAAR
• 2008-03-21 Listed $199,500 MAAR
• 2006-01-30 Sold (Public Records) $91,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $903 · +0.0% YoY. Source: county tax records.