605 Buford St · Montgomery, AL 36107

$55,000

2 bd · 2.0 ba · 980 sqft · SingleFamily public records · 11 Days on market

Built 1930 5,227 sqft lot $56/sqft · 44% above area Est $38k · 44% over $2/mo HOA

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property has been beautifully updated throughout. It is perfect for a first time home buyer or an investor. It features a front and back porch. Hot water heater is approximately two years old. A/C is approximately 3 years old.

Key facts

• Manageable lot
• Resale
• Solid layout

Tags

• INVESTMENT OPPORTUNITY
• RENTAL INCOME
• RESALE
• SOLID LAYOUT
• MANAGEABLE LOT
• ROOM TO ADD VALUE

Property features AI

Finance

• Other: City lot with dirt road access; Lot approximately 0.12 acres
• Financial info: Lease expires 2026-06-01
• HOA & community: Has homeowners association; Annual association fee of $25 (contact agent for details)

Exterior

• Parking: Driveway
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; New construction; Wood siding
• Construction: Built on a slab foundation; Wood siding construction; Completed (year built from public records)
• Exterior features: Covered porch; Porch

Interior

• Kitchen: Electric cooktop; Electric oven; Water heater
• Bedrooms: Bedroom on the first level
• Flooring: Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Garden tub / Roman tub; Plank and vinyl flooring
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($939 rent vs $55k).
• Cap rate 14.9% 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: 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); 55% 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 35% 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $3k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $55k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.71% ✓
• Cap rate: 14.87%
• Cash-on-cash: 30.62%
• DSCR: 2.36
• GRM: 4.9

CMA / ARV

• ARV (median comp): $38,252
• List price: $55,000
• Delta: 69.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2414 Chapman St	0.17mi	2/1.0	1,026 (+5%)	4mo	$39,000	$38	76
2405 Palmetto St	0.15mi	3/2.0 (+1)	1,008 (+3%)	13mo	$73,500	$73	73
420 Calloway St	0.22mi	2/0.5	935 (-5%)	20mo	$30,000	$32	59
321 Ryan St	0.29mi	2/1.0	1,042 (+6%)	16mo	$47,000	$45	58
2829 Highland Ave	0.46mi	2/1.0	910 (-7%)	8mo	$51,500	$57	56
344 Arthur St	0.21mi	3/1.0 (+1)	933 (-5%)	22mo	$50,000	$54	56
2050 Yancey Ave	0.73mi	3/2.0 (+1)	1,040 (+6%)	8mo	$95,000	$91	44
1224 Ryan St	0.49mi	2/1.0	841 (-14%)	12mo	$40,000	$48	39
1525 Bryan St	0.62mi	3/1.0 (+1)	1,052 (+7%)	13mo	$37,500	$36	39
2518 Poplar St	0.40mi	3/1.0 (+1)	1,064 (+9%)	23mo	$27,000	$25	39
2318 Winona Ave	0.74mi	2/1.0	1,118 (+14%)	2mo	$89,000	$80	36
2943 Althea St	0.58mi	3/2.0 (+1)	1,092 (+11%)	16mo	$60,000	$55	35

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: 27.5%
• Equity multiple: 2.17×
• Total profit: $18,084
• Equity at exit: $8,201

10-year hold

• IRR: 36.2%
• Equity multiple: 4.66×
• Total profit: $56,408
• Equity at exit: $4,755

Cash invested: $15,400 (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: 4.9×

Monthly cashflow live

• Estimated rent: $939 high
• Mortgage (P&I): −$288
• Tax from tax record: −$35 /mo · $426/yr
• Insurance: −$23
• HOA: −$2
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $393

Break-even live

Break-even rent $442

Max offer price $55,000

Occupancy floor 53%

Sensitivity live

Price	-10% $424	-5% $408	+0% $393	+5% $377	+10% $362
Rent	-10% $319	-5% $356	+0% $393	+5% $430	+10% $467
Rate	-1.0pp $421	-0.5pp $407	base $393	+0.5pp $379	+1.0pp $364

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2405 Palmetto St Unit B Montgomery, AL	1.0	1.0	550	$750	$1.36	14d	1	0.14mi
2302 Plum St Montgomery, AL	1.0	1.0	656	$700	$1.07	14d	1	0.14mi
2300 Plum St Unit 2302 Montgomery, AL	1.0	1.0	656	$700	$1.07	14d	1	0.15mi
1834 Highland Ave Unit A Montgomery, AL	1.0	1.0	980	$1,250	$1.28	44d	1	0.26mi
2000 Cherry St Montgomery, AL	2.0	1.0	1106	$950	$0.86	44d	1	0.26mi
329 S Capitol Pkwy Apt A Montgomery, AL	1.0	1.0	800	$645	$0.81	44d	1	0.39mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	14d	1	0.48mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	44d	1	0.48mi
2229 Madison Ave Montgomery, AL	2.0	1.0	1100	$625	$0.57	44d	1	0.59mi
2241 Saint Charles Ave Unit 2247 Montgomery, AL	1.0	1.0	915	$1,475	$1.61	44d	1	0.69mi
319 Olivia Ct Montgomery, AL	2.0	1.0	850	$700	$0.82	22d	1	0.69mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	44d	1	0.71mi
2121 Winona Ave Unit 2123 Montgomery, AL	1.0	1.5	828	$995	$1.20	14d	1	0.71mi
2454 Spruce Curv Montgomery, AL	3.0	1.0	988	$1,100	$1.11	44d	1	0.72mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	14d	1	0.72mi
1517 Madison Ave Montgomery, AL	1.0	1.0	1044	$650	$0.62	22d	1	0.73mi
1517 Madison Ave Montgomery, AL	1.0	1.0	1044	$650	$0.62	44d	1	0.73mi
1732 West St Unit 1732 A Montgomery, AL	1.0	1.0	715	$1,375	$1.92	44d	1	0.75mi
1530 Saint Charles Ave Unit B Montgomery, AL	1.0	1.0	725	$775	$1.07	44d	1	0.77mi
116 N Lewis St Montgomery, AL	1.0	1.0	690	$875	$1.27	44d	1	0.77mi
1415 Madison Ave Apt E Montgomery, AL	2.0	1.0	825	$1,095	$1.33	14d	1	0.79mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	22d	1	0.79mi
2205 E 5th St Montgomery, AL	3.0	1.0	1020	$800	$0.78	44d	1	0.81mi
1513 Rex St Montgomery, AL	1.0	1.0	840	$1,095	$1.30	44d	1	0.81mi
2642 E 3rd St Unit EA2676 Montgomery, AL	1.0	1.0	604	$800	$1.32	22d	1	0.85mi
2122 Windsor Ave Montgomery, AL	2.0	1.0	1052	$725	$0.69	44d	1	0.88mi
424 N California St Apt D Montgomery, AL	2.0	1.0	850	$778	$0.92	22d	1	0.88mi
2023 Windsor Ave Montgomery, AL	2.0	1.0	889	$895	$1.01	44d	1	0.90mi
1510 Yancey Ave Unit B Montgomery, AL	1.0	1.0	650	$725	$1.12	44d	1	0.90mi
1915 Walnut St Ste B Montgomery, AL	1.0	1.0	950	$950	$1.00	44d	1	0.93mi
517 N Florida St Unit B Montgomery, AL	2.0	1.0	900	$750	$0.83	44d	1	0.93mi
7 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	961	$850	$0.88	44d	1	1.02mi
1347 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	14d	1	1.08mi
1343 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	14d	1	1.08mi
1491 Watson St Montgomery, AL	1.0	1.0	1066	$900	$0.84	22d	1	1.13mi
1487 Watson St Montgomery, AL	1.0	1.0	1066	$875	$0.82	22d	1	1.13mi
1493 Watson St Montgomery, AL	1.0	1.0	1066	$900	$0.84	22d	1	1.13mi
2166 College St Montgomery, AL	1.0	1.0	700	$775	$1.11	14d	1	1.14mi
1814 Pinecrest Dr Montgomery, AL	3.0	1.0	1053	$990	$0.94	44d	1	1.22mi
80 Turner Pl Unit 14 Montgomery, AL	2.0	1.0	620	$750	$1.21	44d	1	1.24mi

HOA detail

• Monthly dues: $2 · $24/yr
• Likely covers: water

Listing history 10 events

1. 2026-06-21
   pricedays on market $55,000 Active 11 DOM
2. 2026-06-18
   days on market $58,000 Active 8 DOM
3. 2026-06-17
   days on market $58,000 Active 7 DOM
4. 2026-06-16
   days on market $58,000 Active 6 DOM
5. 2026-06-15
   days on market $58,000 Active 5 DOM
6. 2026-06-14
   days on market $58,000 Active 3 DOM
7. 2026-06-13
   pricedays on marketlisting id $58,000 Active 2 DOM
8. 2026-04-24
   listed $65,000 Active 540-char remark
9. 2019-06-03
   soldstatus $30,000 231-char remark

   Show marketing remark (231 chars)

   This property has been beautifully updated throughout. It is perfect for a first time home buyer or an investor. It features a front and back porch. Hot water heater is approximately two years old. A/C is approximately 3 years old.

10. 2019-04-01
    listed $34,995 231-char remark

    Show marketing remark (231 chars)

    This property has been beautifully updated throughout. It is perfect for a first time home buyer or an investor. It features a front and back porch. Hot water heater is approximately two years old. A/C is approximately 3 years old.

ⓘ 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: $426 · $35/mo
• Projected year-2 tax: $426 · $35/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 ≥107°F today · 19 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: $11,267
• − Mortgage interest: −$3,081
• − Property taxes: −$426
• − Insurance: −$275
• − Repairs & maintenance: −$901
• − Management: −$901
• − HOA: −$24
• − Depreciation: −$1,600
• Taxable income: $4,059
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $3,741/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

+65.7% since first listed

4 events — show timeline

• 2026-06-10 Listed $58,000 MAAR
• 2026-04-24 Listed $65,000 MAAR
• 2019-06-03 Sold (MLS) $30,000 MAAR
• 2019-04-01 Listed $34,995 MAAR

Property tax history

+4.8%/yr

Latest (2025): $426 · +6.0% YoY. Source: county tax records.