3506 Dresden Dr · Montgomery, AL 36111

$180,000

3 bd · 2.0 ba · 1,771 sqft · SingleFamily public records · 5 Days on market

Built 2017 Est $179k · at est.

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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 +15.4/30.0
• ARV discount +7.2/15.0
• DSCR +4.7/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You can see the pride of ownership from the second you drive up to this beautiful home! Well cared for and loved. As you walk into the foyer, you will notice how this property has been updated throughout. Beautiful hardwood floors and fresh paint. To the right of the foyer, you can't help to appreciate the LARGE family room with natural sunlight flowing in. The kitchen is stunning! Beautiful cabinets, granite, and updated appliances. The living room features a cozy fireplace, sloped tall cathedral ceilings and plenty of room for the whole family. Very large bedrooms and updated bathrooms. The Master has a good-sized office attached that could be used for many things and has access outside to the covered screened in porch. The yard is well cared for, and very roomy. Also, for those hot Alabama summer days, take a dive into this beautiful pool! It is less than a year-old top of the line above ground pool. This home has been loved, and ready for the owner to fall in love! Schedule a showing today!

Key facts

• Office attached
• Cathedral ceilings
• Natural sunlight

Tags

• HARDWOOD FLOORS
• NATURAL SUNLIGHT
• COZY FIREPLACE
• CATHEDRAL CEILINGS
• OFFICE ATTACHED
• COVERED SCREENED IN PORCH

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 $70 ($838/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 $146k (18.6% below list).
• Recommended offer: $146k (18.6% 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: Dannelly Elementary School (math 2% / reading 21%, grade F, #556 of 627 statewide, top 89%, 622 students, 88% FRL); Brewbaker Middle School (math 0% / reading 19%, grade F, #227 of 257 statewide, top 90%, 838 students, 91% FRL); Jefferson Davis High School (math 3% / reading 16%, grade F, #258 of 305 statewide, top 85%, 1,522 students, 83% FRL) — zoned schools average 87% FRL vs 70% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 28y 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 $140k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $146,473 (18.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.81% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $178,871
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3406 Sommerville Dr	0.56mi	3/2.0	1,728 (-2%)	2mo	$175,000	$101	68
2614 Fisk Rd	0.69mi	3/2.0	1,772 (+0%)	3mo	$139,900	$79	65
3212 Mcgehee Rd	0.29mi	4/2.0 (+1)	1,858 (+5%)	10mo	$199,900	$108	65
2630 Clement Curv	0.37mi	3/2.0	1,925 (+9%)	4mo	$123,000	$64	65
4257 Shamrock Ln	0.62mi	3/2.0	1,832 (+3%)	2mo	$198,000	$108	64
2632 Burkelaun Dr	0.61mi	3/2.0	1,853 (+5%)	2mo	$185,000	$100	62
2253 Semaht Dr	0.50mi	4/2.0 (+1)	1,866 (+5%)	2mo	$235,000	$126	61
3055 N Colonial Dr	0.47mi	3/2.0	1,620 (-8%)	8mo	$170,000	$105	57
3318 Mcgehee Rd	0.19mi	4/2.0 (+1)	2,002 (+13%)	9mo	$210,000	$105	57
2816 Newport Rd	0.75mi	3/2.0	1,738 (-2%)	7mo	$162,000	$93	56
2603 Fairmont Rd	0.71mi	3/2.0	1,613 (-9%)	0mo	$129,900	$81	52
3918 Rouse Ridge Ct	0.52mi	4/2.0 (+1)	2,035 (+15%)	0mo	$197,900	$97	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-24,794
• Equity at exit: $26,839

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-16,164
• Equity at exit: $15,563

Cash invested: $50,400 (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 36111

• Home prices YoY: -6.9%
• Active inventory: 114
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$944
• Tax from tax record: −$68 /mo · $820/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $70

Break-even live

Break-even rent $1,376

Max offer price $180,000

Occupancy floor 90%

Sensitivity live

Price	-10% $172	-5% $121	+0% $70	+5% $19	+10% $-32
Rent	-10% $-46	-5% $12	+0% $70	+5% $128	+10% $186
Rate	-1.0pp $160	-0.5pp $116	base $70	+0.5pp $23	+1.0pp $-24

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2651 Clement Curv Montgomery, AL	3.0	2.0	1402	$1,550	$1.11	22d	1	0.32mi
3543 Carter Hill Rd Montgomery, AL	1.0–3.0	1.0–2.0	1120	$925	$0.83	15d	16	0.57mi
3050 Bryn Mawr Rd Montgomery, AL	3.0	2.0	2290	$1,500	$0.66	45d	1	0.60mi
2441 Price St Unit D Montgomery, AL	3.0	2.0	1264	$900	$0.71	22d	1	0.70mi
2440 Price St Unit C Montgomery, AL	3.0	2.0	1800	$1,050	$0.58	45d	1	0.73mi
2430 Price St Montgomery, AL	2.0	1.5	1275	$1,175	$0.92	15d	1	0.74mi
2656 Fisk Rd Montgomery, AL	4.0	2.0	1584	$1,400	$0.88	45d	1	0.77mi
3050 Sutton Dr Montgomery, AL	2.0	2.0	1719	$1,450	$0.84	22d	1	0.81mi
2311 Cottingham Dr Montgomery, AL	3.0	2.0	1676	$1,595	$0.95	45d	1	0.84mi
3352 Ridgefield Dr Montgomery, AL	3.0	2.0	1932	$1,761	$0.91	22d	1	0.89mi
4409 McCampbell Dr Montgomery, AL	4.0	2.0	1786	$1,600	$0.90	15d	1	0.90mi
3001 Sutton Dr Montgomery, AL	3.0	3.0	2298	$1,750	$0.76	45d	1	0.93mi
4243 Vaughn Rd Unit 1043807P Montgomery, AL	4.0	2.0	1496	$3,360	$2.25	45d	1	1.05mi
1516 Charleton Dr Montgomery, AL	3.0	2.0	1895	$1,650	$0.87	45d	1	1.15mi
2619 Brantford Pl Montgomery, AL	3.0	2.0	1323	$1,200	$0.91	45d	1	1.16mi
1738 Fairforest Dr Montgomery, AL	3.0	2.0	2166	$1,895	$0.87	45d	1	1.21mi
2929 Canterbury Ct Unit 1043474P Montgomery, AL	4.0	2.5	2464	$2,667	$1.08	22d	1	1.25mi
2983 Old Farm Rd Montgomery, AL	3.0	2.0	2000	$1,725	$0.86	22d	1	1.25mi
2724 Forsyth Ln Montgomery, AL	4.0	2.0	1794	$1,400	$0.78	45d	1	1.26mi
2988 Old Farm Rd Montgomery, AL	3.0	2.5	2314	$1,900	$0.82	45d	1	1.27mi
1845 Young Farm Rd Montgomery, AL	3.0	2.0	1444	$1,750	$1.21	45d	1	1.31mi
3364 Fountain Ln Montgomery, AL	1.0–3.0	1.0–2.5	1221	$1,099	$0.90	45d	1	1.37mi
3252 Cheltenham Dr Montgomery, AL	3.0	2.0	1705	$1,200	$0.70	45d	1	1.41mi
1814 Sylvan Dr Montgomery, AL	3.0	2.0	1785	$1,400	$0.78	22d	1	1.44mi
4132 Carmichael Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,156	$1.28	15d	10	1.48mi

Listing history 4 events

1. 2026-06-21
   days on market $180,000 Active 5 DOM
2. 2026-06-18
   days on market $180,000 Active 2 DOM
3. 2026-06-17
   remarks 695-char remark
4. 2026-06-17
   listed $180,000 Active 1 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: $820 · $68/mo
• Projected year-2 tax: $820 · $68/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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,577
• − Mortgage interest: −$10,083
• − Property taxes: −$820
• − Insurance: −$900
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$5,236
• Taxable loss: −$2,275
• Est. tax savings @ 24.0%: +$546
• After-tax cash flow: $1,384/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
• City population: 175,913
• Population (ZIP): 12,196

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 34% Asian 3% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Chinese 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: ▼ -11.63%
• Current HPI: 156.4412
• Rent YoY: —
• Metro: —
• 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

+28.7% since first listed

14 events — show timeline

• 2026-06-17 Listed $180,000 FSBO.com
• 2019-04-15 Sold (Public Records) $140,464 Public Records
• 2019-04-12 Sold (MLS) $140,000 MAAR
• 2019-03-12 Listed $140,000 MAAR
• 2013-05-02 Sold (Public Records) $125,000 Public Records
• 2013-05-01 Sold (MLS) $125,000 MAAR
• 2012-09-20 Listed $128,900 MAAR
• 2011-11-10 Listed $65,000 MAAR
• 2005-12-06 Sold (MLS) $136,000 MAAR
• 2005-06-27 Listed $139,900 MAAR
• 2005-03-16 Listed $146,500 MAAR
• 2000-04-06 Sold (MLS) $123,400 MAAR
• 2000-01-11 Listed $132,900 MAAR
• 1998-09-11 Listed $139,900 MAAR

Property tax history

+4.8%/yr

Latest (2025): $820 · -2.6% YoY. Source: county tax records.