1753 Yarbrough St · Montgomery, AL 36110

$119,900

4 bd · 1.0 ba · 992 sqft · SingleFamily public records · 33 Days on market

Built 1952 7,405 sqft lot

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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 +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• 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

TERRIFIC OPPORTUNITY FOR A JACK-OF-ALL-TRADES! It may take some work but this vintage home will be a wonderful investment for a lucky owner. There are 2 bedrooms, 1 bath, eat-in kitchen and large living room. Outside is a really nice deck and a spacious fenced backyard. This home is convenient to shopping, schools, churches, work and recreation areas. Price includes practically new water heater and some appliances.

Key facts

• Rental possibilities
• Walk-in shower
• Conveniently located

Tags

• UPDATED PRIMARY SUITE
• WALK-IN SHOWER
• OUTDOOR CAFÉ OPPORTUNITY
• RENTAL POSSIBILITIES
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Annual tax reported

Exterior

• Parking: Driveway
• Utilities: Cable available; Electricity available; High-speed internet available; Public water; Public sewer
• Home design: Single-story; Vinyl siding; Slab foundation; Built according to public records
• Construction: Vinyl siding exterior; Slab foundation; One story
• Exterior features: Fully fenced yard; City lot with dimensions approximately 150 x 50

Interior

• Bedrooms: Bedroom located on the first floor
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window air conditioning unit(s)
• Interior features: Laminate and tile flooring; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $50 ($595/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 $111k (7.3% below list).
• Recommended offer: $111k (7.3% 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: Highland Gardens Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 471 students, 94% FRL); Capitol Heights Middle School (math 0% / reading 15%, grade F, #241 of 257 statewide, top 95%, 655 students, 97% FRL); Lee High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 1,374 students, 86% FRL) — zoned schools average 92% FRL vs 70% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 8% at this address vs 20% district-wide (-12 pts) — the specific schools serving this property underperform the Montgomery County average; the district grade overstates school quality for this exact location.
• Market conditions: 65 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $829 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $63k; list at $120k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $111,163 (7.3% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 0.93% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $50,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1800 Cotton Ct	0.27mi	3/1.0 (-1)	962 (-3%)	5mo	$62,500	$65	73
1945 Gibson St	0.26mi	3/1.0 (-1)	1,045 (+5%)	2mo	$23,000	$22	72
1544 Gibson St	0.39mi	3/1.0 (-1)	1,025 (+3%)	2mo	$52,000	$51	70
1930 Gibson St	0.26mi	3/2.0 (-1)	1,040 (+5%)	4mo	$63,500	$61	67
1515 Baffin Ct	0.42mi	3/1.0 (-1)	1,025 (+3%)	3mo	$26,000	$25	67
3560 Manley Dr	0.44mi	3/1.0 (-1)	950 (-4%)	2mo	$60,000	$63	66
3123 Fairground Rd	0.55mi	3/1.0 (-1)	962 (-3%)	2mo	$64,000	$67	62
4029 Chelsea Dr	0.69mi	3/1.0 (-1)	1,000 (+1%)	5mo	$75,000	$75	57
4015 Montclair Dr	0.58mi	3/1.0 (-1)	1,040 (+5%)	3mo	$45,000	$43	57
3129 Cabot St	0.37mi	3/2.0 (-1)	1,099 (+11%)	1mo	$17,501	$16	55
101 Brockway Dr	0.71mi	3/1.0 (-1)	980 (-1%)	6mo	$16,000	$16	55
132 Amanda Ln	0.51mi	3/2.0 (-1)	1,118 (+13%)	2mo	$45,000	$40	45

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: -13.5%
• Equity multiple: 0.52×
• Total profit: $-16,254
• Equity at exit: $17,877

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-10,019
• Equity at exit: $10,367

Cash invested: $33,572 (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 36110

• Home prices YoY: -34.8%
• Active inventory: 65
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,112 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $50

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 91%

Sensitivity live

Price	-10% $132	-5% $91	+0% $50	+5% $8	+10% $-33
Rent	-10% $-38	-5% $6	+0% $50	+5% $93	+10% $137
Rate	-1.0pp $110	-0.5pp $80	base $50	+0.5pp $19	+1.0pp $-13

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3329 Texas St Montgomery, AL	3.0	1.0	1000	$1,100	$1.10	45d	1	0.13mi
3114 Cotton St Montgomery, AL	3.0	1.0	888	$1,100	$1.24	45d	1	0.16mi
3042 George B Edmondson Dr Montgomery, AL	3.0	1.0	900	$860	$0.96	45d	1	0.29mi
1817 Texas Ct Montgomery, AL	3.0	1.0	925	$1,050	$1.14	23d	1	0.29mi
2107 Yarbrough Cir Montgomery, AL	3.0	1.0	910	$925	$1.02	45d	1	0.33mi
2111 Yarbrough St Montgomery, AL	3.0	1.0	962	$795	$0.83	45d	1	0.35mi
216 Gardendale Dr Montgomery, AL	3.0	1.0	900	$850	$0.94	23d	1	0.44mi
341 Chisholm St Montgomery, AL	3.0	1.0	756	$1,195	$1.58	23d	1	0.47mi
2056 Midway St Montgomery, AL	3.0	1.0	1110	$985	$0.89	45d	1	0.51mi
2076 Midway St Montgomery, AL	3.0	1.0	1068	$1,000	$0.94	45d	1	0.54mi
3613 Erwin Dr Montgomery, AL	3.0	2.0	1092	$1,250	$1.14	45d	1	0.59mi
207 Destin St Montgomery, AL	3.0	1.0	966	$695	$0.72	23d	1	0.67mi
16 Garden St Montgomery, AL	3.0	1.5	1008	$775	$0.77	46d	1	0.69mi
4029 Chelsea Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	45d	1	0.73mi
2503 Skyline Ave Montgomery, AL	3.0	1.0	1015	$1,150	$1.13	45d	1	0.81mi
142 W Michigan Ave Montgomery, AL	3.0	1.0	840	$995	$1.18	15d	1	0.92mi
2006 Harmon St Unit 3 Montgomery, AL	3.0	1.0	800	$500	$0.62	45d	1	0.94mi
429 Edward St Montgomery, AL	3.0	1.0	828	$1,080	$1.30	15d	1	0.95mi
412 Edward St Montgomery, AL	3.0	1.0	828	$800	$0.97	45d	1	0.96mi
105 Dyas Ct Montgomery, AL	3.0	1.0	1025	$1,095	$1.07	45d	1	1.26mi
408 Briarbrook Dr #204 Montgomery, AL	3.0	2.0	1025	$1,000	$0.98	45d	1	1.38mi
408 Briarbrook Dr Montgomery, AL	3.0	2.0	1025	$960	$0.94	23d	1	1.38mi
3024 Tyler Rd Montgomery, AL	3.0	1.0	892	$725	$0.81	23d	1	1.43mi

Listing history 20 events

1. 2026-06-21
   days on market $119,900 Active 33 DOM
2. 2026-06-18
   days on market $119,900 Active 30 DOM
3. 2026-06-17
   days on market $119,900 Active 29 DOM
4. 2026-06-16
   days on market $119,900 Active 28 DOM
5. 2026-06-15
   days on market $119,900 Active 27 DOM
6. 2026-06-14
   days on market $119,900 Active 25 DOM
7. 2026-06-13
   days on market $119,900 Active 24 DOM
8. 2026-06-10
   days on market $119,900 Active 22 DOM
9. 2026-06-09
   days on market $119,900 Active 21 DOM
10. 2026-06-08
    days on market $119,900 Active 20 DOM
11. 2026-06-07
    days on market $119,900 Active 19 DOM
12. 2026-06-03
    days on market $119,900 Active 15 DOM
13. 2026-06-02
    days on market $119,900 Active 14 DOM
14. 2026-06-01
    days on market $119,900 Active 13 DOM
15. 2026-05-31
    days on market $119,900 Active 12 DOM
16. 2026-05-30
    days on market $119,900 Active 11 DOM
17. 2026-05-12
    listed $132,000 Active 270-char remark
18. 2013-03-07
    soldstatus $63,000
19. 2010-06-10
    soldstatus $15,500 418-char remark

    Show marketing remark (418 chars)

    TERRIFIC OPPORTUNITY FOR A JACK-OF-ALL-TRADES! It may take some work but this vintage home will be a wonderful investment for a lucky owner. There are 2 bedrooms, 1 bath, eat-in kitchen and large living room. Outside is a really nice deck and a spacious fenced backyard. This home is convenient to shopping, schools, churches, work and recreation areas. Price includes practically new water heater and some appliances.

20. 2010-03-09
    listed $20,000 418-char remark

    Show marketing remark (418 chars)

    TERRIFIC OPPORTUNITY FOR A JACK-OF-ALL-TRADES! It may take some work but this vintage home will be a wonderful investment for a lucky owner. There are 2 bedrooms, 1 bath, eat-in kitchen and large living room. Outside is a really nice deck and a spacious fenced backyard. This home is convenient to shopping, schools, churches, work and recreation areas. Price includes practically new water heater and some appliances.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $13,340
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$3,488
• Taxable loss: −$1,397
• Est. tax savings @ 24.0%: +$335
• After-tax cash flow: $930/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): 12,102
• Household income: $47,315
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 753.0

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 (83%)
• Race & ethnicity: Black 83% White 11% Two or more races 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -35.37%
• Current HPI: 66.3114
• Rent YoY: —
• 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

+499.5% since first listed

4 events — show timeline

• 2026-05-19 Listed $119,900 MAAR
• 2013-03-07 Sold (Public Records) $63,000 Public Records
• 2010-06-10 Sold (MLS) $15,500 MAAR
• 2010-03-09 Listed $20,000 MAAR

Property tax history

-4.9%/yr

Latest (2025): $166 · +1.8% YoY. Source: county tax records.