Hi all. I'm wondering if anyone has come across a guide for Montgomery neighborhoods? Something similar to the Birmingham one here on BP (see this link https://www.biggerpockets.com/...). I've searched but haven't found anything.
Assuming there isn't; can anyone shed light on the Westend / Westgate neighborhoods (south or east of Fairview Ave)? Is this a C class? How bad is crime? On the rise or declining?
Thanks in advance!
No guide. Consider 95% of that as D. Maybe hope for a C on some streets. Crime? Police don’t even go there at night.
@Bryan Hartlen , I found this map on a different thread, I thought it was cool. Unfortunately I can't vouch for the accuracy of the data though (according to this Westgate is D area). Talking to a local like Greg will always be your best bet.
I really don't know much about that part of town, but generally, I stayed away. I have driven in that area but not really interested. I still consider myself a rookie in MGM, but I stay north of Troy Hwy - east of the BLVD. North of 85 - east of Federal dr/Ann st. There are other areas spread around like the garden district, Cloverdale and directly south (36111). If you're investing remotely, especially for buy/hold, I highly recommend for the investor to spend some time in the cities that they are interested in
@Bryan Hartlen Did you do anything in MGM?
@Peter Philando not yet. The property we were looking at went under contract (for more than we were willing to offer).
@Bryan Hartlen I'm on my 10th property here and have solidified my strategy for Montgomery. I am exclusively dealing with Section 8 and military tenants. I want guaranteed monthly rents because when I purchase my main focus is cash flow, then equity in the form of added value (renovations, adding extra bedroom, etc). I focus a huge amount of time on tenant screening and providing exceptional property management/customer service. I would also suggest to use the nextdoor app for every neighborhood where you own property. You get to know whats going on, what issues neighbors are having, get service/repair person recommendations. The Police Department (MPD) post update to the app. For example, the first property that brought me to MGM is in Regency Park (I overpaid for property and overpaid for rehab) but I'm cash flowing nicely and property values have gone up. The police department just posted on Nextdoor app that crime is down 29% in that area because of initiatives that they have implemented so now they will be implementing the same things in Capitol Heights.
@Peter Philando thanks for the update. The nextdoor app tip is something I hadn’t heard before! Are you managing your doors yourself or through a property manager?
It sounds like our strategies are similar. We’re building our portfolio and team in Birmingham first. I’d like to diversify into another market in the near future - so we may be looking again in Montgomery.
I started out using property managers but was very dissatisfied with the services. I have built a good team on the ground so I figured I can do just as bad lol. I now manage the properties via Tenantcloud.com. There are 2 properties still with PMs but as soon as I can get them back with breaking the contract, I will. I was in Montgomery for 3 weeks recently and went to Bham to scout. I am marketing there but nothing as yet. As for the nextdoor app, I joined the neighborhood where I bought my last property (Woodmere) and neighborhood lead was saying my account was going to be deleted because I don't live in the neighborhood, but I showed him the nextdoor app rules and that was the end.