6118 Willow Glen Dr · Montgomery, AL 36117

$153,500

3 bd · 2.0 ba · 1,613 sqft · SingleFamily public records · 13 Days on market

Built 1985 0.25 ac lot Est $197k · 22% 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.4/10.0
• Rent growth +3.2/5.0
• 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 immaculately maintained home is located in convenient Woodmere close to shopping, restaurants, Maxwell AFB, Gunter AFB, and everything else Montgomery has to offer. This home has been well loved and beautifully cared for. All the living areas feature laminate wood floors. The dining area is located off the kitchen. The fireplace in the living room comes equipped with a gas starter for easy fires on cold evenings. The ceilings in the living room are vaulted for an open, airy feeling. The front room can be used as a formal dining or is a perfect place for a home office. The master bath has a walk-in closet, separate tub & shower, double vanity, and a water closet. The Master bedroom has access to the backyard patio. The backyard is a private oasis surrounded by a privacy fence. Call me to see your new home today!

Key facts

• Slab foundation
• Driveway
• Central heat and air

Tags

• WOODMERE NEIGHBORHOOD
• SLAB FOUNDATION
• BRICK AND WOOD SIDING
• CENTRAL HEAT AND AIR
• DRIVEWAY
• EAT IN KITCHEN

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: One-story; Brick and wood siding exterior; Slab foundation
• Construction: Built (year source: public records)
• Exterior features: Partial fence; City lot

Interior

• Kitchen: Eat-in kitchen
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: Carpet flooring; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Cap rate 8.8% 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 (+3.0%/yr); 407 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $115k; 33% 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 $153,500

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. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $196,786
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6118 Margo Pl	0.07mi	3/2.0	1,643 (+2%)	3mo	$170,000	$103	91
1505 Westminster Dr	0.13mi	3/2.0	1,568 (-3%)	5mo	$181,000	$115	85
6217 John Dunn Ct W	0.09mi	3/2.0	1,689 (+5%)	5mo	$207,000	$123	84
6218 Woody Ln	0.10mi	3/2.0	1,499 (-7%)	1mo	$183,000	$122	83
6367 Willow Glen Ct	0.15mi	3/2.0	1,497 (-7%)	7mo	$153,000	$102	75
6013 Camelot Ct	0.17mi	3/2.0	1,461 (-9%)	3mo	$194,600	$133	74
1911 Woodrun Dr	0.50mi	3/2.0	1,558 (-3%)	2mo	$130,000	$83	69
6113 Helga Pl	0.21mi	4/2.0 (+1)	1,816 (+13%)	5mo	$130,000	$72	60
2209 Cherry Creek Ct	0.44mi	3/2.0	1,809 (+12%)	4mo	$267,941	$148	56
6000 Vineyard Ln	0.45mi	2/2.0 (-1)	1,409 (-13%)	6mo	$182,500	$130	48
6037 Vineyard Ln	0.41mi	2/2.0 (-1)	1,394 (-14%)	7mo	$171,000	$123	48
1849 Woodmere Lp Loop	0.65mi	3/2.0	1,823 (+13%)	3mo	$196,500	$108	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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-4,303
• Equity at exit: $22,887

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $22,547
• Equity at exit: $13,272

Cash invested: $42,980 (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 36117

• Home prices YoY: -20.0%
• Rents YoY: 3.0%
• Active inventory: 407
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$805
• Tax from tax record: −$65 /mo · $780/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $324

Break-even live

Break-even rent $1,182

Max offer price $153,500

Occupancy floor 75%

Sensitivity live

Price	-10% $411	-5% $368	+0% $324	+5% $281	+10% $237
Rent	-10% $198	-5% $261	+0% $324	+5% $387	+10% $450
Rate	-1.0pp $401	-0.5pp $363	base $324	+0.5pp $284	+1.0pp $244

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: $38,375
• Closing costs: $4,605
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6225 Whitewater Ct Montgomery, AL	3.0	2.0	1581	$1,600	$1.01	21d	1	0.12mi
1857 Still Oaks Dr Montgomery, AL	4.0	2.0	1791	$1,850	$1.03	21d	1	0.21mi
6025 Oldcastle Pl Montgomery, AL	3.0	2.0	1350	$1,775	$1.31	44d	1	0.33mi
1612 Woodmere Loop Montgomery, AL	3.0	1.5	1425	$1,775	$1.25	44d	1	0.33mi
1615 Woodmere Loop Montgomery, AL	3.0	2.0	1212	$1,250	$1.03	44d	1	0.34mi
1610 Limestone Ct Montgomery, AL	3.0	2.5	1218	$1,300	$1.07	21d	1	0.38mi
2000 London Town Ln Montgomery, AL	1.0–3.0	1.0–2.0	950	$1,159	$1.22	14d	11	0.53mi
1421 Stonehenge Rd Montgomery, AL	1.0–3.0	1.0–1.5	895	$1,199	$1.34	44d	1	0.57mi
1944 Woodrun Dr Montgomery, AL	3.0	2.0	1689	$1,595	$0.94	14d	1	0.59mi
6037 Monticello Dr Montgomery, AL	1.0–2.0	1.0–2.0	974	$1,025	$1.05	14d	3	0.65mi
5600 Carmichael Rd Montgomery, AL	2.0	1.0–2.0	722	$1,153	$1.60	44d	1	0.66mi
5701 E Shirley Ln Montgomery, AL	1.0–2.0	1.0	975	$850	$0.87	14d	7	0.95mi
2495 Meadow Ridge Ln Montgomery, AL	1.0–3.0	1.0–2.0	1205	$1,199	$1.00	14d	14	0.97mi
500 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.5	1042	$900	$0.86	21d	20	1.13mi
455 Eastdale Rd S Montgomery, AL	1.0–2.0	1.0	950	$850	$0.89	14d	6	1.15mi
7104 Fair Oaks Ct Montgomery, AL	3.0	2.0	1656	$1,881	$1.14	44d	1	1.34mi
336 Davors Dr Montgomery, AL	3.0	2.0	1569	$2,200	$1.40	44d	1	1.35mi
7406 Mill Ridge Ct Montgomery, AL	3.0	2.0	1785	$2,250	$1.26	45d	1	1.37mi
5926 Carmel Dr Montgomery, AL	3.0	2.0	1158	$1,200	$1.04	44d	1	1.38mi
3201 Watchman Dr Montgomery, AL	1.0–3.0	1.0–2.0	1054	$1,644	$1.56	14d	10	1.40mi
2000 Central Pkwy Montgomery, AL	1.0–3.0	1.0–2.0	1133	$2,135	$1.88	14d	14	1.41mi
2014 Rexford Rd Montgomery, AL	3.0	2.0	1596	$1,150	$0.72	44d	1	1.43mi
203 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.0	931	$1,290	$1.39	14d	13	1.46mi

Listing history 11 events

1. 2026-06-18
   days on market $153,500 Active 13 DOM
2. 2026-06-17
   days on market $153,500 Active 12 DOM
3. 2026-06-16
   days on market $153,500 Active 11 DOM
4. 2026-06-15
   days on market $153,500 Active 10 DOM
5. 2026-06-14
   days on market $153,500 Active 8 DOM
6. 2026-06-13
   days on market $153,500 Active 7 DOM
7. 2026-06-10
   days on market $153,500 Active 5 DOM
8. 2026-06-09
   days on market $153,500 Active 4 DOM
9. 2026-06-08
   days on market $153,500 Active 3 DOM
10. 2026-06-07
    remarks 438-char remark
11. 2026-06-07
    listed $153,500 Active 2 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: $780 · $65/mo
• Projected year-2 tax: $780 · $65/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,109
• − Mortgage interest: −$8,598
• − Property taxes: −$780
• − Insurance: −$768
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$4,465
• Taxable income: $1,440
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $3,543/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): 53,172
• Household income: $74,720
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1742.0

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 0.60)
• Race & ethnicity: Black 53% White 34% Asian 8% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 9% · South Korea, Canada, China
• Languages at home: 90% English-only · Korean 4% Spanish 3% Other Indo-European 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: ▼ -37.24%
• Current HPI: 148.7728
• Rent YoY: ▲ 2.99%
• 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

+33.5% since first listed

7 events — show timeline

• 2026-06-05 Listed $153,500 MAAR
• 2026-03-02 Contingent — MAAR
• 2026-02-21 Price Changed $155,000 MAAR
• 2026-02-11 Listed $165,000 MAAR
• 2019-06-14 Sold (Public Records) $115,000 Public Records
• 2019-06-14 Sold (MLS) $115,000 MAAR
• 2019-05-10 Listed $115,000 MAAR

Property tax history

+5.4%/yr

Latest (2025): $780 · +0.0% YoY. Source: county tax records.