1248 Westfield Ln · Montgomery, AL 36117

$195,000

3 bd · 2.0 ba · 1,281 sqft · SingleFamily public records · 57 Days on market

Built 2003 5,227 sqft lot $152/sqft · 8% below area Est $211k · 8% under $17/mo HOA · 1% of rent

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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 +17.5/30.0
• ARV discount +10.9/15.0
• DSCR +5.5/10.0
• 1% rule +4.2/10.0
• 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

Enjoy easy living in this inviting home featuring an open floor plan with a great room and kitchen, perfect for entertaining family and friends. The cozy den with a fireplace offers a warm and welcoming retreat. Inside, you’ll find laminate flooring in the bedrooms and distinctive stamped concrete flooring in the great room for style and durability. Step outside to a fully fenced backyard, ideal for pets, play, or relaxing outdoors. Conveniently located near East Montgomery shopping, dining, and restaurants, this home combines comfort, charm, and accessibility.

Key facts

• Open floor plan
• Laminate flooring
• Cozy den

Tags

• OPEN FLOOR PLAN
• GREAT ROOM
• COZY DEN
• FIREPLACE
• LAMINATE FLOORING
• STAMPED CONCRETE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/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 $179k (8.4% below list).
• Recommended offer: $179k (8.4% 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: 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $6k 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 57 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $142k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $178,547 (8.4% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
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. 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: 0.92% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 9.1

CMA / ARV

• ARV (median comp): $211,173
• List price: $195,000
• Delta: -7.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1229 Westfield Ln	0.05mi	3/2.0	1,344 (+5%)	0mo	$216,000	$161	90
1220 Westfield Ln	0.05mi	3/2.0	1,387 (+8%)	4mo	$212,900	$153	81
8720 Hallwood Dr	0.08mi	3/2.0	1,392 (+9%)	4mo	$210,800	$151	79
1228 Westfield Ln	0.04mi	3/2.0	1,419 (+11%)	4mo	$210,000	$148	77
1335 Cameron Ct	0.40mi	3/2.0	1,308 (+2%)	4mo	$205,000	$157	74
1161 Stafford Dr	0.30mi	3/2.0	1,373 (+7%)	1mo	$200,500	$146	73
8724 Hallwood Dr	0.08mi	2/2.0 (-1)	1,410 (+10%)	2mo	$213,000	$151	73
1218 Stafford Dr	0.29mi	3/2.0	1,389 (+8%)	8mo	$218,000	$157	66
1323 Cameron Ct	0.40mi	3/2.0	1,412 (+10%)	3mo	$210,000	$149	62
1333 Centerfield Ct	0.47mi	3/2.0	1,402 (+9%)	1mo	$215,000	$153	61
1312 Centerfield Ct	0.43mi	3/2.0	1,393 (+9%)	6mo	$162,200	$116	61
8908 Asheville Dr	0.25mi	3/2.0	1,448 (+13%)	7mo	$195,900	$135	60

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-21,988
• Equity at exit: $29,075

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-6,899
• Equity at exit: $16,860

Cash invested: $54,600 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$138 /mo · $1,657/yr
• Insurance: −$81
• HOA: −$17
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $152

Break-even live

Break-even rent $1,594

Max offer price $195,000

Occupancy floor 87%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1261 Westfield Ln Montgomery, AL	3.0	2.0	1353	$1,775	$1.31	43d	1	0.03mi
1225 Westfield Ln Montgomery, AL	3.0	2.0	1304	$1,775	$1.36	21d	1	0.04mi
8928 Asheville Dr Montgomery, AL	3.0	2.0	1280	$1,750	$1.37	43d	1	0.28mi
1336 Cameron Ct Montgomery, AL	3.0	2.0	1342	$1,695	$1.26	43d	1	0.36mi
1333 Centerfield Ct Montgomery, AL	3.0	2.0	1402	$1,800	$1.28	13d	1	0.46mi
8829 Ashland Park Pl Montgomery, AL	3.0	2.0	1636	$2,000	$1.22	21d	1	0.83mi
9661 Colleton Pl Montgomery, AL	3.0	2.0	1721	$2,000	$1.16	43d	1	0.93mi
8700 Seaton Blvd Montgomery, AL	1.0–3.0	1.0–2.0	1081	$1,864	$1.72	13d	35	1.50mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 19 events

1. 2026-06-18
   status $195,000 Pending 57 DOM
2. 2026-06-17
   days on market $195,000 Active 57 DOM
3. 2026-06-16
   days on market $195,000 Active 56 DOM
4. 2026-06-15
   days on market $195,000 Active 55 DOM
5. 2026-06-14
   days on market $195,000 Active 53 DOM
6. 2026-06-13
   days on market $195,000 Active 52 DOM
7. 2026-06-10
   days on market $195,000 Active 50 DOM
8. 2026-06-09
   days on market $195,000 Active 49 DOM
9. 2026-06-08
   days on market $195,000 Active 48 DOM
10. 2026-06-07
    days on market $195,000 Active 47 DOM
11. 2026-06-03
    days on market $195,000 Active 43 DOM
12. 2026-06-02
    days on market $195,000 Active 42 DOM
13. 2026-06-01
    pricedays on market $195,000 Active 41 DOM
14. 2026-05-31
    days on market $199,900 Active 40 DOM
15. 2026-05-30
    days on market $199,900 Active 39 DOM
16. 2026-04-21
    listed $204,000 Active 573-char remark

    Show marketing remark (573 chars)

    Enjoy easy living in this inviting home featuring an open floor plan with a great room and kitchen, perfect for entertaining family and friends. The cozy den with a fireplace offers a warm and welcoming retreat. Inside, you’ll find laminate flooring in the bedrooms and distinctive stamped concrete flooring in the great room for style and durability. Step outside to a fully fenced backyard, ideal for pets, play, or relaxing outdoors. Conveniently located near East Montgomery shopping, dining, and restaurants, this home combines comfort, charm, and accessibility.

17. 2020-10-13
    soldstatus $141,900
18. 2020-09-29
    soldstatus $141,900 588-char remark

    Show marketing remark (588 chars)

    This adorable house features a lot of extras. The large great room is open to the kitchen. The fireplace features a stone fireplace. The kitchen boast a large pantry and a new dishwasher. The laundry room is off of the breakfast area. The bedrooms are split with the main bedroom in the back. The main bedroom features a walk in closet and the bath has a separate garden tub. The roof is new. The back yard is very private. It backs up to a large open field. The house has an updated security system and is wired for surround sound and ethernet. There are also timed motion sensor lights.

19. 2020-08-20
    listed $141,900 588-char remark

    Show marketing remark (588 chars)

    This adorable house features a lot of extras. The large great room is open to the kitchen. The fireplace features a stone fireplace. The kitchen boast a large pantry and a new dishwasher. The laundry room is off of the breakfast area. The bedrooms are split with the main bedroom in the back. The main bedroom features a walk in closet and the bath has a separate garden tub. The roof is new. The back yard is very private. It backs up to a large open field. The house has an updated security system and is wired for surround sound and ethernet. There are also timed motion sensor lights.

ⓘ 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: $1,657 · $138/mo
• Projected year-2 tax: $1,657 · $138/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,426
• − Mortgage interest: −$10,923
• − Property taxes: −$1,657
• − Insurance: −$975
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − HOA: −$204
• − Depreciation: −$5,673
• Taxable loss: −$1,434
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $2,163/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

+43.8% since first listed

4 events — show timeline

• 2026-04-21 Listed $204,000 MAAR
• 2020-10-13 Sold (Public Records) $141,900 Public Records
• 2020-09-29 Sold (MLS) $141,900 MAAR
• 2020-08-20 Listed $141,900 MAAR

Property tax history

+12.9%/yr

Latest (2025): $1,657 · +0.7% YoY. Source: county tax records.