3821 Chatwood Dr · Montgomery, AL 36116

$119,900

3 bd · 2.0 ba · 1,355 sqft · SingleFamily public records · 69 Days on market

Built 1972 0.26 ac lot $88/sqft · at area comps Est $122k · at est.

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +8.4/15.0
• 1% rule +6.7/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the established Seth Johnson neighborhood, this 3-bedroom, 2-bathroom brick ranch offers incredible value. The home features a classic floor plan with a spacious living area and an eat-in kitchen. Enjoy the privacy of a large, fully fenced backyard and the convenience of a two-car carport. Perfect for investors seeking a high-yield rental or a buyer ready to personalize their space. Situated just minutes from the Southern Blvd, shopping, and local schools. This property is a fantastic opportunity to build equity in Montgomery!

Key facts

• 0.26 acre lot
• Built 1972
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 fast (+5.7%/yr); 293 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• This rent runs 30% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 33% 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 $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.17% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.79%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

• ARV (median comp): $122,306
• List price: $119,900
• Delta: -1.97%
• 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
3906 Chatwood St	0.17mi	4/2.0 (+1)	1,372 (+1%)	2mo	$62,500	$46	83
3829 Chatwood St	0.03mi	3/2.0	1,232 (-9%)	13mo	$118,450	$96	73
109 Lauderdale St	0.33mi	3/2.0	1,444 (+7%)	11mo	$147,500	$102	64
3976 Kimberly St	0.27mi	3/2.0	1,232 (-9%)	14mo	$90,000	$73	60
4202 Matterhorn St	0.62mi	3/2.0	1,360 (+0%)	15mo	$140,000	$103	58
4313 Meadowbriar Ct	0.58mi	3/2.0	1,232 (-9%)	2mo	$110,000	$89	56
3041 Renee Dr	0.61mi	4/2.0 (+1)	1,360 (+0%)	14mo	$125,000	$92	54
3009 Montwood Ct	0.54mi	3/2.0	1,490 (+10%)	5mo	$73,000	$49	54
218 W Wilding Dr	0.47mi	4/2.0 (+1)	1,525 (+12%)	2mo	$165,000	$108	51
3021 Dobbs Cir	0.63mi	3/2.0	1,153 (-15%)	2mo	$106,900	$93	45
4230 Knollgate Rd	0.66mi	3/2.0	1,170 (-14%)	10mo	$80,000	$68	38
3173 Montwood Dr	0.73mi	3/2.0	1,198 (-12%)	11mo	$81,000	$68	38

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 · 5.65% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $5,391
• Equity at exit: $17,877

10-year hold

• IRR: 15.8%
• Equity multiple: 2.44×
• Total profit: $48,287
• 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 36116

• Home prices YoY: -9.7%
• Rents YoY: 5.7%
• Active inventory: 293
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$629
• Tax from tax record: −$97 /mo · $1,166/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $330

Break-even live

Break-even rent $982

Max offer price $119,900

Occupancy floor 71%

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3855 Woodley Rd Montgomery, AL	4.0	2.0	1450	$1,450	$1.00	43d	1	0.12mi
3633 Woodley Rd Montgomery, AL	4.0	2.0	1734	$1,600	$0.92	21d	1	0.28mi
2699 Whispering Pine Dr Montgomery, AL	4.0	2.0	1500	$1,500	$1.00	13d	1	0.31mi
654 Mayflower Dr Montgomery, AL	3.0	2.0	1777	$1,400	$0.79	43d	1	0.63mi
3324 Cross Creek Dr Montgomery, AL	3.0	2.0	1791	$1,395	$0.78	21d	1	0.72mi
3252 Cheltenham Dr Montgomery, AL	3.0	2.0	1705	$1,200	$0.70	43d	1	0.87mi
3231 Virginia Pines Ln Montgomery, AL	2.0	2.0	1068	$800	$0.75	43d	1	0.87mi
3240 Virginia Pines Ln Montgomery, AL	3.0	2.0	1215	$900	$0.74	43d	1	0.88mi
2724 Forsyth Ln Montgomery, AL	4.0	2.0	1794	$1,400	$0.78	43d	1	0.89mi
4604 Virginia Loop Rd Montgomery, AL	1.0–2.0	1.0–2.0	810	$895	$1.10	43d	1	0.91mi
4611 Virginia Loop Rd Montgomery, AL	3.0	1.0	1029	$1,195	$1.16	21d	1	0.99mi
3110 Virginia Downs Montgomery, AL	2.0	2.0	1068	$800	$0.75	43d	1	1.04mi
4025 Edge Hill Ln Montgomery, AL	3.0	2.0	1154	$1,350	$1.17	13d	1	1.09mi
3220 Virginia Downs Montgomery, AL	3.0	2.0	1215	$900	$0.74	43d	1	1.11mi
2619 Brantford Pl Montgomery, AL	3.0	2.0	1323	$1,200	$0.91	43d	1	1.16mi
3248 Meadow Walk Ln Montgomery, AL	3.0	2.0	1114	$1,200	$1.08	43d	1	1.17mi
4220 Strathmore Dr Montgomery, AL	1.0–3.0	1.0–2.0	931	$1,099	$1.18	43d	1	1.26mi
3212 Herbert Dr Montgomery, AL	3.0	2.0	1180	$1,425	$1.21	21d	1	1.28mi
2401 Overhill Rd Montgomery, AL	3.0	1.0	999	$700	$0.70	21d	1	1.30mi
3824 Glenfern Ct Montgomery, AL	3.0	2.0	1600	$1,450	$0.91	43d	1	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $119,900 Active 69 DOM
2. 2026-06-17
   days on market $119,900 Active 68 DOM
3. 2026-06-16
   pricedays on market $119,900 Active 67 DOM
4. 2026-06-15
   days on market $124,900 Active 66 DOM
5. 2026-06-14
   days on market $124,900 Active 64 DOM
6. 2026-06-13
   days on market $124,900 Active 63 DOM
7. 2026-06-10
   days on market $124,900 Active 61 DOM
8. 2026-06-09
   days on market $124,900 Active 60 DOM
9. 2026-06-08
   days on market $124,900 Active 59 DOM
10. 2026-06-07
    pricedays on market $124,900 Active 58 DOM
11. 2026-06-03
    days on market $129,900 Active 54 DOM
12. 2026-06-02
    days on market $129,900 Active 53 DOM
13. 2026-06-01
    days on market $129,900 Active 52 DOM
14. 2026-05-31
    days on market $129,900 Active 51 DOM
15. 2026-05-30
    days on market $129,900 Active 50 DOM
16. 2026-05-14
    price $129,900 544-char remark

    Show marketing remark (544 chars)

    Located in the established Seth Johnson neighborhood, this 3-bedroom, 2-bathroom brick ranch offers incredible value. The home features a classic floor plan with a spacious living area and an eat-in kitchen. Enjoy the privacy of a large, fully fenced backyard and the convenience of a two-car carport. Perfect for investors seeking a high-yield rental or a buyer ready to personalize their space. Situated just minutes from the Southern Blvd, shopping, and local schools. This property is a fantastic opportunity to build equity in Montgomery!

17. 2026-04-10
    listed $134,900 Active 544-char remark

    Show marketing remark (544 chars)

    Located in the established Seth Johnson neighborhood, this 3-bedroom, 2-bathroom brick ranch offers incredible value. The home features a classic floor plan with a spacious living area and an eat-in kitchen. Enjoy the privacy of a large, fully fenced backyard and the convenience of a two-car carport. Perfect for investors seeking a high-yield rental or a buyer ready to personalize their space. Situated just minutes from the Southern Blvd, shopping, and local schools. This property is a fantastic opportunity to build equity in Montgomery!

18. 2021-09-17
    soldstatus $90,000
19. 2021-09-14
    soldstatus $90,000 307-char remark

    Show marketing remark (307 chars)

    Great 1,355 square foot home with 3 bedrooms and 2 full baths. This home has been well maintained. In the last few years wood flooring has been installed in the great room and hall. New countertops in the kitchen with tile flooring. New vanities in the bathrooms. Owner has had a "no pets" policy.

20. 2021-06-07
    listed $100,000 307-char remark

    Show marketing remark (307 chars)

    Great 1,355 square foot home with 3 bedrooms and 2 full baths. This home has been well maintained. In the last few years wood flooring has been installed in the great room and hall. New countertops in the kitchen with tile flooring. New vanities in the bathrooms. Owner has had a "no pets" policy.

ⓘ 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: $1,166 · $97/mo
• Projected year-2 tax: $1,166 · $97/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,794
• − Mortgage interest: −$6,716
• − Property taxes: −$1,166
• − Insurance: −$600
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,488
• Taxable income: $2,138
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $3,444/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): 45,250
• Household income: $55,160
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2786.0

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 (80%)
• Race & ethnicity: Black 80% White 12% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Korean 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: ▼ -16.31%
• Current HPI: 151.8598
• Rent YoY: ▲ 5.65%
• 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

+29.9% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $129,900 VMLS
• 2026-04-10 Listed $134,900 VMLS
• 2021-09-17 Sold (Public Records) $90,000 Public Records
• 2021-09-14 Sold (MLS) $90,000 MAAR
• 2021-06-07 Listed $100,000 MAAR

Property tax history

+14.5%/yr

Latest (2025): $1,166 · +5.4% YoY. Source: county tax records.