6050 Woodley Cir · Montgomery, AL 36116

$47,500

3 bd · 2.5 ba · 3,160 sqft · SingleFamily · 172 Days on market

Built 1940 Fair condition 0.25 ac lot $15/sqft · 84% below area ↓ 21% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn-Key Event Space in Montgomery! New Mechanicals • Excellent Condition • Endless Potential 6050 Woodley Cir, Montgomery, AL 36116 Looking for the perfect multi-use space with BIG upside? This beautifully maintained event venue is ready for business! Featuring new mechanicals, updated systems, and excellent overall condition, this property gives you a true plug-and-play investment. With two spacious levels, you can maximize revenue with: Lower-Level Event Space (weddings, parties, church services, meetings) Upper-Level Housing, Office Suites, or Studio Space Or convert into a top-tier mixed-use venue — the possibilities are endless!

Key facts

• Upper-level housing
• Office suites
• Turn-key event space

Tags

• TURN-KEY EVENT SPACE
• NEW MECHANICALS
• EXCELLENT CONDITION
• LOWER-LEVEL EVENT SPACE
• UPPER-LEVEL HOUSING
• OFFICE SUITES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $48k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 40.4% 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; 2 comparable units currently listed for rent nearby; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• At $2,122/mo this rent would consume 46% of the median local household income ($55k/yr) (locally 2786% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $328 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $41,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.47% ✓
• Cap rate: 40.35%
• Cash-on-cash: 121.64%
• DSCR: 6.41
• GRM: 1.9

CMA / ARV

• ARV (median comp): $299,138
• List price: $47,500
• Delta: -84.12%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6050 Woodley Cir	0.00mi	3/2.5	3,160 (0%)	1mo	$42,500	$13	99
4955 Woodley Rd	0.71mi	4/2.0 (+1)	2,688 (-15%)	14mo	$285,000	$106	23

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: —
• Equity multiple: 7.32×
• Total profit: $84,011
• Equity at exit: $7,082

10-year hold

• IRR: —
• Equity multiple: 16.72×
• Total profit: $209,018
• Equity at exit: $4,107

Cash invested: $13,300 (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: 1.9×

Monthly cashflow live

• Estimated rent: $2,122 medium
• Mortgage (P&I): −$249
• Tax est. 1.5%: −$59 /mo · $712/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $1,348

Break-even live

Break-even rent $416

Max offer price $47,500

Occupancy floor 31%

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5175 Patterson Rd Montgomery, AL	4.0	3.0	2558	$2,495	$0.98	44d	1	1.44mi
5812 Blevins Cir Montgomery, AL	4.0	3.0	2354	$2,550	$1.08	44d	1	1.49mi

Listing history 14 events

1. 2026-06-08
   days on market $47,500 Active 172 DOM
2. 2026-06-07
   days on market $47,500 Active 171 DOM
3. 2026-06-03
   days on market $47,500 Active 167 DOM
4. 2026-06-02
   days on market $47,500 Active 166 DOM
5. 2026-06-01
   days on market $47,500 Active 165 DOM
6. 2026-05-31
   days on market $47,500 Active 164 DOM
7. 2026-05-30
   days on market $47,500 Active 163 DOM
8. 2026-04-28
   price $47,500 658-char remark

   Show marketing remark (658 chars)

   Turn-Key Event Space in Montgomery! New Mechanicals • Excellent Condition • Endless Potential 6050 Woodley Cir, Montgomery, AL 36116 Looking for the perfect multi-use space with BIG upside? This beautifully maintained event venue is ready for business! Featuring new mechanicals, updated systems, and excellent overall condition, this property gives you a true plug-and-play investment. With two spacious levels, you can maximize revenue with: Lower-Level Event Space (weddings, parties, church services, meetings) Upper-Level Housing, Office Suites, or Studio Space Or convert into a top-tier mixed-use venue — the possibilities are endless!

9. 2026-04-17
   price $39,500 658-char remark

   Show marketing remark (658 chars)

   Turn-Key Event Space in Montgomery! New Mechanicals • Excellent Condition • Endless Potential 6050 Woodley Cir, Montgomery, AL 36116 Looking for the perfect multi-use space with BIG upside? This beautifully maintained event venue is ready for business! Featuring new mechanicals, updated systems, and excellent overall condition, this property gives you a true plug-and-play investment. With two spacious levels, you can maximize revenue with: Lower-Level Event Space (weddings, parties, church services, meetings) Upper-Level Housing, Office Suites, or Studio Space Or convert into a top-tier mixed-use venue — the possibilities are endless!

10. 2026-01-27
    price $48,500 658-char remark

    Show marketing remark (658 chars)

    Turn-Key Event Space in Montgomery! New Mechanicals • Excellent Condition • Endless Potential 6050 Woodley Cir, Montgomery, AL 36116 Looking for the perfect multi-use space with BIG upside? This beautifully maintained event venue is ready for business! Featuring new mechanicals, updated systems, and excellent overall condition, this property gives you a true plug-and-play investment. With two spacious levels, you can maximize revenue with: Lower-Level Event Space (weddings, parties, church services, meetings) Upper-Level Housing, Office Suites, or Studio Space Or convert into a top-tier mixed-use venue — the possibilities are endless!

11. 2026-01-14
    price $52,000 658-char remark

    Show marketing remark (658 chars)

    Turn-Key Event Space in Montgomery! New Mechanicals • Excellent Condition • Endless Potential 6050 Woodley Cir, Montgomery, AL 36116 Looking for the perfect multi-use space with BIG upside? This beautifully maintained event venue is ready for business! Featuring new mechanicals, updated systems, and excellent overall condition, this property gives you a true plug-and-play investment. With two spacious levels, you can maximize revenue with: Lower-Level Event Space (weddings, parties, church services, meetings) Upper-Level Housing, Office Suites, or Studio Space Or convert into a top-tier mixed-use venue — the possibilities are endless!

12. 2026-01-06
    status Active 658-char remark

    Show marketing remark (658 chars)

    Turn-Key Event Space in Montgomery! New Mechanicals • Excellent Condition • Endless Potential 6050 Woodley Cir, Montgomery, AL 36116 Looking for the perfect multi-use space with BIG upside? This beautifully maintained event venue is ready for business! Featuring new mechanicals, updated systems, and excellent overall condition, this property gives you a true plug-and-play investment. With two spacious levels, you can maximize revenue with: Lower-Level Event Space (weddings, parties, church services, meetings) Upper-Level Housing, Office Suites, or Studio Space Or convert into a top-tier mixed-use venue — the possibilities are endless!

13. 2026-01-05
    historical 658-char remark

    Show marketing remark (658 chars)

    Turn-Key Event Space in Montgomery! New Mechanicals • Excellent Condition • Endless Potential 6050 Woodley Cir, Montgomery, AL 36116 Looking for the perfect multi-use space with BIG upside? This beautifully maintained event venue is ready for business! Featuring new mechanicals, updated systems, and excellent overall condition, this property gives you a true plug-and-play investment. With two spacious levels, you can maximize revenue with: Lower-Level Event Space (weddings, parties, church services, meetings) Upper-Level Housing, Office Suites, or Studio Space Or convert into a top-tier mixed-use venue — the possibilities are endless!

14. 2025-12-17
    listed $59,900 Active 658-char remark

    Show marketing remark (658 chars)

    Turn-Key Event Space in Montgomery! New Mechanicals • Excellent Condition • Endless Potential 6050 Woodley Cir, Montgomery, AL 36116 Looking for the perfect multi-use space with BIG upside? This beautifully maintained event venue is ready for business! Featuring new mechanicals, updated systems, and excellent overall condition, this property gives you a true plug-and-play investment. With two spacious levels, you can maximize revenue with: Lower-Level Event Space (weddings, parties, church services, meetings) Upper-Level Housing, Office Suites, or Studio Space Or convert into a top-tier mixed-use venue — the possibilities are endless!

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

Taxation est. · year 1

• Rental income: $25,465
• − Mortgage interest: −$2,661
• − Property taxes: −$712
• − Insurance: −$238
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$1,382
• Taxable income: $16,398
• Est. tax owed @ 24.0%: −$3,936
• After-tax cash flow: $12,243/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, flooring, and interior walls. Upgrading these areas will significantly enhance the home's appeal and marketability.

Repairs flagged

• Major kitchen appliances — outdated and worn
• Major bathroom fixtures — dated and cluttered
• Major flooring — worn and uneven
• Major interior walls/paint — paint peeling and stains

Value-add opportunities

• Resale new kitchen appliances — modernizes the space and improves functionality
• Resale updated bathroom fixtures — enhances the aesthetic and functionality of the bathrooms
• Resale new flooring — improves the overall appearance and functionality of the home
• Resale paint interior walls — enhances the appearance and makes the home more appealing to potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · outdated and worn	Major	$15,000–50,000
bathroom fixtures · dated and cluttered	Major	$15,000–50,000
flooring · worn and uneven	Major	$15,000–50,000
interior walls/paint · paint peeling and stains	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale new kitchen appliances — modernizes the space and improves functionality ↑
• Resale updated bathroom fixtures — enhances the aesthetic and functionality of the bathrooms ↑
• Resale new flooring — improves the overall appearance and functionality of the home ↑
• Resale paint interior walls — enhances the appearance and makes the home more appealing to potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-20.7% since first listed

7 events — show timeline

• 2026-04-28 Price Changed $47,500 Greater Alabama MLS
• 2026-04-17 Price Changed $39,500 Greater Alabama MLS
• 2026-01-27 Price Changed $48,500 Greater Alabama MLS
• 2026-01-14 Price Changed $52,000 Greater Alabama MLS
• 2026-01-06 Relisted — Greater Alabama MLS
• 2026-01-05 Delisted — Greater Alabama MLS
• 2025-12-17 Listed $59,900 Greater Alabama MLS