101 E Woodland Dr · Montgomery, AL 36105

$17,999

3 bd · 1.0 ba · 1,282 sqft · SingleFamily public records · 310 Days on market

Built 1945 0.26 ac lot $14/sqft · 33% below area Est $27k · 33% under ↓ 22% 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 +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special – Prime Location Near South Blvd! Just one minute from South Blvd, this fixer-upper is a rare opportunity for investors with vision. Perfect for flippers or seasoned renovators who aren’t afraid of a full rebuild, this property offers tremendous potential. With nearby homes commanding strong market values, the return on investment here could be exceptional. Whether you plan to restore its charm or reimagine the space entirely, the unbeatable location and surrounding growth make this a smart buy for those ready to turn potential into profit. Call your favorite agent for your private tour. SOLD AS IS!!!!!!!!

Key facts

• Surrounding growth
• Fixer-upper
• 0.26 acre lot

Tags

• PRIME LOCATION NEAR SOUTH BLVD
• FIXER-UPPER
• SURROUNDING GROWTH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $16k (12.0% below list) — sets the bar for market timing.
• Cap rate 61.9% 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: 79 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 35% of the median local income ($41k/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 $124 of loan paydown is wiped out by about $540 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 + 3.0% rent growth), your $5k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($16k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $15,839 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 6.67% ✓
• Cap rate: 61.94%
• Cash-on-cash: 198.74%
• DSCR: 9.84
• GRM: 1.2

CMA / ARV

• ARV (median comp): $26,954
• List price: $17,999
• Delta: -33.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
238 Burgwyn Rd	0.39mi	3/1.0	1,270 (-1%)	9mo	$84,000	$66	73
76 W Clover Ln	0.22mi	3/1.0	1,118 (-13%)	2mo	$21,000	$19	66
3594 S Perry St	0.55mi	3/2.0	1,265 (-1%)	8mo	$40,000	$32	61
39 W Fleming Rd	0.53mi	3/1.0	1,349 (+5%)	9mo	$40,000	$30	59
3617 Wilmington Rd	0.61mi	3/1.0	1,233 (-4%)	11mo	$10,000	$8	56
3639 Norman Bridge Rd	0.60mi	3/1.0	1,349 (+5%)	8mo	$62,500	$46	56
4204 Rosa L Parks Ave	0.57mi	3/1.0	1,158 (-10%)	2mo	$22,500	$19	55
21 W Fleming Rd	0.52mi	3/1.0	1,130 (-12%)	9mo	$110,000	$97	49
620 Clover Hill Dr	0.69mi	3/1.0	1,376 (+7%)	10mo	$15,000	$11	48
160 Beckview Dr	0.47mi	3/2.0	1,092 (-15%)	5mo	$52,000	$48	45
4709 S Court St	0.57mi	3/1.5	1,100 (-14%)	10mo	$55,000	$50	39
3726 Stanley Dr	0.72mi	3/2.0	1,443 (+13%)	11mo	$61,000	$42	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 98.6%
• Equity multiple: 5.63×
• Total profit: $23,350
• Equity at exit: $2,684

10-year hold

• IRR: —
• Equity multiple: 11.90×
• Total profit: $54,916
• Equity at exit: $1,556

Cash invested: $5,040 (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 36105

• Home prices YoY: -32.6%
• Active inventory: 79
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,201 high
• Mortgage (P&I): −$94
• Tax from tax record: −$12 /mo · $142/yr
• Insurance: −$7
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $408

Break-even live

Break-even rent $684

Max offer price $17,999

Occupancy floor 61%

Sensitivity live

Price	-10% $418	-5% $413	+0% $408	+5% $403	+10% $398
Rent	-10% $313	-5% $361	+0% $408	+5% $456	+10% $503
Rate	-1.0pp $417	-0.5pp $413	base $408	+0.5pp $403	+1.0pp $399

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4148 Edgar D Nixon Ave Montgomery, AL	4.0	1.0	1208	$1,200	$0.99	44d	1	0.34mi
370 Collinwood Ave Montgomery, AL	3.0	1.0	1080	$1,000	$0.93	22d	1	0.49mi
548 Winston Dr Montgomery, AL	2.0	2.5	1396	$1,000	$0.72	44d	1	0.51mi
253 John Morris Ave Montgomery, AL	3.0	1.0	912	$950	$1.04	22d	1	0.52mi
3608 Wilmington Rd Montgomery, AL	3.0	1.0	1160	$950	$0.82	44d	1	0.59mi
3544 Southmont Dr Montgomery, AL	4.0	1.5	1774	$1,300	$0.73	22d	1	0.64mi
3751 Wesley Dr Apt A Montgomery, AL	2.0	1.0	1034	$550	$0.53	44d	1	0.65mi
3735 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	0.69mi
3733 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	0.69mi
3723 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	0.70mi
3709 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	0.71mi
3737 Wesley Dr Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	44d	1	0.72mi
3701 Wesley Dr Unit 3723 Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	0.73mi
3701 Wesley Dr Unit 3737 Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	44d	1	0.73mi
3701 Wesley Dr Unit 3733 Montgomery, AL	3.0	1.0	1000	$1,280	$1.28	44d	1	0.73mi
3720 Stanley Dr Montgomery, AL	4.0	2.0	1719	$1,650	$0.96	22d	1	0.75mi
4037 Oak St Montgomery, AL	3.0	2.0	1314	$1,450	$1.10	44d	1	0.79mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	44d	1	0.82mi
3515 Norman Bridge Rd Unit A Montgomery, AL	2.0	1.0	1150	$1,150	$1.00	44d	1	0.82mi
3708 Princeton Rd Montgomery, AL	2.0	2.0	1749	$900	$0.51	22d	1	0.82mi
3649 Princeton Rd Montgomery, AL	3.0	1.0	1266	$1,200	$0.95	22d	1	0.86mi
763 Belvedere Dr Montgomery, AL	3.0	1.0	1044	$1,000	$0.96	44d	1	0.86mi
3616 Gaston Ave Montgomery, AL	4.0	2.0	1629	$1,300	$0.80	44d	1	0.97mi
3445 Le Bron Rd Montgomery, AL	4.0	1.0	1100	$1,050	$0.95	22d	1	1.04mi
3577 Whiting Ave Montgomery, AL	3.0	1.0	1269	$1,150	$0.91	44d	1	1.04mi
4342 Sunshine Dr Montgomery, AL	3.0	2.0	1323	$1,250	$0.94	14d	1	1.08mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	22d	1	1.14mi
1067 Roslyn Dr Montgomery, AL	4.0	2.0	1760	$1,125	$0.64	22d	1	1.18mi
3357 Lexington Rd Montgomery, AL	2.0	1.0	1200	$1,175	$0.98	14d	1	1.19mi
1114 Druid Hills Dr Montgomery, AL	3.0	1.0	1192	$1,250	$1.05	22d	1	1.20mi
718 W Edgemont Ave Unit A Montgomery, AL	3.0	1.0	875	$875	$1.00	44d	1	1.23mi
718 W Edgemont Ave Unit B Montgomery, AL	2.0	1.0	875	$800	$0.91	22d	1	1.23mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	44d	1	1.26mi
3235 Norman Bridge Rd Montgomery, AL	3.0	1.0	1873	$900	$0.48	44d	1	1.30mi
1219 Biscayne Dr Montgomery, AL	4.0	1.5	1228	$1,295	$1.05	22d	1	1.34mi
139 Mount Vernon Dr Unit A Montgomery, AL	4.0	2.5	1700	$1,000	$0.59	44d	1	1.36mi
3256 Montezuma Rd Montgomery, AL	3.0	2.0	1515	$1,450	$0.96	44d	1	1.40mi
3356 Audubon Rd Montgomery, AL	2.0	1.5	1340	$950	$0.71	44d	1	1.40mi
1355 Buckingham Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	14d	1	1.43mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	44d	1	1.43mi

Listing history 19 events

1. 2026-06-18
   days on market $17,999 Active 310 DOM
2. 2026-06-17
   days on market $17,999 Active 309 DOM
3. 2026-06-16
   days on market $17,999 Active 308 DOM
4. 2026-06-15
   days on market $17,999 Active 307 DOM
5. 2026-06-14
   days on market $17,999 Active 305 DOM
6. 2026-06-13
   days on market $17,999 Active 304 DOM
7. 2026-06-10
   days on market $17,999 Active 302 DOM
8. 2026-06-09
   days on market $17,999 Active 301 DOM
9. 2026-06-08
   days on market $17,999 Active 300 DOM
10. 2026-06-07
    days on market $17,999 Active 299 DOM
11. 2026-06-03
    days on market $17,999 Active 295 DOM
12. 2026-06-02
    days on market $17,999 Active 294 DOM
13. 2026-06-01
    days on market $17,999 Active 293 DOM
14. 2026-05-31
    days on market $17,999 Active 292 DOM
15. 2026-05-30
    days on market $17,999 Active 291 DOM
16. 2026-02-19
    status Active 645-char remark

    Show marketing remark (645 chars)

    Investor Special – Prime Location Near South Blvd! Just one minute from South Blvd, this fixer-upper is a rare opportunity for investors with vision. Perfect for flippers or seasoned renovators who aren’t afraid of a full rebuild, this property offers tremendous potential. With nearby homes commanding strong market values, the return on investment here could be exceptional. Whether you plan to restore its charm or reimagine the space entirely, the unbeatable location and surrounding growth make this a smart buy for those ready to turn potential into profit. Call your favorite agent for your private tour. SOLD AS IS!!!!!!!!

17. 2026-01-18
    historical Contingent 645-char remark

    Show marketing remark (645 chars)

    Investor Special – Prime Location Near South Blvd! Just one minute from South Blvd, this fixer-upper is a rare opportunity for investors with vision. Perfect for flippers or seasoned renovators who aren’t afraid of a full rebuild, this property offers tremendous potential. With nearby homes commanding strong market values, the return on investment here could be exceptional. Whether you plan to restore its charm or reimagine the space entirely, the unbeatable location and surrounding growth make this a smart buy for those ready to turn potential into profit. Call your favorite agent for your private tour. SOLD AS IS!!!!!!!!

18. 2025-12-14
    price $17,999 645-char remark

    Show marketing remark (645 chars)

    Investor Special – Prime Location Near South Blvd! Just one minute from South Blvd, this fixer-upper is a rare opportunity for investors with vision. Perfect for flippers or seasoned renovators who aren’t afraid of a full rebuild, this property offers tremendous potential. With nearby homes commanding strong market values, the return on investment here could be exceptional. Whether you plan to restore its charm or reimagine the space entirely, the unbeatable location and surrounding growth make this a smart buy for those ready to turn potential into profit. Call your favorite agent for your private tour. SOLD AS IS!!!!!!!!

19. 2025-08-12
    listed $23,000 Active 645-char remark

    Show marketing remark (645 chars)

    Investor Special – Prime Location Near South Blvd! Just one minute from South Blvd, this fixer-upper is a rare opportunity for investors with vision. Perfect for flippers or seasoned renovators who aren’t afraid of a full rebuild, this property offers tremendous potential. With nearby homes commanding strong market values, the return on investment here could be exceptional. Whether you plan to restore its charm or reimagine the space entirely, the unbeatable location and surrounding growth make this a smart buy for those ready to turn potential into profit. Call your favorite agent for your private tour. SOLD AS IS!!!!!!!!

ⓘ 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: $142 · $12/mo
• Projected year-2 tax: $142 · $12/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 3/10 Moderate FEMA zone AE · 10% 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: $14,406
• − Mortgage interest: −$1,008
• − Property taxes: −$142
• − Insurance: −$5,208
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$524
• Taxable income: $5,219
• Est. tax owed @ 24.0%: −$1,252
• After-tax cash flow: $3,645/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): 9,207
• Household income: $41,486
• Rent vs Own: 39.9% rent · 60.1% own
• Severe rent burden: 679.0

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 (83%)
• Race & ethnicity: Black 83% White 12% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -31.17%
• Current HPI: 64.4673
• Rent YoY: —
• 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

-21.7% since first listed

4 events — show timeline

• 2026-02-19 Relisted — MAAR
• 2026-01-18 Contingent — MAAR
• 2025-12-14 Price Changed $17,999 MAAR
• 2025-08-12 Listed $23,000 MAAR

Property tax history

+1.1%/yr

Latest (2021): $142 · +7.8% YoY. Source: county tax records.