229 W Woodland Dr · Montgomery, AL 36105

$23,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 31 Days on market

Built 1955 $21/sqft · at area comps Est $24k · at est.

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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 +8.5/15.0
• 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

Investors: Seize this opportunity to have a brick house at a great price. You can fix it the way you want it at this price! Needs flooring too.

Key facts

• Parking
• Built 1955
• Listed 31 days

Property features AI

Exterior

• Parking: Driveway; One-car carport
• Utilities: Public water; Public sewer; Utilities status listed as unknown
• Home design: Single-story; Brick and wood siding construction
• Construction: Built according to public records; Slab foundation
• Exterior features: Partial fencing; Mature trees; City lot

Interior

• Flooring: Vinyl; Wood
• Bathrooms: One full bathroom
• Interior features: Vinyl and wood flooring
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $23k).
• Recommended offer: $22k (3.0% below list) — sets the bar for market timing.
• Cap rate 46.0% 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; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 33% 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 $159 of loan paydown is wiped out by about $690 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 $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $5k; list at $23k implies a 330% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1955 — 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 $22,310 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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. 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?
7. 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.
8. 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.
9. 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: 5.01% ✓
• Cap rate: 45.98%
• Cash-on-cash: 141.75%
• DSCR: 7.31
• GRM: 1.7

CMA / ARV

• ARV (median comp): $23,537
• List price: $23,000
• Delta: -2.28%
• 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
501 Japonica St	0.25mi	3/1.0	1,053 (-2%)	3mo	$62,500	$59	81
223 Canna Dr	0.14mi	2/1.0 (-1)	1,045 (-3%)	2mo	$19,500	$19	81
4053 Rosa L Parks Ave	0.34mi	3/1.0	1,053 (-2%)	1mo	$83,000	$79	80
4204 Rosa L Parks Ave	0.19mi	3/1.0	1,158 (+7%)	2mo	$22,500	$19	77
76 W Clover Ln	0.37mi	3/1.0	1,118 (+4%)	2mo	$21,000	$19	75
160 Beckview Dr	0.33mi	3/2.0	1,092 (+1%)	5mo	$52,000	$48	75
17 Davis Dr	0.48mi	3/1.0	1,063 (-2%)	7mo	$10,000	$9	69
3804 Southmont Dr	0.61mi	3/1.0	1,025 (-5%)	2mo	$40,000	$39	61
21 W Fleming Rd	0.51mi	3/1.0	1,130 (+5%)	9mo	$110,000	$97	61
713 W Patton Ave	0.47mi	4/1.0 (+1)	1,044 (-3%)	9mo	$65,000	$62	60
4054 Ardmore Dr	0.52mi	3/1.0	1,014 (-6%)	8mo	$80,000	$79	59
3831 Oak St	0.72mi	3/1.0	1,152 (+7%)	4mo	$14,900	$13	52

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: 61.7%
• Equity multiple: 3.77×
• Total profit: $17,832
• Equity at exit: $3,429

10-year hold

• IRR: 66.4%
• Equity multiple: 7.84×
• Total profit: $44,046
• Equity at exit: $1,989

Cash invested: $6,440 (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: 1.7×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$121
• Tax from tax record: −$19 /mo · $223/yr
• Insurance: −$10
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $334

Break-even live

Break-even rent $728

Max offer price $23,000

Occupancy floor 66%

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: $5,750
• Closing costs: $690
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
370 Collinwood Ave Montgomery, AL	3.0	1.0	1080	$1,000	$0.93	20d	1	0.12mi
4148 Edgar D Nixon Ave Montgomery, AL	4.0	1.0	1208	$1,200	$0.99	43d	1	0.30mi
4037 Oak St Montgomery, AL	3.0	2.0	1314	$1,450	$1.10	43d	1	0.46mi
4724 S Court St Montgomery, AL	2.0	1.0	800	$485	$0.61	13d	1	0.58mi
763 Belvedere Dr Montgomery, AL	3.0	1.0	1044	$1,000	$0.96	43d	1	0.68mi
253 John Morris Ave Montgomery, AL	3.0	1.0	912	$950	$1.04	20d	1	0.80mi
548 Winston Dr Montgomery, AL	2.0	2.5	1396	$1,000	$0.72	43d	1	0.92mi
3577 Whiting Ave Montgomery, AL	3.0	1.0	1269	$1,150	$0.91	43d	1	0.94mi
3608 Wilmington Rd Montgomery, AL	3.0	1.0	1160	$950	$0.82	43d	1	0.98mi
3751 Wesley Dr Apt A Montgomery, AL	2.0	1.0	1034	$550	$0.53	43d	1	1.08mi
3735 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	20d	1	1.12mi
3733 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	20d	1	1.12mi
3723 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	20d	1	1.13mi
3709 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	20d	1	1.14mi
3737 Wesley Dr Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	43d	1	1.15mi
3701 Wesley Dr Unit 3723 Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	20d	1	1.16mi
3701 Wesley Dr Unit 3737 Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	43d	1	1.16mi
3701 Wesley Dr Unit 3733 Montgomery, AL	3.0	1.0	1000	$1,280	$1.28	43d	1	1.16mi
718 W Edgemont Ave Unit A Montgomery, AL	3.0	1.0	875	$875	$1.00	43d	1	1.18mi
718 W Edgemont Ave Unit B Montgomery, AL	2.0	1.0	875	$800	$0.91	20d	1	1.18mi
3515 Norman Bridge Rd Unit A Montgomery, AL	2.0	1.0	1150	$1,150	$1.00	43d	1	1.19mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	43d	1	1.25mi
3394 Southmont Dr Unit 3 Montgomery, AL	2.0	1.0	810	$1,050	$1.30	43d	1	1.28mi
3394 Southmont Dr Unit 2 Montgomery, AL	2.0	1.0	810	$1,475	$1.82	43d	1	1.28mi
3649 Princeton Rd Montgomery, AL	3.0	1.0	1266	$1,200	$0.95	20d	1	1.29mi
3220 Doris Cir Montgomery, AL	3.0	1.0	1139	$1,100	$0.97	43d	1	1.36mi
4342 Sunshine Dr Montgomery, AL	3.0	2.0	1323	$1,250	$0.94	13d	1	1.38mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	20d	1	1.41mi
3445 Le Bron Rd Montgomery, AL	4.0	1.0	1100	$1,050	$0.95	20d	1	1.43mi

Listing history 20 events

1. 2026-06-15
   status $23,000 Pending 31 DOM
2. 2026-06-15
   days on market $23,000 Active 31 DOM
3. 2026-06-14
   days on market $23,000 Active 29 DOM
4. 2026-06-13
   days on market $23,000 Active 28 DOM
5. 2026-06-10
   days on market $23,000 Active 26 DOM
6. 2026-06-09
   days on market $23,000 Active 25 DOM
7. 2026-06-08
   days on market $23,000 Active 24 DOM
8. 2026-06-07
   days on market $23,000 Active 23 DOM
9. 2026-06-03
   days on market $23,000 Active 19 DOM
10. 2026-06-02
    days on market $23,000 Active 18 DOM
11. 2026-06-01
    days on market $23,000 Active 17 DOM
12. 2026-05-31
    days on market $23,000 Active 16 DOM
13. 2026-05-30
    days on market $23,000 Active 15 DOM
14. 2026-05-15
    status Active 459-char remark
15. 2026-04-03
    historical 459-char remark
16. 2026-04-02
    listed $23,000 459-char remark
17. 2010-04-30
    soldstatus $5,350 145-char remark

    Show marketing remark (145 chars)

    Investors: Seize this opportunity to have a brick house at a great price. You can fix it the way you want it at this price! Needs flooring too.

18. 2010-03-18
    listed $5,000 145-char remark

    Show marketing remark (145 chars)

    Investors: Seize this opportunity to have a brick house at a great price. You can fix it the way you want it at this price! Needs flooring too.

19. 2010-03-15
    listed $7,500
20. 2009-12-14
    listed $7,500

ⓘ 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: $223 · $19/mo
• Projected year-2 tax: $223 · $19/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 AE · 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: $13,816
• − Mortgage interest: −$1,288
• − Property taxes: −$223
• − Insurance: −$5,234
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$669
• Taxable income: $4,191
• Est. tax owed @ 24.0%: −$1,006
• After-tax cash flow: $3,005/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

+206.7% since first listed

8 events — show timeline

• 2026-06-15 Pending — MAAR
• 2026-05-15 Relisted — MAAR
• 2026-04-03 Delisted — MAAR
• 2026-04-02 Listed $23,000 MAAR
• 2010-04-30 Sold (MLS) $5,350 MAAR
• 2010-03-18 Listed $5,000 MAAR
• 2010-03-15 Listed $7,500 MAAR
• 2009-12-14 Listed $7,500 MAAR

Property tax history

-7.5%/yr

Latest (2025): $223 · -13.9% YoY. Source: county tax records.