3302 Cottonwood Dr · Montgomery, AL 36109

$109,000

3 bd · 2.0 ba · 1,025 sqft · SingleFamily public records · 169 Days on market

Built 1956 10,454 sqft lot $106/sqft · 8% above area Est $101k · 8% over

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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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +6.9/10.0
• ARV discount +3.9/15.0
• 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

Welcome to this charming 3-bedroom, 1.5-bath home in the desirable Forest Hills neighborhood! Step into a spacious living area that flows seamlessly into the kitchen, perfect for everyday living and entertaining. The kitchen is beautifully updated with granite countertops and stainless steel appliances. Enjoy the convenience of a large laundry area right off the kitchen. The full bathroom features tiled tub surround for easy cleaning. All three bedrooms offer generous space and natural light. Outside, the home sits on a great lot with a large backyard—ideal for relaxing, playing, or hosting gatherings. Don’t miss this opportunity!

Key facts

• Spacious living area
• Large laundry area
• Updated kitchen

Tags

• SPACIOUS LIVING AREA
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE LAUNDRY AREA
• TILED TUB SURROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: Rents rising (+2.6%/yr); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $754 of loan paydown is wiped out by about $3k 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 + 2.6% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 28y 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 $81k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 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 1956 — 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: 1.19% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.16%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

• ARV (median comp): $100,990
• List price: $109,000
• Delta: 7.93%
• 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
3405 Vermont Dr	0.14mi	3/1.5	1,061 (+4%)	6mo	$88,000	$83	80
302 Whetstone Dr	0.16mi	2/1.0 (-1)	1,025 (0%)	8mo	$72,000	$70	77
3508 Cottonwood Dr	0.22mi	3/1.5	1,066 (+4%)	10mo	$93,000	$87	73
171 Salem Dr	0.52mi	3/1.0	1,067 (+4%)	1mo	$101,000	$95	64
302 Nottingham Rd	0.60mi	3/1.0	1,016 (-1%)	10mo	$95,900	$94	58
3618 Nottingham Rd	0.69mi	3/1.0	1,035 (+1%)	6mo	$97,000	$94	57
13 Oak Forest Dr	0.44mi	2/1.0 (-1)	1,110 (+8%)	2mo	$46,500	$42	55
3 Oak Frst	0.45mi	2/1.0 (-1)	940 (-8%)	2mo	$105,000	$112	55
620 Milan Ct	0.56mi	3/1.0	1,080 (+5%)	11mo	$115,000	$106	52
3776 Wares Ferry Rd	0.65mi	2/1.0 (-1)	1,005 (-2%)	13mo	$99,900	$99	47
3576 N Wareingwood Dr	0.67mi	2/1.0 (-1)	976 (-5%)	10mo	$93,000	$95	43
3539 Honeysuckle Rd	0.72mi	3/1.0	1,178 (+15%)	12mo	$89,000	$76	27

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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.10×
• Total profit: $3,185
• Equity at exit: $16,252

10-year hold

• IRR: 12.0%
• Equity multiple: 1.93×
• Total profit: $28,296
• Equity at exit: $9,424

Cash invested: $30,520 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 209
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,297 high
• Mortgage (P&I): −$572
• Tax from tax record: −$73 /mo · $877/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $335

Break-even live

Break-even rent $874

Max offer price $109,000

Occupancy floor 69%

Sensitivity live

Price	-10% $396	-5% $366	+0% $335	+5% $304	+10% $273
Rent	-10% $232	-5% $284	+0% $335	+5% $386	+10% $437
Rate	-1.0pp $390	-0.5pp $363	base $335	+0.5pp $307	+1.0pp $278

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	44d	1	0.03mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	14d	1	0.06mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	14d	1	0.09mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	22d	1	0.14mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	44d	1	0.25mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	22d	1	0.26mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	44d	1	0.42mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	22d	1	0.45mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	44d	1	0.46mi
7 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	961	$850	$0.88	44d	1	0.46mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	22d	1	0.48mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	14d	1	0.52mi
186 E Salem Dr Montgomery, AL	3.0	1.0	1040	$1,195	$1.15	22d	1	0.52mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	14d	1	0.54mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	22d	1	0.54mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	44d	1	0.55mi
319 Olivia Ct Montgomery, AL	2.0	1.0	850	$700	$0.82	22d	1	0.55mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	44d	1	0.57mi
103 Dalraida Rd Unit D Montgomery, AL	2.0	2.0	838	$875	$1.04	44d	1	0.78mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	44d	1	0.78mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	44d	1	0.82mi
2310 Yancey Ave Montgomery, AL	3.0	1.0	1212	$1,250	$1.03	44d	1	0.84mi
2243 Winona Ave Montgomery, AL	3.0	1.0	1492	$1,225	$0.82	22d	1	0.88mi
2229 Madison Ave Montgomery, AL	2.0	1.0	1100	$625	$0.57	44d	1	0.88mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	14d	1	0.94mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	14d	1	1.00mi
3323 Bedford Ln Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	22d	1	1.01mi
2113 Brewton St Montgomery, AL	3.0	1.0	1363	$1,150	$0.84	44d	1	1.02mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	44d	1	1.03mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	44d	1	1.04mi
3346 Bedford Ln Montgomery, AL	3.0	1.0	1134	$1,295	$1.14	14d	1	1.05mi
2122 Windsor Ave Montgomery, AL	2.0	1.0	1052	$725	$0.69	44d	1	1.05mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	14d	1	1.05mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	14d	1	1.08mi
700 Coliseum Blvd Unit 700D Montgomery, AL	2.0	1.0	911	$895	$0.98	44d	1	1.09mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	44d	1	1.10mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	44d	1	1.15mi
2009 Yancey Ave Montgomery, AL	3.0	1.0	1140	$1,080	$0.95	22d	1	1.15mi
804 Hillman St Montgomery, AL	3.0	2.0	1370	$1,295	$0.95	14d	1	1.16mi
804 Hillman St Montgomery, AL	3.0	2.0	1356	$1,295	$0.96	22d	1	1.16mi

Listing history 33 events

1. 2026-06-17
   days on market $109,000 Active 169 DOM
2. 2026-06-16
   days on market $109,000 Active 168 DOM
3. 2026-06-15
   days on market $109,000 Active 167 DOM
4. 2026-06-14
   days on market $109,000 Active 165 DOM
5. 2026-06-13
   days on market $109,000 Active 164 DOM
6. 2026-06-10
   days on market $109,000 Active 162 DOM
7. 2026-06-09
   days on market $109,000 Active 161 DOM
8. 2026-06-08
   days on market $109,000 Active 160 DOM
9. 2026-06-07
   days on market $109,000 Active 159 DOM
10. 2026-06-03
    days on market $109,000 Active 155 DOM
11. 2026-06-02
    days on market $109,000 Active 154 DOM
12. 2026-06-01
    days on market $109,000 Active 153 DOM
13. 2026-05-31
    days on market $109,000 Active 152 DOM
14. 2026-05-30
    days on market $109,000 Active 151 DOM
15. 2026-02-18
    price $109,000 650-char remark

    Show marketing remark (650 chars)

    Welcome to this charming 3-bedroom, 1.5-bath home in the desirable Forest Hills neighborhood! Step into a spacious living area that flows seamlessly into the kitchen, perfect for everyday living and entertaining. The kitchen is beautifully updated with granite countertops and stainless steel appliances. Enjoy the convenience of a large laundry area right off the kitchen. The full bathroom features tiled tub surround for easy cleaning. All three bedrooms offer generous space and natural light. Outside, the home sits on a great lot with a large backyard—ideal for relaxing, playing, or hosting gatherings. Don’t miss this opportunity!

16. 2026-01-16
    status Active 650-char remark

    Show marketing remark (650 chars)

    Welcome to this charming 3-bedroom, 1.5-bath home in the desirable Forest Hills neighborhood! Step into a spacious living area that flows seamlessly into the kitchen, perfect for everyday living and entertaining. The kitchen is beautifully updated with granite countertops and stainless steel appliances. Enjoy the convenience of a large laundry area right off the kitchen. The full bathroom features tiled tub surround for easy cleaning. All three bedrooms offer generous space and natural light. Outside, the home sits on a great lot with a large backyard—ideal for relaxing, playing, or hosting gatherings. Don’t miss this opportunity!

17. 2026-01-07
    historical Contingent 650-char remark

    Show marketing remark (650 chars)

    Welcome to this charming 3-bedroom, 1.5-bath home in the desirable Forest Hills neighborhood! Step into a spacious living area that flows seamlessly into the kitchen, perfect for everyday living and entertaining. The kitchen is beautifully updated with granite countertops and stainless steel appliances. Enjoy the convenience of a large laundry area right off the kitchen. The full bathroom features tiled tub surround for easy cleaning. All three bedrooms offer generous space and natural light. Outside, the home sits on a great lot with a large backyard—ideal for relaxing, playing, or hosting gatherings. Don’t miss this opportunity!

18. 2025-12-30
    listed $110,000 Active 650-char remark

    Show marketing remark (650 chars)

    Welcome to this charming 3-bedroom, 1.5-bath home in the desirable Forest Hills neighborhood! Step into a spacious living area that flows seamlessly into the kitchen, perfect for everyday living and entertaining. The kitchen is beautifully updated with granite countertops and stainless steel appliances. Enjoy the convenience of a large laundry area right off the kitchen. The full bathroom features tiled tub surround for easy cleaning. All three bedrooms offer generous space and natural light. Outside, the home sits on a great lot with a large backyard—ideal for relaxing, playing, or hosting gatherings. Don’t miss this opportunity!

19. 2025-08-07
    status Active
20. 2025-07-30
    historical Contingent
21. 2025-07-25
    listed $110,000 Active
22. 2019-03-13
    listed $79,900
23. 2017-11-10
    listed $79,999
24. 2017-05-30
    listed $89,000
25. 2012-07-18
    soldstatus $81,000
26. 2012-05-31
    listed $84,900
27. 2011-12-21
    soldstatus $80,000
28. 2011-12-19
    soldstatus $30,000
29. 2011-07-19
    listed $36,800
30. 2009-06-19
    listed $85,000
31. 2004-10-28
    soldstatus $63,000
32. 2004-08-09
    listed $69,900
33. 1998-03-10
    listed $50,100

ⓘ 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: $877 · $73/mo
• Projected year-2 tax: $877 · $73/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 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,568
• − Mortgage interest: −$6,106
• − Property taxes: −$877
• − Insurance: −$545
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$3,171
• Taxable income: $2,378
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $3,447/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): 23,581
• Household income: $59,193
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1039.0

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: White 49% Black 39% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -37.64%
• Current HPI: 149.3867
• Rent YoY: ▲ 2.65%
• 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

+117.6% since first listed

19 events — show timeline

• 2026-02-18 Price Changed $109,000 MAAR
• 2026-01-16 Relisted — MAAR
• 2026-01-07 Contingent — MAAR
• 2025-12-30 Listed $110,000 MAAR
• 2025-08-07 Relisted — MAAR
• 2025-07-30 Contingent — MAAR
• 2025-07-25 Listed $110,000 MAAR
• 2019-03-13 Listed $79,900 MAAR
• 2017-11-10 Listed $79,999 MAAR
• 2017-05-30 Listed $89,000 MAAR
• 2012-07-18 Sold (MLS) $81,000 MAAR
• 2012-05-31 Listed $84,900 MAAR
• 2011-12-21 Sold (Public Records) $80,000 Public Records
• 2011-12-19 Sold (MLS) $30,000 MAAR
• 2011-07-19 Listed $36,800 MAAR
• 2009-06-19 Listed $85,000 MAAR
• 2004-10-28 Sold (MLS) $63,000 MAAR
• 2004-08-09 Listed $69,900 MAAR
• 1998-03-10 Listed $50,100 MAAR

Property tax history

+14.3%/yr

Latest (2025): $877 · +2.4% YoY. Source: county tax records.