3328 Cross Creek Dr · Montgomery, AL 36116

$134,900

3 bd · 2.0 ba · 1,816 sqft · SingleFamily public records · 24 Days on market

Built 1977 0.25 ac lot Est $142k · 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 +25.4/30.0
• ARV discount +9.6/15.0
• DSCR +8.4/10.0
• 1% rule +6.1/10.0
• 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

HOUSE IS VERY LARGE AND SPACIOUS, AND IN EXCELLENT CONDITION, NEW PAINT INSIDE AND OUT, NEW CARPET, NEW SINK IN BOTH BATHROOMS, STAINLESS APPLIANCE IN KITCHEN, NEW HEATING AND NEW AC, JETTED GARDEN TUB IN MASTER BEDROOM,

Key facts

• Galley-style kitchen
• Masonry fireplace
• Private bath

Tags

• MASONRY FIREPLACE
• GALLEY-STYLE KITCHEN
• SUNLIT DINING AREA
• PRIVATE BATH
• LOW-MAINTENANCE BRICK FACADE
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Property in Crosscreek subdivision; Lot size approximately 0.25 acres
• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Utilities: Public water; Gas water heater; Underground utilities; Internet service availability unknown
• Home design: Single-family home (existing construction); Siding (wood)
• Construction: Slab foundation
• Exterior features: Covered patio; No pool; No waterfront or special lot view

Interior

• Kitchen: Pantry; Dishwasher (built-in); Refrigerator; Laminate countertops
• Bedrooms: Master bedroom (main level); Two additional bedrooms (main level); All bedrooms located on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Tub/shower combination(s)
• Heating & cooling: Central heating; Central electric cooling
• Interior features: Cathedral/vaulted ceilings; One wood-burning masonry fireplace in the great room; Attic with pull-down access; No additional interior built-ins listed
• Laundry & utility: Main-level laundry; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: employment D, crime F, amenities D-.
• 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.
• Zoned schools: Crump Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 497 students, 93% FRL); Carver Senior High School (math 2% / reading 12%, grade F, #265 of 305 statewide, top 89%, 902 students, 89% FRL) — zoned schools average 91% FRL vs 70% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.7%/yr); 293 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 33% 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 $933 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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 $68k; list at $135k implies a 97% gain — meaningful room to come down on a strong offer.

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 $132,876 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.87%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $141,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3425 Woodpark Dr	0.03mi	3/2.0	1,776 (-2%)	8mo	$144,500	$81	88
301 Rosedon Dr	0.25mi	3/2.0	1,775 (-2%)	9mo	$120,000	$68	77
642 Mayflower Dr	0.33mi	3/2.0	1,795 (-1%)	8mo	$156,500	$87	76
761 Spring Valley Rd	0.36mi	4/2.0 (+1)	1,827 (+1%)	3mo	$127,000	$70	75
412 Belvoir Dr	0.15mi	4/2.0 (+1)	1,883 (+4%)	9mo	$150,000	$80	74
3441 Woodpark Dr	0.05mi	3/2.0	1,620 (-11%)	13mo	$139,000	$86	69
218 Rosedon Dr	0.40mi	4/2.0 (+1)	1,781 (-2%)	13mo	$135,000	$76	63
3524 Kings Cliff Rd	0.33mi	3/2.0	1,652 (-9%)	8mo	$165,000	$100	63
755 Spring Valley Rd	0.35mi	4/2.0 (+1)	1,992 (+10%)	3mo	$139,900	$70	60
330 Spring Valley Rd	0.20mi	4/2.0 (+1)	1,602 (-12%)	10mo	$110,000	$69	57
242 Smallbrook Dr	0.57mi	4/2.0 (+1)	1,671 (-8%)	1mo	$130,000	$78	54
260 Smallbrook Dr	0.55mi	3/2.0	1,594 (-12%)	3mo	$125,000	$78	51

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,019
• Equity at exit: $20,114

10-year hold

• IRR: 13.4%
• Equity multiple: 2.19×
• Total profit: $44,982
• Equity at exit: $11,664

Cash invested: $37,772 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,501 high
• Mortgage (P&I): −$707
• Tax from tax record: −$112 /mo · $1,339/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $311

Break-even live

Break-even rent $1,108

Max offer price $134,900

Occupancy floor 74%

Sensitivity live

Price	-10% $387	-5% $349	+0% $311	+5% $272	+10% $234
Rent	-10% $192	-5% $251	+0% $311	+5% $370	+10% $429
Rate	-1.0pp $379	-0.5pp $345	base $311	+0.5pp $276	+1.0pp $240

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3324 Cross Creek Dr Montgomery, AL	3.0	2.0	1791	$1,395	$0.78	21d	1	0.05mi
654 Mayflower Dr Montgomery, AL	3.0	2.0	1777	$1,400	$0.79	44d	1	0.35mi
3633 Woodley Rd Montgomery, AL	4.0	2.0	1734	$1,600	$0.92	21d	1	0.80mi
3855 Woodley Rd Montgomery, AL	4.0	2.0	1450	$1,450	$1.00	44d	1	0.87mi
2699 Whispering Pine Dr Montgomery, AL	4.0	2.0	1500	$1,500	$1.00	14d	1	1.07mi
3252 Cheltenham Dr Montgomery, AL	3.0	2.0	1705	$1,200	$0.70	44d	1	1.12mi
2724 Forsyth Ln Montgomery, AL	4.0	2.0	1794	$1,400	$0.78	44d	1	1.27mi
2619 Brantford Pl Montgomery, AL	3.0	2.0	1323	$1,200	$0.91	44d	1	1.40mi
915 Queensbury Dr Montgomery, AL	4.0	2.0	1783	$1,500	$0.84	44d	1	1.49mi

Listing history 23 events

1. 2026-06-15
   status $134,900 Pending 24 DOM
2. 2026-06-15
   days on market $134,900 Active 24 DOM
3. 2026-06-14
   days on market $134,900 Active 22 DOM
4. 2026-06-13
   days on market $134,900 Active 21 DOM
5. 2026-06-10
   days on market $134,900 Active 19 DOM
6. 2026-06-09
   days on market $134,900 Active 18 DOM
7. 2026-06-08
   days on market $134,900 Active 17 DOM
8. 2026-06-07
   days on market $134,900 Active 16 DOM
9. 2026-06-03
   days on market $134,900 Active 12 DOM
10. 2026-06-02
    days on market $134,900 Active 11 DOM
11. 2026-06-01
    days on market $134,900 Active 10 DOM
12. 2026-05-31
    days on market $134,900 Active 9 DOM
13. 2026-05-30
    days on market $134,900 Active 8 DOM
14. 2026-05-22
    listed $134,900 Active
15. 2019-05-01
    soldstatus $68,500
16. 2019-01-23
    soldstatus $67,000
17. 2013-05-10
    soldstatus $91,351
18. 2013-05-09
    soldstatus $91,000 220-char remark

    Show marketing remark (220 chars)

    HOUSE IS VERY LARGE AND SPACIOUS, AND IN EXCELLENT CONDITION, NEW PAINT INSIDE AND OUT, NEW CARPET, NEW SINK IN BOTH BATHROOMS, STAINLESS APPLIANCE IN KITCHEN, NEW HEATING AND NEW AC, JETTED GARDEN TUB IN MASTER BEDROOM,

19. 2012-10-17
    listed $95,000 220-char remark

    Show marketing remark (220 chars)

    HOUSE IS VERY LARGE AND SPACIOUS, AND IN EXCELLENT CONDITION, NEW PAINT INSIDE AND OUT, NEW CARPET, NEW SINK IN BOTH BATHROOMS, STAINLESS APPLIANCE IN KITCHEN, NEW HEATING AND NEW AC, JETTED GARDEN TUB IN MASTER BEDROOM,

20. 2011-09-22
    soldstatus $35,000 131-char remark

    Show marketing remark (131 chars)

    Cross Creek 3 bedroom 2 bath brick home with new roof. 1816 sqft per county tax records. Home is being offered in current condition

21. 2011-03-01
    listed $39,900 131-char remark

    Show marketing remark (131 chars)

    Cross Creek 3 bedroom 2 bath brick home with new roof. 1816 sqft per county tax records. Home is being offered in current condition

22. 2000-05-31
    soldstatus $84,200
23. 2000-03-20
    listed $87,700

ⓘ 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: $1,339 · $112/mo
• Projected year-2 tax: $1,339 · $112/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: $18,012
• − Mortgage interest: −$7,556
• − Property taxes: −$1,339
• − Insurance: −$674
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$3,924
• Taxable income: $1,636
• Est. tax owed @ 24.0%: −$393
• After-tax cash flow: $3,335/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

+53.8% since first listed

10 events — show timeline

• 2026-05-22 Listed $134,900 Greater Alabama MLS
• 2019-05-01 Sold (Public Records) $68,500 Public Records
• 2019-01-23 Sold (Public Records) $67,000 Public Records
• 2013-05-10 Sold (Public Records) $91,351 Public Records
• 2013-05-09 Sold (MLS) $91,000 MAAR
• 2012-10-17 Listed $95,000 MAAR
• 2011-09-22 Sold (MLS) $35,000 MAAR
• 2011-03-01 Listed $39,900 MAAR
• 2000-05-31 Sold (MLS) $84,200 MAAR
• 2000-03-20 Listed $87,700 MAAR

Property tax history

+14.0%/yr

Latest (2025): $1,339 · +4.5% YoY. Source: county tax records.