3332 Willow Lane Dr · Montgomery, AL 36109

$119,900

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 115 Days on market

Built 1956 $117/sqft · 19% above area Est $101k · 19% 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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +5.8/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming brick home in well-established neighborhood. Minutes to downtown and Gunter AFB; close to schools and many amenities. This home boast of 3 brs 1 ba. Has a newer central gas heating and air system, newer electrical service, also has newer plumbing. New LVP flooring in kitchen, new shower tile and a covered car park. Also a roomy back yard. Indoor laundry room. and large living/dining combo. Call today for your viewing appointment. If the new buyer were to get a conventional loan, with 20% down payment, on a 30-year fix mortgage at a 6% interest rate the approximate principal and interest payment would be $680.00 a month.

Key facts

• Newer plumbing
• Central gas heating
• Parking

Tags

• CENTRAL GAS HEATING
• NEWER ELECTRICAL SERVICE
• NEWER PLUMBING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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); 207 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $829 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.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask is 86159% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $48k; list at $120k implies a 152% gain — meaningful room to come down on a strong offer.

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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.08% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.68%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (median comp): $100,961
• List price: $119,900
• Delta: 18.76%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Whetstone Dr	0.14mi	2/1.0 (-1)	1,025 (0%)	8mo	$72,000	$70	82
3405 Vermont Dr	0.15mi	3/1.5	1,061 (+4%)	6mo	$88,000	$83	80
3508 Cottonwood Dr	0.23mi	3/1.5	1,066 (+4%)	10mo	$93,000	$87	73
171 Salem Dr	0.53mi	3/1.0	1,067 (+4%)	1mo	$101,000	$95	68
302 Nottingham Rd	0.61mi	3/1.0	1,016 (-1%)	10mo	$95,900	$94	61
3618 Nottingham Rd	0.69mi	3/1.0	1,035 (+1%)	6mo	$97,000	$94	61
13 Oak Forest Dr	0.42mi	2/1.0 (-1)	1,110 (+8%)	2mo	$46,500	$42	60
3 Oak Frst	0.44mi	2/1.0 (-1)	940 (-8%)	2mo	$105,000	$112	59
620 Milan Ct	0.56mi	3/1.0	1,080 (+5%)	11mo	$115,000	$106	56
3776 Wares Ferry Rd	0.66mi	2/1.0 (-1)	1,005 (-2%)	13mo	$99,900	$99	50
3576 N Wareingwood Dr	0.69mi	2/1.0 (-1)	976 (-5%)	10mo	$93,000	$95	46
3539 Honeysuckle Rd	0.73mi	3/1.0	1,178 (+15%)	12mo	$89,000	$76	31

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,667
• Equity at exit: $17,877

10-year hold

• IRR: 7.2%
• Equity multiple: 1.53×
• Total profit: $17,919
• Equity at exit: $10,367

Cash invested: $33,572 (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: 207
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,297 high
• Mortgage (P&I): −$629
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $271

Break-even live

Break-even rent $955

Max offer price $119,900

Occupancy floor 74%

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: $29,975
• Closing costs: $3,597
• 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	43d	1	0.03mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	13d	1	0.06mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	13d	1	0.09mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	21d	1	0.14mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	43d	1	0.25mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	21d	1	0.26mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	43d	1	0.42mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	21d	1	0.45mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	43d	1	0.46mi
7 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	961	$850	$0.88	43d	1	0.46mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	21d	1	0.48mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	13d	1	0.52mi
186 E Salem Dr Montgomery, AL	3.0	1.0	1040	$1,195	$1.15	21d	1	0.52mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	13d	1	0.54mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	21d	1	0.54mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	43d	1	0.55mi
319 Olivia Ct Montgomery, AL	2.0	1.0	850	$700	$0.82	21d	1	0.55mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	43d	1	0.57mi
103 Dalraida Rd Unit D Montgomery, AL	2.0	2.0	838	$875	$1.04	43d	1	0.78mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	0.78mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	43d	1	0.82mi
2310 Yancey Ave Montgomery, AL	3.0	1.0	1212	$1,250	$1.03	43d	1	0.84mi
2243 Winona Ave Montgomery, AL	3.0	1.0	1492	$1,225	$0.82	21d	1	0.88mi
2229 Madison Ave Montgomery, AL	2.0	1.0	1100	$625	$0.57	43d	1	0.88mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	13d	1	0.94mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	13d	1	1.00mi
3323 Bedford Ln Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	21d	1	1.01mi
2113 Brewton St Montgomery, AL	3.0	1.0	1363	$1,150	$0.84	43d	1	1.02mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	43d	1	1.03mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	43d	1	1.04mi
3346 Bedford Ln Montgomery, AL	3.0	1.0	1134	$1,295	$1.14	13d	1	1.05mi
2122 Windsor Ave Montgomery, AL	2.0	1.0	1052	$725	$0.69	43d	1	1.05mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	13d	1	1.05mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	13d	1	1.08mi
700 Coliseum Blvd Unit 700D Montgomery, AL	2.0	1.0	911	$895	$0.98	43d	1	1.09mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	1.10mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	43d	1	1.15mi
2009 Yancey Ave Montgomery, AL	3.0	1.0	1140	$1,080	$0.95	21d	1	1.15mi
804 Hillman St Montgomery, AL	3.0	2.0	1370	$1,295	$0.95	13d	1	1.16mi
804 Hillman St Montgomery, AL	3.0	2.0	1356	$1,295	$0.96	21d	1	1.16mi

Listing history 23 events

1. 2026-06-18
   days on market $119,900 Active 115 DOM
2. 2026-06-17
   days on market $119,900 Active 114 DOM
3. 2026-06-16
   days on market $119,900 Active 113 DOM
4. 2026-06-15
   days on market $119,900 Active 112 DOM
5. 2026-06-14
   days on market $119,900 Active 110 DOM
6. 2026-06-13
   days on market $119,900 Active 109 DOM
7. 2026-06-10
   days on market $119,900 Active 107 DOM
8. 2026-06-09
   days on market $119,900 Active 106 DOM
9. 2026-06-08
   days on market $119,900 Active 105 DOM
10. 2026-06-07
    days on market $119,900 Active 104 DOM
11. 2026-06-03
    days on market $119,900 Active 100 DOM
12. 2026-06-02
    days on market $119,900 Active 99 DOM
13. 2026-06-01
    days on market $119,900 Active 98 DOM
14. 2026-05-31
    days on market $119,900 Active 97 DOM
15. 2026-05-30
    days on market $119,900 Active 96 DOM
16. 2026-04-14
    price $119,900 636-char remark

    Show marketing remark (636 chars)

    Charming brick home in well-established neighborhood. Minutes to downtown and Gunter AFB; close to schools and many amenities. This home boast of 3 brs 1 ba. Has a newer central gas heating and air system, newer electrical service, also has newer plumbing. New LVP flooring in kitchen, new shower tile and a covered car park. Also a roomy back yard. Indoor laundry room. and large living/dining combo. Call today for your viewing appointment. If the new buyer were to get a conventional loan, with 20% down payment, on a 30-year fix mortgage at a 6% interest rate the approximate principal and interest payment would be $680.00 a month.

17. 2026-02-23
    price $139,000 636-char remark

    Show marketing remark (636 chars)

    Charming brick home in well-established neighborhood. Minutes to downtown and Gunter AFB; close to schools and many amenities. This home boast of 3 brs 1 ba. Has a newer central gas heating and air system, newer electrical service, also has newer plumbing. New LVP flooring in kitchen, new shower tile and a covered car park. Also a roomy back yard. Indoor laundry room. and large living/dining combo. Call today for your viewing appointment. If the new buyer were to get a conventional loan, with 20% down payment, on a 30-year fix mortgage at a 6% interest rate the approximate principal and interest payment would be $680.00 a month.

18. 2026-02-23
    listed $139 Active 636-char remark

    Show marketing remark (636 chars)

    Charming brick home in well-established neighborhood. Minutes to downtown and Gunter AFB; close to schools and many amenities. This home boast of 3 brs 1 ba. Has a newer central gas heating and air system, newer electrical service, also has newer plumbing. New LVP flooring in kitchen, new shower tile and a covered car park. Also a roomy back yard. Indoor laundry room. and large living/dining combo. Call today for your viewing appointment. If the new buyer were to get a conventional loan, with 20% down payment, on a 30-year fix mortgage at a 6% interest rate the approximate principal and interest payment would be $680.00 a month.

19. 2024-02-27
    historical $925
20. 2023-11-30
    listed $925
21. 2012-01-23
    soldstatus $47,500 279-char remark

    Show marketing remark (279 chars)

    GREAT BUY! Previously listed for $102,750 in 2008. Look for yourself and see the newer kitchen cabinets, vinyl siding, roof and heat/air. Big deep lot with separate fenced area great for dog run or garden area. Call for showing today. Verify school zones with Board of Education.

22. 2011-12-07
    listed $57,500 279-char remark

    Show marketing remark (279 chars)

    GREAT BUY! Previously listed for $102,750 in 2008. Look for yourself and see the newer kitchen cabinets, vinyl siding, roof and heat/air. Big deep lot with separate fenced area great for dog run or garden area. Call for showing today. Verify school zones with Board of Education.

23. 2008-01-10
    listed $97,800

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $905 · $75/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 · 16 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: −$6,716
• − Property taxes: −$905
• − Insurance: −$600
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$3,488
• Taxable income: $1,368
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $2,920/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

+22.6% since first listed

8 events — show timeline

• 2026-04-14 Price Changed $119,900 MAAR
• 2026-02-23 Price Changed $139,000 MAAR
• 2026-02-23 Listed $139 MAAR
• 2024-02-27 Rental Removed $925 MAAR
• 2023-11-30 Listed for Rent $925 MAAR
• 2012-01-23 Sold (MLS) $47,500 MAAR
• 2011-12-07 Listed $57,500 MAAR
• 2008-01-10 Listed $97,800 MAAR

Property tax history

+5.8%/yr

Latest (2025): $905 · +2.4% YoY. Source: county tax records.