1447 Pampas Pl · Montgomery, AL 36117

$195,000

3 bd · 3.0 ba · 1,944 sqft · SingleFamily public records · 68 Days on market

Built 1977 0.28 ac lot $100/sqft · at area comps Est $192k · 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 +16.6/30.0
• ARV discount +6.7/15.0
• DSCR +5.1/10.0
• 1% rule +3.4/10.0
• 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 home nestled in the desirable East Montgomery/Woodmere area! This property offers the perfect blend of comfort, convenience, and potential—ideal for homeowners or savvy investors alike. Located just minutes from shopping, dining, and easy access to I-85, you’ll love the accessibility while still enjoying a quiet, established neighborhood. Step inside to find a welcoming layout with great natural light and functional living spaces ready for your personal touch. Whether you’re looking to move right in or add your own upgrades, this home is full of opportunity. Don’t miss your chance to own a piece of one of Montgomery’s most convenient and sought-after areas!

Key facts

• Access to i-85
• Great natural light
• 0.28 acre lot

Tags

• GREAT NATURAL LIGHT
• FUNCTIONAL LIVING SPACES
• QUIET ESTABLISHED NEIGHBORHOOD
• ACCESS TO I-85

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (16.3% below list).
• Recommended offer: $163k (16.3% below list) — sets the bar for 1% rule.

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: Dozier Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 394 students, 84% FRL); Carr Middle School (math 6% / reading 37%, grade F, #185 of 257 statewide, top 73%, 761 students, 58% FRL); Jefferson Davis High School (math 3% / reading 16%, grade F, #258 of 305 statewide, top 85%, 1,522 students, 83% FRL) — zoned schools at 75% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 409 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 68 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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.

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 $163,220 (16.3% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. 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: 0.84% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 10.0

CMA / ARV

• ARV (median comp): $191,638
• List price: $195,000
• Delta: 1.75%
• 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
1360 Pampas Dr	0.05mi	4/2.0 (+1)	1,878 (-3%)	0mo	$199,900	$106	83
1371 Woodmere Dr	0.09mi	4/2.0 (+1)	1,847 (-5%)	11mo	$199,900	$108	69
6329 Old Pond Rd	0.75mi	3/2.0	1,916 (-1%)	1mo	$144,900	$76	58
6204 Stowers Pl	0.57mi	4/2.0 (+1)	1,930 (-1%)	7mo	$211,000	$109	58
6112 Margo Pl	0.49mi	4/2.0 (+1)	2,009 (+3%)	11mo	$235,000	$117	54
6113 Helga Pl	0.58mi	4/2.0 (+1)	1,816 (-7%)	5mo	$130,000	$72	49
1924 Still Oaks Dr	0.71mi	4/2.5 (+1)	2,068 (+6%)	3mo	$200,500	$97	46
6217 John Dunn Ct W	0.59mi	3/2.0	1,689 (-13%)	5mo	$207,000	$123	42
6212 Willow Glen Dr	0.59mi	4/2.5 (+1)	2,184 (+12%)	3mo	$159,000	$73	42
6017 Woodrun Ct	0.74mi	3/2.0	1,800 (-7%)	8mo	$208,000	$116	42
6118 Helga Pl	0.59mi	3/2.0	1,742 (-10%)	11mo	$189,000	$108	42
1932 Woodrun Dr	0.72mi	3/2.0	1,691 (-13%)	13mo	$179,000	$106	30

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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.56×
• Total profit: $-24,227
• Equity at exit: $29,075

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-11,881
• Equity at exit: $16,860

Cash invested: $54,600 (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 36117

• Home prices YoY: -20.0%
• Rents YoY: 3.0%
• Active inventory: 409
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $117

Break-even live

Break-even rent $1,484

Max offer price $195,000

Occupancy floor 88%

Sensitivity live

Price	-10% $228	-5% $172	+0% $117	+5% $62	+10% $7
Rent	-10% $-12	-5% $53	+0% $117	+5% $182	+10% $246
Rate	-1.0pp $216	-0.5pp $167	base $117	+0.5pp $67	+1.0pp $15

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1612 Woodmere Loop Montgomery, AL	3.0	1.5	1425	$1,775	$1.25	45d	1	0.39mi
6025 Oldcastle Pl Montgomery, AL	3.0	2.0	1350	$1,775	$1.31	45d	1	0.48mi
6225 Whitewater Ct Montgomery, AL	3.0	2.0	1581	$1,600	$1.01	23d	1	0.52mi
2495 Meadow Ridge Ln Montgomery, AL	1.0–3.0	1.0–2.0	1205	$1,199	$1.00	15d	14	0.66mi
1857 Still Oaks Dr Montgomery, AL	4.0	2.0	1791	$1,850	$1.03	23d	1	0.66mi
6037 Monticello Dr Montgomery, AL	1.0–2.0	1.0–2.0	974	$1,025	$1.05	15d	3	0.71mi
1944 Woodrun Dr Montgomery, AL	3.0	2.0	1689	$1,595	$0.94	15d	1	0.73mi
2000 Central Pkwy Montgomery, AL	1.0–3.0	1.0–2.0	1133	$2,135	$1.88	15d	14	0.97mi
500 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.5	1042	$900	$0.86	23d	20	1.10mi
336 Davors Dr Montgomery, AL	3.0	2.0	1569	$2,200	$1.40	45d	1	1.11mi
4707 Mitford Cir Montgomery, AL	3.0	2.0	1943	$1,800	$0.93	45d	1	1.16mi
2014 Rexford Rd Montgomery, AL	3.0	2.0	1596	$1,150	$0.72	45d	1	1.23mi
2060 Rexford Rd Montgomery, AL	3.0	2.5	1566	$925	$0.59	23d	1	1.34mi
2066 Rexford Rd Montgomery, AL	3.0	2.5	1632	$1,250	$0.77	23d	1	1.35mi
5635 Red Barn Rd Unit 1043848P Montgomery, AL	3.0	2.0	1496	$3,390	$2.27	15d	1	1.43mi
1845 Young Farm Rd Montgomery, AL	3.0	2.0	1444	$1,750	$1.21	45d	1	1.45mi

Listing history 29 events

1. 2026-06-21
   days on market $195,000 Active 68 DOM
2. 2026-06-18
   days on market $195,000 Active 65 DOM
3. 2026-06-17
   days on market $195,000 Active 64 DOM
4. 2026-06-16
   days on market $195,000 Active 63 DOM
5. 2026-06-15
   days on market $195,000 Active 62 DOM
6. 2026-06-14
   days on market $195,000 Active 60 DOM
7. 2026-06-13
   days on market $195,000 Active 59 DOM
8. 2026-06-10
   days on market $195,000 Active 57 DOM
9. 2026-06-09
   days on market $195,000 Active 56 DOM
10. 2026-06-08
    days on market $195,000 Active 55 DOM
11. 2026-06-07
    days on market $195,000 Active 54 DOM
12. 2026-06-03
    days on market $195,000 Active 50 DOM
13. 2026-06-03
    price $195,000 Active 49 DOM
14. 2026-06-02
    days on market $199,000 Active 49 DOM
15. 2026-06-01
    days on market $199,000 Active 48 DOM
16. 2026-05-31
    days on market $199,000 Active 47 DOM
17. 2026-05-30
    days on market $199,000 Active 46 DOM
18. 2026-05-04
    price $202,000 720-char remark

    Show marketing remark (720 chars)

    Welcome to this charming home nestled in the desirable East Montgomery/Woodmere area! This property offers the perfect blend of comfort, convenience, and potential—ideal for homeowners or savvy investors alike. Located just minutes from shopping, dining, and easy access to I-85, you’ll love the accessibility while still enjoying a quiet, established neighborhood. Step inside to find a welcoming layout with great natural light and functional living spaces ready for your personal touch. Whether you’re looking to move right in or add your own upgrades, this home is full of opportunity. Don’t miss your chance to own a piece of one of Montgomery’s most convenient and sought-after areas!

19. 2026-04-14
    listed $205,000 Active 720-char remark

    Show marketing remark (720 chars)

    Welcome to this charming home nestled in the desirable East Montgomery/Woodmere area! This property offers the perfect blend of comfort, convenience, and potential—ideal for homeowners or savvy investors alike. Located just minutes from shopping, dining, and easy access to I-85, you’ll love the accessibility while still enjoying a quiet, established neighborhood. Step inside to find a welcoming layout with great natural light and functional living spaces ready for your personal touch. Whether you’re looking to move right in or add your own upgrades, this home is full of opportunity. Don’t miss your chance to own a piece of one of Montgomery’s most convenient and sought-after areas!

20. 2022-03-17
    soldstatus $175,000
21. 2022-03-15
    soldstatus $175,000 982-char remark

    Show marketing remark (982 chars)

    Fantastic home located on a huge corner lot located in Woodmere in the center of town. Front porch across front of home with porch swing for enjoying the upcoming Fall afternoons. As you enter the home you are welcomed into a large Greatroom with a wood burning brick fireplace and built-in cabinets. Steps away is the formal dining room. Kitchen is very large with lots of cabinet and counter space, smooth countertops and a walk-in pantry! Breakfast room with window seat! Half bathroom on bottom floor. Laundry with cabinets and lots of space. Master Suite is located downstairs with walk-in closet and double vanity. Upstairs are two huge bedrooms with a jack-n-jill bath and great closet space. Out back you will find a covered patio, full privacy fenced yard, and detached storage. Big 2 car carport. AND there is an additional driveway on the other side of the home for plenty of parking. New flooring throughout, freshly painted throughout. NEW; countertops, light fixtures.

22. 2022-02-22
    listed $175,000 982-char remark

    Show marketing remark (982 chars)

    Fantastic home located on a huge corner lot located in Woodmere in the center of town. Front porch across front of home with porch swing for enjoying the upcoming Fall afternoons. As you enter the home you are welcomed into a large Greatroom with a wood burning brick fireplace and built-in cabinets. Steps away is the formal dining room. Kitchen is very large with lots of cabinet and counter space, smooth countertops and a walk-in pantry! Breakfast room with window seat! Half bathroom on bottom floor. Laundry with cabinets and lots of space. Master Suite is located downstairs with walk-in closet and double vanity. Upstairs are two huge bedrooms with a jack-n-jill bath and great closet space. Out back you will find a covered patio, full privacy fenced yard, and detached storage. Big 2 car carport. AND there is an additional driveway on the other side of the home for plenty of parking. New flooring throughout, freshly painted throughout. NEW; countertops, light fixtures.

23. 2018-11-21
    soldstatus $118,000
24. 2018-11-21
    soldstatus $230,005
25. 2018-11-13
    soldstatus $117,900
26. 2018-09-07
    listed $119,900
27. 2017-11-10
    listed $119,900
28. 2016-09-29
    soldstatus $120,000
29. 2016-03-15
    listed $129,900

ⓘ 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: $819 · $68/mo
• Projected year-2 tax: $819 · $68/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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,586
• − Mortgage interest: −$10,923
• − Property taxes: −$819
• − Insurance: −$975
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$5,673
• Taxable loss: −$1,938
• Est. tax savings @ 24.0%: +$465
• After-tax cash flow: $1,873/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): 53,172
• Household income: $74,720
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1742.0

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: Black 53% White 34% Asian 8% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 9% · South Korea, Canada, China
• Languages at home: 90% English-only · Korean 4% Spanish 3% Other Indo-European 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: ▼ -37.24%
• Current HPI: 148.7728
• Rent YoY: ▲ 2.99%
• 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

+55.5% since first listed

12 events — show timeline

• 2026-05-04 Price Changed $202,000 MAAR
• 2026-04-14 Listed $205,000 MAAR
• 2022-03-17 Sold (Public Records) $175,000 Public Records
• 2022-03-15 Sold (MLS) $175,000 MAAR
• 2022-02-22 Listed $175,000 MAAR
• 2018-11-21 Sold (Public Records) $230,005 Public Records
• 2018-11-21 Sold (Public Records) $118,000 Public Records
• 2018-11-13 Sold (MLS) $117,900 MAAR
• 2018-09-07 Listed $119,900 MAAR
• 2017-11-10 Listed $119,900 MAAR
• 2016-09-29 Sold (MLS) $120,000 MAAR
• 2016-03-15 Listed $129,900 MAAR

Property tax history

+5.5%/yr

Latest (2025): $819 · +0.0% YoY. Source: county tax records.