1118 Stafford Dr · Montgomery, AL 36117

$212,000

3 bd · 2.0 ba · 1,382 sqft · SingleFamily public records · 76 Days on market

Built 2000 4,356 sqft lot $153/sqft · at area comps Est $208k · at est. $17/mo HOA · 1% of rent

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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 +16.5/30.0
• 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 three bedroom two bath patio home that’s perfectly situated at the end of a quiet cu-de-sac in a desirable gated community with amenities that include a serene fishing pond, and playgrounds. This move in ready home has been professionally cleaned and it is in immaculate condition with a warm and inviting feel. The home features LVP wood floors throughout the main living areas, and the living room is highlighted by a trey ceiling, remote control ceiling fan, with a cozy gas fireplace which creates the perfect space to relax and entertain. The dining room is enhanced by elegant French doors and a beautiful modern farm house chandelier, adding elegance and character. The updated kitchen is thoughtfully designed with extra large tile flooring, all-new lighting, updated kitchen faucet and cabinet hardware, a large pantry closet, and a built in glass cabinet. The breakfast area is surrounded by bay windows that just fill the space with beautiful natural light. Retreat to the spacious primary suite, complete with a trey ceiling, modern remote- control ceiling fan, and a private en-suite bath, featuring a separate shower and relaxing garden tub. The other two bedrooms are of ample size and there is a spacious guest bathroom. Additional highlights include a washer and dryer closet, covered back porch, a side patio, outside storage room, convenient rear double car parking and access to wonderful community amenities. This home offers the perfect blend of comfort, style, elegance, and peaceful community living at its best. This move in ready gem will not last long, schedule your tour today to see your future home.

Key facts

• Gas fireplace
• French doors
• Trey ceiling

Tags

• LVP WOOD FLOORS
• TREY CEILING
• GAS FIREPLACE
• FRENCH DOORS
• EXTRA LARGE TILE FLOORING
• LARGE PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $123 ($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 $178k (15.9% below list).
• Recommended offer: $178k (15.9% 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: Wilson Elementary School (math 17% / reading 42%, grade F, #367 of 627 statewide, top 60%, 388 students, 42% FRL); Carr Middle School (math 6% / reading 37%, grade F, #185 of 257 statewide, top 73%, 761 students, 58% FRL); Park Crossing High School (math 12% / reading 27%, grade F, #169 of 305 statewide, top 59%, 906 students, 53% FRL) — zoned schools average 51% FRL vs 70% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.0%/yr); 409 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $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 76 days — a 6% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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 $126k; list at $212k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,315 (15.9% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

• ARV (median comp): $208,106
• List price: $212,000
• Delta: 1.87%
• 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
1161 Stafford Dr	0.06mi	3/2.0	1,373 (-1%)	1mo	$200,500	$146	95
8720 Hallwood Dr	0.18mi	3/2.0	1,392 (+1%)	4mo	$210,800	$151	88
1220 Westfield Ln	0.23mi	3/2.0	1,387 (+0%)	4mo	$212,900	$153	86
1229 Westfield Ln	0.21mi	3/2.0	1,344 (-3%)	0mo	$216,000	$161	86
8724 Hallwood Dr	0.17mi	2/2.0 (-1)	1,410 (+2%)	2mo	$213,000	$151	82
1323 Cameron Ct	0.28mi	3/2.0	1,412 (+2%)	3mo	$210,000	$149	81
1333 Centerfield Ct	0.37mi	3/2.0	1,402 (+1%)	1mo	$215,000	$153	79
1335 Cameron Ct	0.29mi	3/2.0	1,308 (-5%)	4mo	$205,000	$157	74
9572 Colleton Pl	0.71mi	3/2.0	1,359 (-2%)	1mo	$244,900	$180	64
8920 Stoneridge Pl	0.51mi	3/2.0	1,494 (+8%)	3mo	$230,000	$154	60
8904 Ashland Park Pl	0.64mi	3/2.0	1,480 (+7%)	3mo	$232,500	$157	55
8732 Pemberton Park	0.57mi	3/2.0	1,557 (+13%)	2mo	$265,000	$170	50

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-26,590
• Equity at exit: $31,610

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-13,440
• Equity at exit: $18,330

Cash invested: $59,360 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,783 high
• Mortgage (P&I): −$1,112
• Tax from tax record: −$68 /mo · $817/yr
• Insurance: −$88
• HOA: −$17
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $123

Break-even live

Break-even rent $1,627

Max offer price $212,000

Occupancy floor 88%

Sensitivity live

Price	-10% $243	-5% $183	+0% $123	+5% $63	+10% $3
Rent	-10% $-17	-5% $53	+0% $123	+5% $194	+10% $264
Rate	-1.0pp $230	-0.5pp $177	base $123	+0.5pp $69	+1.0pp $13

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8928 Asheville Dr Montgomery, AL	3.0	2.0	1280	$1,750	$1.37	45d	1	0.09mi
1225 Westfield Ln Montgomery, AL	3.0	2.0	1304	$1,775	$1.36	23d	1	0.19mi
1261 Westfield Ln Montgomery, AL	3.0	2.0	1353	$1,775	$1.31	45d	1	0.22mi
1336 Cameron Ct Montgomery, AL	3.0	2.0	1342	$1,695	$1.26	45d	1	0.26mi
1333 Centerfield Ct Montgomery, AL	3.0	2.0	1402	$1,800	$1.28	15d	1	0.36mi
8829 Ashland Park Pl Montgomery, AL	3.0	2.0	1636	$2,000	$1.22	23d	1	0.62mi
9661 Colleton Pl Montgomery, AL	3.0	2.0	1721	$2,000	$1.16	45d	1	0.75mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: gaslandscapingsecurity

Listing history 25 events

1. 2026-06-21
   days on market $212,000 Active 76 DOM
2. 2026-06-18
   days on market $212,000 Active 73 DOM
3. 2026-06-17
   days on market $212,000 Active 72 DOM
4. 2026-06-16
   days on market $212,000 Active 71 DOM
5. 2026-06-15
   days on market $212,000 Active 70 DOM
6. 2026-06-14
   days on market $212,000 Active 68 DOM
7. 2026-06-13
   days on market $212,000 Active 67 DOM
8. 2026-06-10
   days on market $212,000 Active 65 DOM
9. 2026-06-09
   days on market $212,000 Active 64 DOM
10. 2026-06-08
    days on market $212,000 Active 63 DOM
11. 2026-06-07
    days on market $212,000 Active 62 DOM
12. 2026-06-03
    days on market $212,000 Active 58 DOM
13. 2026-06-02
    days on market $212,000 Active 57 DOM
14. 2026-06-01
    days on market $212,000 Active 56 DOM
15. 2026-05-31
    days on market $212,000 Active 55 DOM
16. 2026-05-30
    days on market $212,000 Active 54 DOM
17. 2026-04-25
    status Active 1651-char remark

    Show marketing remark (1651 chars)

    Welcome to this three bedroom two bath patio home that’s perfectly situated at the end of a quiet cu-de-sac in a desirable gated community with amenities that include a serene fishing pond, and playgrounds. This move in ready home has been professionally cleaned and it is in immaculate condition with a warm and inviting feel. The home features LVP wood floors throughout the main living areas, and the living room is highlighted by a trey ceiling, remote control ceiling fan, with a cozy gas fireplace which creates the perfect space to relax and entertain. The dining room is enhanced by elegant French doors and a beautiful modern farm house chandelier, adding elegance and character. The updated kitchen is thoughtfully designed with extra large tile flooring, all-new lighting, updated kitchen faucet and cabinet hardware, a large pantry closet, and a built in glass cabinet. The breakfast area is surrounded by bay windows that just fill the space with beautiful natural light. Retreat to the spacious primary suite, complete with a trey ceiling, modern remote- control ceiling fan, and a private en-suite bath, featuring a separate shower and relaxing garden tub. The other two bedrooms are of ample size and there is a spacious guest bathroom. Additional highlights include a washer and dryer closet, covered back porch, a side patio, outside storage room, convenient rear double car parking and access to wonderful community amenities. This home offers the perfect blend of comfort, style, elegance, and peaceful community living at its best. This move in ready gem will not last long, schedule your tour today to see your future home.

18. 2026-04-18
    historical Contingent 1651-char remark

    Show marketing remark (1651 chars)

    Welcome to this three bedroom two bath patio home that’s perfectly situated at the end of a quiet cu-de-sac in a desirable gated community with amenities that include a serene fishing pond, and playgrounds. This move in ready home has been professionally cleaned and it is in immaculate condition with a warm and inviting feel. The home features LVP wood floors throughout the main living areas, and the living room is highlighted by a trey ceiling, remote control ceiling fan, with a cozy gas fireplace which creates the perfect space to relax and entertain. The dining room is enhanced by elegant French doors and a beautiful modern farm house chandelier, adding elegance and character. The updated kitchen is thoughtfully designed with extra large tile flooring, all-new lighting, updated kitchen faucet and cabinet hardware, a large pantry closet, and a built in glass cabinet. The breakfast area is surrounded by bay windows that just fill the space with beautiful natural light. Retreat to the spacious primary suite, complete with a trey ceiling, modern remote- control ceiling fan, and a private en-suite bath, featuring a separate shower and relaxing garden tub. The other two bedrooms are of ample size and there is a spacious guest bathroom. Additional highlights include a washer and dryer closet, covered back porch, a side patio, outside storage room, convenient rear double car parking and access to wonderful community amenities. This home offers the perfect blend of comfort, style, elegance, and peaceful community living at its best. This move in ready gem will not last long, schedule your tour today to see your future home.

19. 2026-04-06
    listed $215,000 Active 1651-char remark

    Show marketing remark (1651 chars)

    Welcome to this three bedroom two bath patio home that’s perfectly situated at the end of a quiet cu-de-sac in a desirable gated community with amenities that include a serene fishing pond, and playgrounds. This move in ready home has been professionally cleaned and it is in immaculate condition with a warm and inviting feel. The home features LVP wood floors throughout the main living areas, and the living room is highlighted by a trey ceiling, remote control ceiling fan, with a cozy gas fireplace which creates the perfect space to relax and entertain. The dining room is enhanced by elegant French doors and a beautiful modern farm house chandelier, adding elegance and character. The updated kitchen is thoughtfully designed with extra large tile flooring, all-new lighting, updated kitchen faucet and cabinet hardware, a large pantry closet, and a built in glass cabinet. The breakfast area is surrounded by bay windows that just fill the space with beautiful natural light. Retreat to the spacious primary suite, complete with a trey ceiling, modern remote- control ceiling fan, and a private en-suite bath, featuring a separate shower and relaxing garden tub. The other two bedrooms are of ample size and there is a spacious guest bathroom. Additional highlights include a washer and dryer closet, covered back porch, a side patio, outside storage room, convenient rear double car parking and access to wonderful community amenities. This home offers the perfect blend of comfort, style, elegance, and peaceful community living at its best. This move in ready gem will not last long, schedule your tour today to see your future home.

20. 2017-12-28
    soldstatus $125,500 702-char remark

    Show marketing remark (702 chars)

    Beautiful well cared for all brick home. Split floor plan with 2 bedrooms and guest bathroom in front and master bedroom and master bathroom in the back. Great room with fireplace and dining room with french door out to side patio. Eat-in-kitchen with nice pantry and laundry closet. Flooring allowance for $1000.00. Roof replaced in March 2016, all eaves repainted 2017, HVAC unit replaced in 2011, Water heater replaced in 2014. Irrigation system in the yard. Master bathroom includes double vanity, garden tub, separate shower, linen closet, and walk-in closet. Covered patio and rear drive way with double parking pad at the end unit. This home is energy efficient so the utilities are very low.

21. 2017-07-06
    listed $129,000 702-char remark

    Show marketing remark (702 chars)

    Beautiful well cared for all brick home. Split floor plan with 2 bedrooms and guest bathroom in front and master bedroom and master bathroom in the back. Great room with fireplace and dining room with french door out to side patio. Eat-in-kitchen with nice pantry and laundry closet. Flooring allowance for $1000.00. Roof replaced in March 2016, all eaves repainted 2017, HVAC unit replaced in 2011, Water heater replaced in 2014. Irrigation system in the yard. Master bathroom includes double vanity, garden tub, separate shower, linen closet, and walk-in closet. Covered patio and rear drive way with double parking pad at the end unit. This home is energy efficient so the utilities are very low.

22. 2004-06-18
    soldstatus $124,500
23. 2004-05-16
    listed $124,500
24. 2001-02-28
    soldstatus $107,880
25. 1999-02-11
    listed $107,880

ⓘ 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: $817 · $68/mo
• Projected year-2 tax: $869 · $72/mo
• Expected delta: +$52/yr (+$4/mo · 6.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,398
• − Mortgage interest: −$11,875
• − Property taxes: −$817
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − HOA: −$204
• − Depreciation: −$6,167
• Taxable loss: −$2,150
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $1,998/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

+99.3% since first listed

9 events — show timeline

• 2026-04-25 Relisted — MAAR
• 2026-04-18 Contingent — MAAR
• 2026-04-06 Listed $215,000 MAAR
• 2017-12-28 Sold (MLS) $125,500 MAAR
• 2017-07-06 Listed $129,000 MAAR
• 2004-06-18 Sold (MLS) $124,500 MAAR
• 2004-05-16 Listed $124,500 MAAR
• 2001-02-28 Sold (MLS) $107,880 MAAR
• 1999-02-11 Listed $107,880 MAAR

Property tax history

+5.7%/yr

Latest (2025): $817 · +1.2% YoY. Source: county tax records.