6125 Willow Glen Dr · Montgomery, AL 36117

$175,900

3 bd · 2.0 ba · 1,661 sqft · SingleFamily public records · 79 Days on market

Built 1985 10,018 sqft lot $106/sqft · 10% below area Est $195k · 10% under

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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 +19.6/30.0
• ARV discount +11.9/15.0
• DSCR +6.2/10.0
• 1% rule +4.1/10.0
• 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

This Home offers a Greatroom with gas start fireplace, just right for entertaining. Kitchen is wide enough for everyone to help Cook with the newest Stainless-Steel appliances. Dining room and laundry room. * * Seller is in the process of Painting inside and Out, New Carpet Installed, New Vinyl Floor in the Kitchen, Laundry area, New Hot Water Heater and new Bedroom Doors to be installed. The Master Bedroom is good sized and Master Bath suite with lots of Closet space. Be sure to view the other bedrooms that are just right for a family. Now for the backyard, let's go swimming, In-Ground Swimming pool right outside the back door and surrounded by a privacy fence. Summer is coming fast, and hot days calls for jumping in the pool. Storage building and workshop in the back. This home is approximately 15 minutes to the nearest Shopping centers, 10 minutes to the I-80, I-65 and 3 Parks, the Zoo and much more. Schedule your appointment to see this home.

Key facts

• 0.23 acre lot
• Pool
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/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 $161k (8.7% below list).
• Recommended offer: $161k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 6.0% in Montgomery — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+3.0%/yr); 407 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $5k 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 79 days — a 6% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 28y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $114k; list at $176k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $160,638 (8.7% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (median comp): $194,967
• List price: $175,900
• Delta: -9.78%
• 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
6118 Margo Pl	0.10mi	3/2.0	1,643 (-1%)	3mo	$170,000	$103	91
6217 John Dunn Ct W	0.09mi	3/2.0	1,689 (+2%)	5mo	$207,000	$123	89
1505 Westminster Dr	0.16mi	3/2.0	1,568 (-6%)	5mo	$181,000	$115	79
6218 Woody Ln	0.09mi	3/2.0	1,499 (-10%)	1mo	$183,000	$122	79
6367 Willow Glen Ct	0.12mi	3/2.0	1,497 (-10%)	7mo	$153,000	$102	72
6013 Camelot Ct	0.19mi	3/2.0	1,461 (-12%)	3mo	$194,600	$133	68
6113 Helga Pl	0.24mi	4/2.0 (+1)	1,816 (+9%)	5mo	$130,000	$72	64
1911 Woodrun Dr	0.54mi	3/2.0	1,558 (-6%)	2mo	$130,000	$83	63
1616 Queen Elizabeth Ct	0.30mi	3/2.0	1,482 (-11%)	8mo	$172,000	$116	62
2209 Cherry Creek Ct	0.46mi	3/2.0	1,809 (+9%)	4mo	$267,941	$148	60
1849 Woodmere Lp Loop	0.68mi	3/2.0	1,823 (+10%)	3mo	$196,500	$108	50
1360 Pampas Dr	0.54mi	4/2.0 (+1)	1,878 (+13%)	0mo	$199,900	$106	48

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-15,602
• Equity at exit: $26,227

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $2,793
• Equity at exit: $15,209

Cash invested: $49,252 (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: 407
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,606 high
• Mortgage (P&I): −$922
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $204

Break-even live

Break-even rent $1,348

Max offer price $175,900

Occupancy floor 82%

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: $43,975
• Closing costs: $5,277
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6225 Whitewater Ct Montgomery, AL	3.0	2.0	1581	$1,600	$1.01	21d	1	0.10mi
1857 Still Oaks Dr Montgomery, AL	4.0	2.0	1791	$1,850	$1.03	21d	1	0.17mi
6025 Oldcastle Pl Montgomery, AL	3.0	2.0	1350	$1,775	$1.31	43d	1	0.36mi
1612 Woodmere Loop Montgomery, AL	3.0	1.5	1425	$1,775	$1.25	43d	1	0.38mi
1615 Woodmere Loop Montgomery, AL	3.0	2.0	1212	$1,250	$1.03	43d	1	0.38mi
1610 Limestone Ct Montgomery, AL	3.0	2.5	1218	$1,300	$1.07	21d	1	0.42mi
2000 London Town Ln Montgomery, AL	1.0–3.0	1.0–2.0	950	$1,159	$1.22	13d	11	0.59mi
1944 Woodrun Dr Montgomery, AL	3.0	2.0	1689	$1,595	$0.94	13d	1	0.60mi
1421 Stonehenge Rd Montgomery, AL	1.0–3.0	1.0–1.5	895	$1,199	$1.34	43d	1	0.62mi
6037 Monticello Dr Montgomery, AL	1.0–2.0	1.0–2.0	974	$1,025	$1.05	13d	3	0.66mi
5600 Carmichael Rd Montgomery, AL	2.0	1.0–2.0	722	$1,153	$1.60	43d	1	0.72mi
5701 E Shirley Ln Montgomery, AL	1.0–2.0	1.0	975	$850	$0.87	13d	7	0.96mi
2495 Meadow Ridge Ln Montgomery, AL	1.0–3.0	1.0–2.0	1205	$1,199	$1.00	13d	14	1.02mi
500 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.5	1042	$900	$0.86	21d	20	1.14mi
455 Eastdale Rd S Montgomery, AL	1.0–2.0	1.0	950	$850	$0.89	13d	6	1.17mi
7104 Fair Oaks Ct Montgomery, AL	3.0	2.0	1656	$1,881	$1.14	43d	1	1.32mi
7406 Mill Ridge Ct Montgomery, AL	3.0	2.0	1785	$2,250	$1.26	44d	1	1.34mi
336 Davors Dr Montgomery, AL	3.0	2.0	1569	$2,200	$1.40	43d	1	1.38mi
3201 Watchman Dr Montgomery, AL	1.0–3.0	1.0–2.0	1054	$1,644	$1.56	13d	10	1.38mi
5926 Carmel Dr Montgomery, AL	3.0	2.0	1158	$1,200	$1.04	43d	1	1.39mi
2000 Central Pkwy Montgomery, AL	1.0–3.0	1.0–2.0	1133	$2,135	$1.88	13d	14	1.47mi
203 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.0	931	$1,290	$1.39	13d	13	1.47mi
2014 Rexford Rd Montgomery, AL	3.0	2.0	1596	$1,150	$0.72	43d	1	1.47mi
6509 Enfield Mews Unit 1471753P Montgomery, AL	4.0	2.0	1969	$4,686	$2.38	13d	1	1.50mi

Listing history 28 events

1. 2026-06-18
   days on market $175,900 Active 79 DOM
2. 2026-06-17
   days on market $175,900 Active 78 DOM
3. 2026-06-16
   days on market $175,900 Active 77 DOM
4. 2026-06-15
   days on market $175,900 Active 76 DOM
5. 2026-06-14
   days on market $175,900 Active 74 DOM
6. 2026-06-13
   days on market $175,900 Active 73 DOM
7. 2026-06-10
   days on market $175,900 Active 71 DOM
8. 2026-06-09
   days on market $175,900 Active 70 DOM
9. 2026-06-08
   days on market $175,900 Active 69 DOM
10. 2026-06-07
    days on market $175,900 Active 68 DOM
11. 2026-06-03
    days on market $175,900 Active 64 DOM
12. 2026-06-02
    days on market $175,900 Active 63 DOM
13. 2026-06-01
    days on market $175,900 Active 62 DOM
14. 2026-05-31
    days on market $175,900 Active 61 DOM
15. 2026-05-30
    days on market $175,900 Active 60 DOM
16. 2026-04-08
    price $175,900 961-char remark

    Show marketing remark (961 chars)

    This Home offers a Greatroom with gas start fireplace, just right for entertaining. Kitchen is wide enough for everyone to help Cook with the newest Stainless-Steel appliances. Dining room and laundry room. * * Seller is in the process of Painting inside and Out, New Carpet Installed, New Vinyl Floor in the Kitchen, Laundry area, New Hot Water Heater and new Bedroom Doors to be installed. The Master Bedroom is good sized and Master Bath suite with lots of Closet space. Be sure to view the other bedrooms that are just right for a family. Now for the backyard, let's go swimming, In-Ground Swimming pool right outside the back door and surrounded by a privacy fence. Summer is coming fast, and hot days calls for jumping in the pool. Storage building and workshop in the back. This home is approximately 15 minutes to the nearest Shopping centers, 10 minutes to the I-80, I-65 and 3 Parks, the Zoo and much more. Schedule your appointment to see this home.

17. 2026-03-31
    status Active 961-char remark

    Show marketing remark (961 chars)

    This Home offers a Greatroom with gas start fireplace, just right for entertaining. Kitchen is wide enough for everyone to help Cook with the newest Stainless-Steel appliances. Dining room and laundry room. * * Seller is in the process of Painting inside and Out, New Carpet Installed, New Vinyl Floor in the Kitchen, Laundry area, New Hot Water Heater and new Bedroom Doors to be installed. The Master Bedroom is good sized and Master Bath suite with lots of Closet space. Be sure to view the other bedrooms that are just right for a family. Now for the backyard, let's go swimming, In-Ground Swimming pool right outside the back door and surrounded by a privacy fence. Summer is coming fast, and hot days calls for jumping in the pool. Storage building and workshop in the back. This home is approximately 15 minutes to the nearest Shopping centers, 10 minutes to the I-80, I-65 and 3 Parks, the Zoo and much more. Schedule your appointment to see this home.

18. 2026-03-17
    historical 961-char remark

    Show marketing remark (961 chars)

    This Home offers a Greatroom with gas start fireplace, just right for entertaining. Kitchen is wide enough for everyone to help Cook with the newest Stainless-Steel appliances. Dining room and laundry room. * * Seller is in the process of Painting inside and Out, New Carpet Installed, New Vinyl Floor in the Kitchen, Laundry area, New Hot Water Heater and new Bedroom Doors to be installed. The Master Bedroom is good sized and Master Bath suite with lots of Closet space. Be sure to view the other bedrooms that are just right for a family. Now for the backyard, let's go swimming, In-Ground Swimming pool right outside the back door and surrounded by a privacy fence. Summer is coming fast, and hot days calls for jumping in the pool. Storage building and workshop in the back. This home is approximately 15 minutes to the nearest Shopping centers, 10 minutes to the I-80, I-65 and 3 Parks, the Zoo and much more. Schedule your appointment to see this home.

19. 2026-03-17
    listed $185,900 Active 961-char remark

    Show marketing remark (961 chars)

    This Home offers a Greatroom with gas start fireplace, just right for entertaining. Kitchen is wide enough for everyone to help Cook with the newest Stainless-Steel appliances. Dining room and laundry room. * * Seller is in the process of Painting inside and Out, New Carpet Installed, New Vinyl Floor in the Kitchen, Laundry area, New Hot Water Heater and new Bedroom Doors to be installed. The Master Bedroom is good sized and Master Bath suite with lots of Closet space. Be sure to view the other bedrooms that are just right for a family. Now for the backyard, let's go swimming, In-Ground Swimming pool right outside the back door and surrounded by a privacy fence. Summer is coming fast, and hot days calls for jumping in the pool. Storage building and workshop in the back. This home is approximately 15 minutes to the nearest Shopping centers, 10 minutes to the I-80, I-65 and 3 Parks, the Zoo and much more. Schedule your appointment to see this home.

20. 2026-03-04
    historical $185,900 961-char remark

    Show marketing remark (961 chars)

    This Home offers a Greatroom with gas start fireplace, just right for entertaining. Kitchen is wide enough for everyone to help Cook with the newest Stainless-Steel appliances. Dining room and laundry room. * * Seller is in the process of Painting inside and Out, New Carpet Installed, New Vinyl Floor in the Kitchen, Laundry area, New Hot Water Heater and new Bedroom Doors to be installed. The Master Bedroom is good sized and Master Bath suite with lots of Closet space. Be sure to view the other bedrooms that are just right for a family. Now for the backyard, let's go swimming, In-Ground Swimming pool right outside the back door and surrounded by a privacy fence. Summer is coming fast, and hot days calls for jumping in the pool. Storage building and workshop in the back. This home is approximately 15 minutes to the nearest Shopping centers, 10 minutes to the I-80, I-65 and 3 Parks, the Zoo and much more. Schedule your appointment to see this home.

21. 2003-10-23
    soldstatus $113,500 206-char remark

    Show marketing remark (206 chars)

    GREAT LOCATION. CONVENIENT TO ALMOST EVERYTHING. FORMAL DINING ROOM, FAMILY ROOM W/ FIREPLACE. EAT-IN KITCHEN. NEWER CARPET THROUGHOUT. INGROUND POOL AND PRIVACY-FENCED YARD. CORPORATE ADDENDUM(S) REQUIRED.

22. 2003-09-19
    listed $114,900 206-char remark

    Show marketing remark (206 chars)

    GREAT LOCATION. CONVENIENT TO ALMOST EVERYTHING. FORMAL DINING ROOM, FAMILY ROOM W/ FIREPLACE. EAT-IN KITCHEN. NEWER CARPET THROUGHOUT. INGROUND POOL AND PRIVACY-FENCED YARD. CORPORATE ADDENDUM(S) REQUIRED.

23. 2003-05-09
    listed $118,000
24. 2001-07-13
    soldstatus $117,000
25. 2001-05-09
    listed $115,900
26. 1999-04-29
    soldstatus $113,000
27. 1998-12-17
    listed $115,900
28. 1998-02-10
    listed $115,000

ⓘ 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: $833 · $69/mo
• Projected year-2 tax: $833 · $69/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 6/10 Major 77% 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: $19,277
• − Mortgage interest: −$9,853
• − Property taxes: −$833
• − Insurance: −$880
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$5,117
• Taxable loss: −$490
• Est. tax savings @ 24.0%: +$118
• After-tax cash flow: $2,564/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

+53.0% since first listed

13 events — show timeline

• 2026-04-08 Price Changed $175,900 Greater Alabama MLS
• 2026-03-31 Relisted — Greater Alabama MLS
• 2026-03-17 Delisted — Greater Alabama MLS
• 2026-03-17 Listed $185,900 Greater Alabama MLS
• 2026-03-04 Coming Soon $185,900 Greater Alabama MLS
• 2003-10-23 Sold (MLS) $113,500 MAAR
• 2003-09-19 Listed $114,900 MAAR
• 2003-05-09 Listed $118,000 MAAR
• 2001-07-13 Sold (MLS) $117,000 MAAR
• 2001-05-09 Listed $115,900 MAAR
• 1999-04-29 Sold (MLS) $113,000 MAAR
• 1998-12-17 Listed $115,900 MAAR
• 1998-02-10 Listed $115,000 MAAR

Property tax history

+5.3%/yr

Latest (2025): $833 · +0.0% YoY. Source: county tax records.