3412 Woodhill Rd · Montgomery, AL 36109

$139,900

4 bd · 2.0 ba · 2,111 sqft · SingleFamily public records · 121 Days on market

Built 1969 0.33 ac lot $66/sqft · 23% below area Est $204k · 32% under

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Why this score? — see what drove the B- 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.4/10.0
• 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

This property is being sold strictly as is. No conforming financing will be accepted. There is much potential in this home, but it needs a total rehab. Four bedrooms, two baths, living room, dining room, eat-in kitchen, and a den with brick fireplace. Laundry room, sunroom, and a large wooden deck. Please verify schools if important. Age and condition of the major systems/components is unknown. Buyer to satisfy themselves as to condition of the property.

Key facts

• 0.33 acre lot
• Parking
• Built 1969

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 32% of the median local income ($59k/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 $967 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 + 2.6% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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: 1.14% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.05%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (median comp): $204,307
• List price: $139,900
• Delta: -31.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1013 Highpoint Rd	0.11mi	3/3.0 (-1)	2,129 (+1%)	1mo	$212,000	$100	84
1218 Hillman St	0.36mi	4/2.0	1,954 (-7%)	2mo	$240,000	$123	70
1249 Edgeworth Dr	0.48mi	4/2.0	2,234 (+6%)	5mo	$240,000	$107	64
1211 Dalraida Rd	0.65mi	4/2.5	2,142 (+2%)	4mo	$205,000	$96	62
754 Hillman Ct	0.49mi	3/2.0 (-1)	2,006 (-5%)	4mo	$174,900	$87	60
3890 Beardsley Dr	0.64mi	4/2.0	1,992 (-6%)	3mo	$225,000	$113	58
713 Sweeten Creek Rd	0.33mi	3/2.0 (-1)	1,836 (-13%)	1mo	$150,000	$82	57
3706 Princess Ann St	0.51mi	3/2.0 (-1)	1,858 (-12%)	1mo	$185,000	$100	51
3716 Dalraida Ter	0.58mi	5/3.0 (+1)	1,954 (-7%)	2mo	$249,000	$127	50
3013 Biltmore Ave	0.62mi	3/2.0 (-1)	1,870 (-11%)	0mo	$165,000	$88	47
932 Green Forest Dr	0.47mi	5/3.0 (+1)	2,402 (+14%)	3mo	$179,900	$75	44
3764 Marie Cook Dr	0.68mi	3/2.5 (-1)	2,401 (+14%)	1mo	$219,000	$91	37

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,788
• Equity at exit: $20,860

10-year hold

• IRR: 10.5%
• Equity multiple: 1.80×
• Total profit: $31,388
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,597 high
• Mortgage (P&I): −$734
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $393

Break-even live

Break-even rent $1,099

Max offer price $139,900

Occupancy floor 70%

Sensitivity live

Price	-10% $473	-5% $433	+0% $393	+5% $354	+10% $314
Rent	-10% $267	-5% $330	+0% $393	+5% $456	+10% $520
Rate	-1.0pp $464	-0.5pp $429	base $393	+0.5pp $357	+1.0pp $320

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1007 Highpoint Rd Montgomery, AL	4.0	2.0	2089	$1,581	$0.76	14d	1	0.12mi
931 Whitehall Pkwy Montgomery, AL	4.0	3.0	2403	$1,800	$0.75	45d	1	0.16mi
3614 Princess Ann St Montgomery, AL	4.0	2.0	1928	$1,581	$0.82	14d	1	0.42mi
942 Parkwood Ct Montgomery, AL	4.0	2.0	1752	$1,299	$0.74	14d	1	0.48mi
3462 Biltmore Ave Montgomery, AL	3.0	2.0	1685	$1,225	$0.73	21d	1	0.52mi
1201 Dalraida Rd Montgomery, AL	3.0	2.0	1673	$1,625	$0.97	44d	1	0.63mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	14d	1	0.67mi
3801 Cedar Ave Montgomery, AL	3.0	2.0	1818	$1,681	$0.92	21d	1	0.68mi
3737 Dalraida Pkwy Montgomery, AL	3.0	1.0	1618	$1,150	$0.71	44d	1	0.68mi
3806 Marie Cook Dr Montgomery, AL	3.0	2.0	1791	$1,675	$0.94	14d	1	0.74mi
2941 Ashley Ave Unit 6616 Montgomery, AL	3.0	2.0	2340	$1,250	$0.53	44d	1	0.74mi
3760 Dalraida Pkwy Montgomery, AL	4.0	2.5	1900	$1,850	$0.97	44d	1	0.77mi
3105 Pelzer Ave Montgomery, AL	4.0	2.0	1605	$1,425	$0.89	44d	1	0.78mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	14d	1	0.84mi
2822 Sumter Ave Montgomery, AL	3.0	2.5	1617	$1,300	$0.80	21d	1	0.85mi
167 E Salem Dr Montgomery, AL	3.0	2.0	1700	$1,050	$0.62	44d	1	0.87mi
2814 Ashley Ave Montgomery, AL	3.0	2.0	1683	$1,350	$0.80	14d	1	0.95mi
570 Chatsworth Dr Montgomery, AL	4.0	2.0	2845	$1,700	$0.60	14d	1	1.07mi
2769 Pelzer Ave Montgomery, AL	3.0	2.0	1608	$1,325	$0.82	44d	1	1.09mi
3944 Johnstown Dr Montgomery, AL	3.0	2.0	1912	$1,275	$0.67	44d	1	1.14mi
4056 Wares Ferry Rd Montgomery, AL	3.0	2.0	1800	$1,500	$0.83	14d	1	1.25mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	21d	1	1.30mi
3050 Willena Ave Montgomery, AL	3.0	1.0	1466	$985	$0.67	21d	1	1.32mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	14d	1	1.37mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	44d	1	1.37mi
3667 Willow Lane Dr Montgomery, AL	5.0	3.0	2565	$1,850	$0.72	44d	1	1.40mi
7 Bradley Dr Montgomery, AL	3.0	2.0	1529	$1,500	$0.98	14d	1	1.45mi
18 Oak Forest Dr Montgomery, AL	3.0	2.0	1580	$1,050	$0.66	21d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $139,900 Active 121 DOM
2. 2026-06-17
   days on market $139,900 Active 120 DOM
3. 2026-06-16
   days on market $139,900 Active 119 DOM
4. 2026-06-15
   days on market $139,900 Active 118 DOM
5. 2026-06-14
   days on market $139,900 Active 116 DOM
6. 2026-06-13
   days on market $139,900 Active 115 DOM
7. 2026-06-10
   days on market $139,900 Active 113 DOM
8. 2026-06-09
   days on market $139,900 Active 112 DOM
9. 2026-06-08
   days on market $139,900 Active 111 DOM
10. 2026-06-07
    days on market $139,900 Active 110 DOM
11. 2026-06-03
    days on market $139,900 Active 106 DOM
12. 2026-06-02
    days on market $139,900 Active 105 DOM
13. 2026-06-01
    days on market $139,900 Active 104 DOM
14. 2026-05-31
    days on market $139,900 Active 103 DOM
15. 2026-05-30
    days on market $139,900 Active 102 DOM
16. 2026-02-17
    listed $139,900 Active 458-char remark

    Show marketing remark (458 chars)

    This property is being sold strictly as is. No conforming financing will be accepted. There is much potential in this home, but it needs a total rehab. Four bedrooms, two baths, living room, dining room, eat-in kitchen, and a den with brick fireplace. Laundry room, sunroom, and a large wooden deck. Please verify schools if important. Age and condition of the major systems/components is unknown. Buyer to satisfy themselves as to condition of the property.

17. 2014-03-24
    soldstatus $135,500
18. 2012-08-24
    listed $135,000

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $916 · $76/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 6 d/yr ≥107°F today · 18 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: $19,165
• − Mortgage interest: −$7,837
• − Property taxes: −$916
• − Insurance: −$700
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$4,070
• Taxable income: $2,576
• Est. tax owed @ 24.0%: −$618
• After-tax cash flow: $4,102/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

+3.6% since first listed

3 events — show timeline

• 2026-02-17 Listed $139,900 MAAR
• 2014-03-24 Sold (Public Records) $135,500 Public Records
• 2012-08-24 Listed $135,000 MAAR

Property tax history

+5.2%/yr

Latest (2025): $916 · -6.6% YoY. Source: county tax records.