3277 Windwood Dr · Montgomery, AL 36116

$142,500

3 bd · 2.0 ba · 1,615 sqft · SingleFamily public records · 48 Days on market

Built 1964 10,454 sqft lot $88/sqft · 27% above area Est $106k · 35% over

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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 +21.3/30.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Rent growth +3.9/5.0
• 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

AMAZING AND COMPLETELY UPDATED HOME ON WINDWOOD! Updates and new renovations include: Architectural shingle roof, HVAC, water heater, new insulated windows, paint, laminate flooring and carpet, painted fireplace, soft-close cabinets in kitchen and beautiful painted tile in the kitchen. This is a very nice 3 bedroom, 2 bath home with living room/dining room combo with wonderful natural lighting. Also has large family room with fireplace, Florida room, 2 car-carport, peaceful backyard and storage shed. THIS HOME IS MOVE-IN READY AND HAS IT ALL. GREAT LOCATION THAT IS SO CLOSE TO HOSPITALS, SHOPPING, RESTAURANTS AND ONLY MINUTES TO MAXWELL AND GUNTER AIR FORCE BASES!

Key facts

• Large backyard
• 0.24 acre lot
• 2 parking spots

Tags

• UPDATED GALLEY KITCHEN
• SCREENED IN BACK PORCH
• LARGE BACKYARD
• COVERED TWO CAR CARPORT

Property features AI

Exterior

• Parking: Attached carport; 2 carport spaces
• Utilities: Natural gas available; Public water; Public sewer
• Home design: Single-story home
• Construction: Brick construction; Slab foundation; Built (year from public records)
• Exterior features: Partial fencing; Porch with screened area; Fence

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Gas water heater
• Bedrooms: Bedrooms located on the first floor
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Linen closet; One fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Dedicated laundry room on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $208 ($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 $136k (4.5% below list).
• Recommended offer: $136k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: 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: Crump Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 497 students, 93% FRL); Mckee Middle School (math 0% / reading 13%, grade F, #249 of 257 statewide, top 98%, 676 students, 94% FRL); Lanier Senior High School (math 2% / reading 12%, grade F, #265 of 305 statewide, top 89%, 798 students, 94% FRL) — zoned schools average 94% FRL vs 70% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 8% at this address vs 20% district-wide (-12 pts) — the specific schools serving this property underperform the Montgomery County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.7%/yr); 293 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $985 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 48 days — a 3% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $136,059 (4.5% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.95% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (median comp): $105,576
• List price: $142,500
• Delta: 34.97%
• 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
2722 Woodley Park Dr	0.54mi	3/2.0	1,611 (-0%)	1mo	$98,000	$61	74
260 Smallbrook Dr	0.47mi	3/2.0	1,594 (-1%)	3mo	$125,000	$78	73
2533 Montreat Dr	0.07mi	3/2.0	1,834 (+14%)	9mo	$138,000	$75	67
242 Smallbrook Dr	0.48mi	4/2.0 (+1)	1,671 (+4%)	2mo	$130,000	$78	66
2716 Baldwin Brook Dr	0.45mi	4/2.0 (+1)	1,640 (+2%)	9mo	$135,000	$82	64
3114 Woodley Rd	0.32mi	4/2.0 (+1)	1,419 (-12%)	6mo	$129,000	$91	55
2621 Norwich Dr	0.54mi	3/2.0	1,765 (+9%)	6mo	$125,000	$71	54
218 W Wilding Dr	0.68mi	4/2.0 (+1)	1,525 (-6%)	2mo	$165,000	$108	52
2708 Baldwin Brook Dr	0.42mi	4/2.0 (+1)	1,831 (+13%)	9mo	$168,000	$92	45
109 Lauderdale St	0.62mi	3/2.0	1,444 (-11%)	11mo	$147,500	$102	44
2724 Endicott Dr	0.52mi	4/2.0 (+1)	1,857 (+15%)	5mo	$165,000	$89	42
301 Rosedon Dr	0.74mi	3/2.0	1,775 (+10%)	9mo	$120,000	$68	42

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 · 5.65% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.84×
• Total profit: $-6,197
• Equity at exit: $21,247

10-year hold

• IRR: 8.2%
• Equity multiple: 1.69×
• Total profit: $27,554
• Equity at exit: $12,321

Cash invested: $39,900 (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 36116

• Home prices YoY: -9.7%
• Rents YoY: 5.7%
• Active inventory: 293
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$747
• Tax from tax record: −$61 /mo · $727/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $208

Break-even live

Break-even rent $1,098

Max offer price $142,500

Occupancy floor 80%

Sensitivity live

Price	-10% $288	-5% $248	+0% $208	+5% $167	+10% $127
Rent	-10% $100	-5% $154	+0% $208	+5% $261	+10% $315
Rate	-1.0pp $279	-0.5pp $244	base $208	+0.5pp $171	+1.0pp $133

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3252 Cheltenham Dr Montgomery, AL	3.0	2.0	1705	$1,200	$0.70	45d	1	0.23mi
2619 Brantford Pl Montgomery, AL	3.0	2.0	1323	$1,200	$0.91	45d	1	0.38mi
2724 Forsyth Ln Montgomery, AL	4.0	2.0	1794	$1,400	$0.78	45d	1	0.44mi
2230 Woodley Sq W Montgomery, AL	1.0–2.0	1.0–2.0	902	$898	$1.00	15d	11	0.60mi
3633 Woodley Rd Montgomery, AL	4.0	2.0	1734	$1,600	$0.92	22d	1	0.69mi
3050 Sutton Dr Montgomery, AL	2.0	2.0	1719	$1,450	$0.84	22d	1	0.78mi
3324 Cross Creek Dr Montgomery, AL	3.0	2.0	1791	$1,395	$0.78	22d	1	0.99mi
2656 Fisk Rd Montgomery, AL	4.0	2.0	1584	$1,400	$0.88	45d	1	1.02mi
3855 Woodley Rd Montgomery, AL	4.0	2.0	1450	$1,450	$1.00	45d	1	1.02mi
2699 Whispering Pine Dr Montgomery, AL	4.0	2.0	1500	$1,500	$1.00	15d	1	1.05mi
4220 Strathmore Dr Montgomery, AL	1.0–3.0	1.0–2.0	931	$1,099	$1.18	45d	1	1.11mi
1355 Buckingham Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	15d	1	1.20mi
654 Mayflower Dr Montgomery, AL	3.0	2.0	1777	$1,400	$0.79	45d	1	1.24mi
2651 Clement Curv Montgomery, AL	3.0	2.0	1402	$1,550	$1.11	22d	1	1.25mi
3110 Virginia Downs Montgomery, AL	2.0	2.0	1068	$800	$0.75	45d	1	1.26mi
1434 E Audubon Rd Montgomery, AL	4.0	2.0	2237	$1,475	$0.66	45d	1	1.29mi
3212 Herbert Dr Montgomery, AL	3.0	2.0	1180	$1,425	$1.21	22d	1	1.36mi
3220 Virginia Downs Montgomery, AL	3.0	2.0	1215	$900	$0.74	45d	1	1.39mi
3543 Carter Hill Rd Montgomery, AL	1.0–3.0	1.0–2.0	1120	$925	$0.83	15d	16	1.40mi
3231 Virginia Pines Ln Montgomery, AL	2.0	2.0	1068	$800	$0.75	45d	1	1.41mi
3248 Meadow Walk Ln Montgomery, AL	3.0	2.0	1114	$1,200	$1.08	45d	1	1.41mi
1219 Biscayne Dr Montgomery, AL	4.0	1.5	1228	$1,295	$1.05	22d	1	1.42mi
2440 Price St Unit C Montgomery, AL	3.0	2.0	1800	$1,050	$0.58	45d	1	1.43mi
3240 Virginia Pines Ln Montgomery, AL	3.0	2.0	1215	$900	$0.74	45d	1	1.43mi
2441 Price St Unit D Montgomery, AL	3.0	2.0	1264	$900	$0.71	22d	1	1.43mi
2430 Price St Montgomery, AL	2.0	1.5	1275	$1,175	$0.92	15d	1	1.45mi
1114 Druid Hills Dr Montgomery, AL	3.0	1.0	1192	$1,250	$1.05	22d	1	1.48mi

Listing history 25 events

1. 2026-06-21
   days on market $142,500 Active 48 DOM
2. 2026-06-18
   days on market $142,500 Active 45 DOM
3. 2026-06-17
   days on market $142,500 Active 44 DOM
4. 2026-06-16
   days on market $142,500 Active 43 DOM
5. 2026-06-15
   days on market $142,500 Active 42 DOM
6. 2026-06-14
   days on market $142,500 Active 40 DOM
7. 2026-06-13
   days on market $142,500 Active 39 DOM
8. 2026-06-10
   days on market $142,500 Active 37 DOM
9. 2026-06-09
   days on market $142,500 Active 36 DOM
10. 2026-06-09
    price $142,500 Active 35 DOM
11. 2026-06-08
    days on market $152,500 Active 35 DOM
12. 2026-06-07
    days on market $152,500 Active 34 DOM
13. 2026-06-03
    days on market $152,500 Active 30 DOM
14. 2026-06-02
    days on market $152,500 Active 29 DOM
15. 2026-06-01
    days on market $152,500 Active 28 DOM
16. 2026-05-31
    days on market $152,500 Active 27 DOM
17. 2026-05-30
    days on market $152,500 Active 26 DOM
18. 2026-05-03
    listed $152,500 Active 1363-char remark
19. 2024-02-05
    soldstatus $165,000
20. 2024-01-26
    status Pending 672-char remark

    Show marketing remark (672 chars)

    AMAZING AND COMPLETELY UPDATED HOME ON WINDWOOD! Updates and new renovations include: Architectural shingle roof, HVAC, water heater, new insulated windows, paint, laminate flooring and carpet, painted fireplace, soft-close cabinets in kitchen and beautiful painted tile in the kitchen. This is a very nice 3 bedroom, 2 bath home with living room/dining room combo with wonderful natural lighting. Also has large family room with fireplace, Florida room, 2 car-carport, peaceful backyard and storage shed. THIS HOME IS MOVE-IN READY AND HAS IT ALL. GREAT LOCATION THAT IS SO CLOSE TO HOSPITALS, SHOPPING, RESTAURANTS AND ONLY MINUTES TO MAXWELL AND GUNTER AIR FORCE BASES!

21. 2024-01-25
    soldstatus $165,000 Closed 672-char remark

    Show marketing remark (672 chars)

    AMAZING AND COMPLETELY UPDATED HOME ON WINDWOOD! Updates and new renovations include: Architectural shingle roof, HVAC, water heater, new insulated windows, paint, laminate flooring and carpet, painted fireplace, soft-close cabinets in kitchen and beautiful painted tile in the kitchen. This is a very nice 3 bedroom, 2 bath home with living room/dining room combo with wonderful natural lighting. Also has large family room with fireplace, Florida room, 2 car-carport, peaceful backyard and storage shed. THIS HOME IS MOVE-IN READY AND HAS IT ALL. GREAT LOCATION THAT IS SO CLOSE TO HOSPITALS, SHOPPING, RESTAURANTS AND ONLY MINUTES TO MAXWELL AND GUNTER AIR FORCE BASES!

22. 2023-11-12
    historical Contingent 672-char remark

    Show marketing remark (672 chars)

    AMAZING AND COMPLETELY UPDATED HOME ON WINDWOOD! Updates and new renovations include: Architectural shingle roof, HVAC, water heater, new insulated windows, paint, laminate flooring and carpet, painted fireplace, soft-close cabinets in kitchen and beautiful painted tile in the kitchen. This is a very nice 3 bedroom, 2 bath home with living room/dining room combo with wonderful natural lighting. Also has large family room with fireplace, Florida room, 2 car-carport, peaceful backyard and storage shed. THIS HOME IS MOVE-IN READY AND HAS IT ALL. GREAT LOCATION THAT IS SO CLOSE TO HOSPITALS, SHOPPING, RESTAURANTS AND ONLY MINUTES TO MAXWELL AND GUNTER AIR FORCE BASES!

23. 2023-10-10
    listed $185,000 Active 672-char remark

    Show marketing remark (672 chars)

    AMAZING AND COMPLETELY UPDATED HOME ON WINDWOOD! Updates and new renovations include: Architectural shingle roof, HVAC, water heater, new insulated windows, paint, laminate flooring and carpet, painted fireplace, soft-close cabinets in kitchen and beautiful painted tile in the kitchen. This is a very nice 3 bedroom, 2 bath home with living room/dining room combo with wonderful natural lighting. Also has large family room with fireplace, Florida room, 2 car-carport, peaceful backyard and storage shed. THIS HOME IS MOVE-IN READY AND HAS IT ALL. GREAT LOCATION THAT IS SO CLOSE TO HOSPITALS, SHOPPING, RESTAURANTS AND ONLY MINUTES TO MAXWELL AND GUNTER AIR FORCE BASES!

24. 2005-08-29
    soldstatus $89,000

    Show marketing remark (234 chars)

    VERY NICE 3 BEDROOM 2BATH HOME WITH LIVINGROOM DIDINGROOM, DEN WITH FIREPLACE, BUILT IN KITCHEN AND FLORDAROOM, 2 CARPORT. HOME ALSO HAS A SHED WITH PLENTY OF EXTRA FUTURE ADDITIVES. HAVE TO SEE TO SELL IT. BRING OFFER! MLS LOCKBOX

25. 2005-02-26
    listed $89,900

    Show marketing remark (234 chars)

    VERY NICE 3 BEDROOM 2BATH HOME WITH LIVINGROOM DIDINGROOM, DEN WITH FIREPLACE, BUILT IN KITCHEN AND FLORDAROOM, 2 CARPORT. HOME ALSO HAS A SHED WITH PLENTY OF EXTRA FUTURE ADDITIVES. HAVE TO SEE TO SELL IT. BRING OFFER! MLS LOCKBOX

ⓘ 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: $727 · $61/mo
• Projected year-2 tax: $727 · $61/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,327
• − Mortgage interest: −$7,982
• − Property taxes: −$727
• − Insurance: −$712
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$4,145
• Taxable income: $147
• Est. tax owed @ 24.0%: −$35
• After-tax cash flow: $2,456/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): 45,250
• Household income: $55,160
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2786.0

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: Predominantly Black (80%)
• Race & ethnicity: Black 80% White 12% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Korean 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: ▼ -16.31%
• Current HPI: 151.8598
• Rent YoY: ▲ 5.65%
• 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

+58.5% since first listed

9 events — show timeline

• 2026-06-09 Price Changed $142,500 MAAR
• 2026-05-03 Listed $152,500 MAAR
• 2024-02-05 Sold (Public Records) $165,000 Public Records
• 2024-01-26 Pending — MAAR
• 2024-01-25 Sold (MLS) $165,000 MAAR
• 2023-11-12 Contingent — MAAR
• 2023-10-10 Listed $185,000 MAAR
• 2005-08-29 Sold (MLS) $89,000 MAAR
• 2005-02-26 Listed $89,900 MAAR

Property tax history

+7.3%/yr

Latest (2025): $727 · +15.9% YoY. Source: county tax records.