545 Winston Dr · Montgomery, AL 36111

$80,000

2 bd · 3.0 ba · 1,396 sqft · Condo public records · 185 Days on market

Built 1977 $57/sqft · 97% above area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity – Turnkey & Income Producing! Calling all investors! Add this cash-flowing gem to your portfolio today. This turnkey townhouse already has a tenant in place with a 1-year lease signed March 2026, generating $1,000/month in guaranteed income. Updated 2-bedroom, 2.5-bath townhouse. Features include a large living room, den, and a closed-in patio that can be used as a sunroom or entertainment . Each bedroom offers a private full bath. Recent improvements include new flooring, fresh interior paint, new refrigerator, updated electrical, a new roof, and a new HVAC system installed April 2026. Additional storage located in the backyard. The hard work is already done! This property is fully updated, tenant-occupied, and income producing making it the perfect low-maintenance, plug-and-play investment. Whether you're expanding your portfolio or just getting started, this is an opportunity you don’t want to miss!

Key facts

• Closed-in patio
• New flooring
• Large living room

Tags

• LARGE LIVING ROOM
• CLOSED-IN PATIO
• PRIVATE FULL BATH
• NEW FLOORING
• FRESH INTERIOR PAINT
• NEW REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: 110 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $553 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 28y 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 $32k; list at $80k implies a 150% gain — meaningful room to come down on a strong offer.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.35% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.80%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

• ARV (median comp): $47,237
• List price: $80,000
• Delta: 69.36%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.42×
• Total profit: $9,367
• Equity at exit: $11,928

10-year hold

• IRR: 19.6%
• Equity multiple: 2.65×
• Total profit: $36,867
• Equity at exit: $6,917

Cash invested: $22,400 (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 36111

• Home prices YoY: -6.9%
• Active inventory: 110
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,078 high
• Mortgage (P&I): −$420
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $351

Break-even live

Break-even rent $634

Max offer price $80,000

Occupancy floor 62%

Sensitivity live

Price	-10% $396	-5% $374	+0% $351	+5% $328	+10% $306
Rent	-10% $266	-5% $308	+0% $351	+5% $393	+10% $436
Rate	-1.0pp $391	-0.5pp $371	base $351	+0.5pp $330	+1.0pp $309

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
548 Winston Dr Montgomery, AL	2.0	2.5	1396	$1,000	$0.72	44d	1	0.06mi
3751 Wesley Dr Apt A Montgomery, AL	2.0	1.0	1034	$550	$0.53	44d	1	0.14mi
3735 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	0.19mi
3733 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	0.20mi
3723 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	0.21mi
3709 Wesley Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	0.23mi
3701 Wesley Dr Unit 3733 Montgomery, AL	3.0	1.0	1000	$1,280	$1.28	44d	1	0.25mi
3701 Wesley Dr Unit 3737 Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	44d	1	0.25mi
3701 Wesley Dr Unit 3723 Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	22d	1	0.25mi
3737 Wesley Dr Montgomery, AL	3.0	2.0	1050	$1,280	$1.22	44d	1	0.26mi
3708 Princeton Rd Montgomery, AL	2.0	2.0	1749	$900	$0.51	22d	1	0.34mi
3649 Princeton Rd Montgomery, AL	3.0	1.0	1266	$1,200	$0.95	22d	1	0.40mi
3735 Bridlewood Dr Montgomery, AL	3.0	1.0	1386	$895	$0.65	44d	1	0.41mi
253 John Morris Ave Montgomery, AL	3.0	1.0	912	$950	$1.04	22d	1	0.41mi
3608 Wilmington Rd Montgomery, AL	3.0	1.0	1160	$950	$0.82	44d	1	0.51mi
1114 Druid Hills Dr Montgomery, AL	3.0	1.0	1192	$1,250	$1.05	22d	1	0.67mi
3515 Norman Bridge Rd Unit A Montgomery, AL	2.0	1.0	1150	$1,150	$1.00	44d	1	0.69mi
4342 Sunshine Dr Montgomery, AL	3.0	2.0	1323	$1,250	$0.94	14d	1	0.71mi
370 Collinwood Ave Montgomery, AL	3.0	1.0	1080	$1,000	$0.93	22d	1	1.02mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	44d	1	1.06mi
3357 Lexington Rd Montgomery, AL	2.0	1.0	1200	$1,175	$0.98	14d	1	1.07mi
3770 Maclamar Rd Montgomery, AL	3.0	1.0	1129	$950	$0.84	22d	1	1.09mi
3356 Audubon Rd Montgomery, AL	2.0	1.5	1340	$950	$0.71	44d	1	1.13mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	22d	1	1.14mi
3235 Norman Bridge Rd Montgomery, AL	3.0	1.0	1873	$900	$0.48	44d	1	1.23mi
3256 Montezuma Rd Montgomery, AL	3.0	2.0	1515	$1,450	$0.96	44d	1	1.24mi
4037 Oak St Montgomery, AL	3.0	2.0	1314	$1,450	$1.10	44d	1	1.31mi
763 Belvedere Dr Montgomery, AL	3.0	1.0	1044	$1,000	$0.96	44d	1	1.34mi
4581 Narrow Lane Rd Montgomery, AL	1.0–2.0	1.0–2.0	866	$800	$0.92	44d	2	1.35mi
603 Hubbard Ave Unit A Montgomery, AL	1.0	1.0	954	$950	$1.00	22d	1	1.36mi
3577 Whiting Ave Montgomery, AL	3.0	1.0	1269	$1,150	$0.91	44d	1	1.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $80,000 Active 185 DOM
2. 2026-06-17
   days on market $80,000 Active 184 DOM
3. 2026-06-16
   days on market $80,000 Active 183 DOM
4. 2026-06-15
   days on market $80,000 Active 182 DOM
5. 2026-06-14
   days on market $80,000 Active 180 DOM
6. 2026-06-13
   days on market $80,000 Active 179 DOM
7. 2026-06-10
   days on market $80,000 Active 177 DOM
8. 2026-06-09
   days on market $80,000 Active 176 DOM
9. 2026-06-08
   days on market $80,000 Active 175 DOM
10. 2026-06-07
    days on market $80,000 Active 174 DOM
11. 2026-06-03
    days on market $80,000 Active 170 DOM
12. 2026-06-02
    days on market $80,000 Active 169 DOM
13. 2026-06-01
    days on market $80,000 Active 168 DOM
14. 2026-05-31
    days on market $80,000 Active 167 DOM
15. 2026-05-30
    days on market $80,000 Active 166 DOM
16. 2026-04-23
    price $80,000 958-char remark

    Show marketing remark (958 chars)

    Investment Opportunity – Turnkey & Income Producing! Calling all investors! Add this cash-flowing gem to your portfolio today. This turnkey townhouse already has a tenant in place with a 1-year lease signed March 2026, generating $1,000/month in guaranteed income. Updated 2-bedroom, 2.5-bath townhouse. Features include a large living room, den, and a closed-in patio that can be used as a sunroom or entertainment . Each bedroom offers a private full bath. Recent improvements include new flooring, fresh interior paint, new refrigerator, updated electrical, a new roof, and a new HVAC system installed April 2026. Additional storage located in the backyard. The hard work is already done! This property is fully updated, tenant-occupied, and income producing making it the perfect low-maintenance, plug-and-play investment. Whether you're expanding your portfolio or just getting started, this is an opportunity you don’t want to miss!

17. 2026-04-03
    price $75,000 958-char remark

    Show marketing remark (958 chars)

    Investment Opportunity – Turnkey & Income Producing! Calling all investors! Add this cash-flowing gem to your portfolio today. This turnkey townhouse already has a tenant in place with a 1-year lease signed March 2026, generating $1,000/month in guaranteed income. Updated 2-bedroom, 2.5-bath townhouse. Features include a large living room, den, and a closed-in patio that can be used as a sunroom or entertainment . Each bedroom offers a private full bath. Recent improvements include new flooring, fresh interior paint, new refrigerator, updated electrical, a new roof, and a new HVAC system installed April 2026. Additional storage located in the backyard. The hard work is already done! This property is fully updated, tenant-occupied, and income producing making it the perfect low-maintenance, plug-and-play investment. Whether you're expanding your portfolio or just getting started, this is an opportunity you don’t want to miss!

18. 2026-02-11
    price $70,000 958-char remark

    Show marketing remark (958 chars)

    Investment Opportunity – Turnkey & Income Producing! Calling all investors! Add this cash-flowing gem to your portfolio today. This turnkey townhouse already has a tenant in place with a 1-year lease signed March 2026, generating $1,000/month in guaranteed income. Updated 2-bedroom, 2.5-bath townhouse. Features include a large living room, den, and a closed-in patio that can be used as a sunroom or entertainment . Each bedroom offers a private full bath. Recent improvements include new flooring, fresh interior paint, new refrigerator, updated electrical, a new roof, and a new HVAC system installed April 2026. Additional storage located in the backyard. The hard work is already done! This property is fully updated, tenant-occupied, and income producing making it the perfect low-maintenance, plug-and-play investment. Whether you're expanding your portfolio or just getting started, this is an opportunity you don’t want to miss!

19. 2026-01-19
    price $75,000 958-char remark

    Show marketing remark (958 chars)

    Investment Opportunity – Turnkey & Income Producing! Calling all investors! Add this cash-flowing gem to your portfolio today. This turnkey townhouse already has a tenant in place with a 1-year lease signed March 2026, generating $1,000/month in guaranteed income. Updated 2-bedroom, 2.5-bath townhouse. Features include a large living room, den, and a closed-in patio that can be used as a sunroom or entertainment . Each bedroom offers a private full bath. Recent improvements include new flooring, fresh interior paint, new refrigerator, updated electrical, a new roof, and a new HVAC system installed April 2026. Additional storage located in the backyard. The hard work is already done! This property is fully updated, tenant-occupied, and income producing making it the perfect low-maintenance, plug-and-play investment. Whether you're expanding your portfolio or just getting started, this is an opportunity you don’t want to miss!

20. 2025-12-15
    listed $80,000 Active 958-char remark

    Show marketing remark (958 chars)

    Investment Opportunity – Turnkey & Income Producing! Calling all investors! Add this cash-flowing gem to your portfolio today. This turnkey townhouse already has a tenant in place with a 1-year lease signed March 2026, generating $1,000/month in guaranteed income. Updated 2-bedroom, 2.5-bath townhouse. Features include a large living room, den, and a closed-in patio that can be used as a sunroom or entertainment . Each bedroom offers a private full bath. Recent improvements include new flooring, fresh interior paint, new refrigerator, updated electrical, a new roof, and a new HVAC system installed April 2026. Additional storage located in the backyard. The hard work is already done! This property is fully updated, tenant-occupied, and income producing making it the perfect low-maintenance, plug-and-play investment. Whether you're expanding your portfolio or just getting started, this is an opportunity you don’t want to miss!

21. 2024-11-27
    soldstatus $32,000
22. 2021-01-14
    soldstatus $52,000
23. 2021-01-13
    soldstatus $52,000 725-char remark

    Show marketing remark (725 chars)

    Pride of Ownership shines through in this 2 bedroom townhouse! This home has lots of recent updates that you will definitely appreciate from the carpet, to the kitchen countertops and backsplash. This home also tons of living space with 1620 sqft. The main floor is perfect for entertaining family and friends with a large greatroom and open living-dining area that is open to the galley style kitchen. There is a half bath on the main floor for convenience. Upstairs each bedroom has it's own private bathroom and the bedrooms are a generous size with ample closet space. There is a private covered patio out back - great for those family BBQ's. This could be your next home or income property - call today before it's GONE!

24. 2020-12-09
    listed $54,000 725-char remark

    Show marketing remark (725 chars)

    Pride of Ownership shines through in this 2 bedroom townhouse! This home has lots of recent updates that you will definitely appreciate from the carpet, to the kitchen countertops and backsplash. This home also tons of living space with 1620 sqft. The main floor is perfect for entertaining family and friends with a large greatroom and open living-dining area that is open to the galley style kitchen. There is a half bath on the main floor for convenience. Upstairs each bedroom has it's own private bathroom and the bedrooms are a generous size with ample closet space. There is a private covered patio out back - great for those family BBQ's. This could be your next home or income property - call today before it's GONE!

25. 2020-05-25
    listed $54,000
26. 2020-01-27
    listed $54,000
27. 2004-01-30
    soldstatus $46,000
28. 2003-09-12
    listed $46,000
29. 2001-07-03
    soldstatus $49,000
30. 2001-03-23
    listed $49,000
31. 2000-02-21
    listed $54,500
32. 1998-07-17
    listed $62,000

ⓘ 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: $571 · $48/mo
• Projected year-2 tax: $571 · $48/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,932
• − Mortgage interest: −$4,481
• − Property taxes: −$571
• − Insurance: −$400
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$2,327
• Taxable income: $3,083
• Est. tax owed @ 24.0%: −$740
• After-tax cash flow: $3,470/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
• City population: 175,913
• Population (ZIP): 12,196

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 34% Asian 3% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Chinese 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: ▼ -11.63%
• Current HPI: 156.4412
• Rent YoY: —
• Metro: —
• 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

+29.0% since first listed

17 events — show timeline

• 2026-04-23 Price Changed $80,000 MAAR
• 2026-04-03 Price Changed $75,000 MAAR
• 2026-02-11 Price Changed $70,000 MAAR
• 2026-01-19 Price Changed $75,000 MAAR
• 2025-12-15 Listed $80,000 MAAR
• 2024-11-27 Sold (Public Records) $32,000 Public Records
• 2021-01-14 Sold (Public Records) $52,000 Public Records
• 2021-01-13 Sold (MLS) $52,000 MAAR
• 2020-12-09 Listed $54,000 MAAR
• 2020-05-25 Listed $54,000 MAAR
• 2020-01-27 Listed $54,000 MAAR
• 2004-01-30 Sold (MLS) $46,000 MAAR
• 2003-09-12 Listed $46,000 MAAR
• 2001-07-03 Sold (MLS) $49,000 MAAR
• 2001-03-23 Listed $49,000 MAAR
• 2000-02-21 Listed $54,500 MAAR
• 1998-07-17 Listed $62,000 MAAR

Property tax history

+19.2%/yr

Latest (2025): $571 · +6.9% YoY. Source: county tax records.