3216 Capwood Curv · Montgomery, AL 36116

$104,900

3 bd · 2.0 ba · 1,354 sqft · SingleFamily public records · 92 Days on market

Built 1977 0.28 ac lot $77/sqft · 9% above area Est $96k · 9% over

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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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.3/10.0
• Rent growth +3.9/5.0
• ARV discount +3.3/15.0
• 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 3-bedroom, 2-full bath brick home combines classic style with practical design on a generous 0.28-acre lot. A formal foyer entry opens to a living room featuring a focal-point stone fireplace and consistent hardwood flooring throughout the interior. The primary suite includes a private full bath and a spacious walk-in closet. For added convenience, a dedicated 3x5 laundry room is positioned directly off the kitchen. The exterior is framed by mature trees and a paved drive, providing character and shade. Located just minutes from Montgomery’s shopping and dining, this property represents a solid opportunity for anyone seeking a move-in-ready home with timeless features.

Key facts

• Hardwood flooring
• Walk-in closet
• Brick home

Tags

• BRICK HOME
• STONE FIREPLACE
• HARDWOOD FLOORING
• PRIVATE FULL BATH
• WALK-IN CLOSET
• DEDICATED LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $95k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 fast (+5.7%/yr); 293 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $725 of loan paydown is wiped out by about $3k 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 + 5.7% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $105k implies a 65% gain — meaningful room to come down on a strong offer.

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 $95,459 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.13% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.57%
• DSCR: 1.47
• GRM: 7.4

CMA / ARV

• ARV (median comp): $95,890
• List price: $104,900
• Delta: 9.40%
• 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
3108 Fredericksburg Dr	0.22mi	3/2.0	1,326 (-2%)	2mo	$110,000	$83	85
4009 Brighton Rd	0.31mi	3/2.0	1,376 (+2%)	6mo	$73,000	$53	78
3237 Capwood Cur Curv	0.05mi	3/2.0	1,455 (+8%)	10mo	$100,000	$69	76
3212 Meadow Walk Ln	0.51mi	3/2.0	1,338 (-1%)	4mo	$139,000	$104	71
3219 Montwood Dr	0.10mi	3/2.0	1,159 (-14%)	4mo	$75,000	$65	68
3009 Montwood Ct	0.29mi	3/2.0	1,490 (+10%)	5mo	$73,000	$49	65
3021 Dobbs Cir	0.25mi	3/2.0	1,153 (-15%)	2mo	$106,900	$93	62
4012 Monterey Ct	0.58mi	3/1.5	1,288 (-5%)	1mo	$107,000	$83	62
4025 Edge Hill Ln	0.30mi	3/2.0	1,154 (-15%)	1mo	$83,000	$72	61
2817 Shenandoah Dr	0.50mi	4/2.0 (+1)	1,273 (-6%)	2mo	$135,000	$106	60
2642 Jan Dr	0.69mi	3/2.0	1,254 (-7%)	5mo	$100,000	$80	51
2629 Shadowood Ct	0.61mi	3/2.0	1,150 (-15%)	6mo	$57,000	$50	41

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,717
• Equity at exit: $15,641

10-year hold

• IRR: 14.2%
• Equity multiple: 2.28×
• Total profit: $37,597
• Equity at exit: $9,070

Cash invested: $29,372 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,185 high
• Mortgage (P&I): −$550
• Tax from tax record: −$84 /mo · $1,002/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $259

Break-even live

Break-even rent $857

Max offer price $104,900

Occupancy floor 73%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3231 Virginia Pines Ln Montgomery, AL	2.0	2.0	1068	$800	$0.75	44d	1	0.09mi
3240 Virginia Pines Ln Montgomery, AL	3.0	2.0	1215	$900	$0.74	44d	1	0.10mi
4604 Virginia Loop Rd Montgomery, AL	1.0–2.0	1.0–2.0	810	$895	$1.10	44d	1	0.15mi
4611 Virginia Loop Rd Montgomery, AL	3.0	1.0	1029	$1,195	$1.16	21d	1	0.21mi
4025 Edge Hill Ln Montgomery, AL	3.0	2.0	1154	$1,350	$1.17	14d	1	0.31mi
3110 Virginia Downs Montgomery, AL	2.0	2.0	1068	$800	$0.75	44d	1	0.44mi
3220 Virginia Downs Montgomery, AL	3.0	2.0	1215	$900	$0.74	44d	1	0.44mi
2699 Whispering Pine Dr Montgomery, AL	4.0	2.0	1500	$1,500	$1.00	14d	1	0.47mi
3248 Meadow Walk Ln Montgomery, AL	3.0	2.0	1114	$1,200	$1.08	44d	1	0.50mi
3855 Woodley Rd Montgomery, AL	4.0	2.0	1450	$1,450	$1.00	44d	1	0.67mi
3633 Woodley Rd Montgomery, AL	4.0	2.0	1734	$1,600	$0.92	21d	1	0.81mi
4220 Strathmore Dr Montgomery, AL	1.0–3.0	1.0–2.0	931	$1,099	$1.18	44d	1	0.87mi
5917 Cherry Hill Rd Montgomery, AL	4.0	2.0	1161	$1,450	$1.25	14d	1	0.98mi
2724 Forsyth Ln Montgomery, AL	4.0	2.0	1794	$1,400	$0.78	44d	1	1.02mi
6028 Oakleigh Rd Montgomery, AL	3.0	2.0	1105	$850	$0.77	44d	1	1.08mi
6061 Briarhurst Dr Montgomery, AL	3.0	2.0	1124	$1,075	$0.96	44d	1	1.10mi
5800 Eagle Cir Montgomery, AL	1.0–3.0	1.0–2.0	1000	$1,051	$1.05	44d	1	1.15mi
3252 Cheltenham Dr Montgomery, AL	3.0	2.0	1705	$1,200	$0.70	44d	1	1.15mi
5931 Singleton St Montgomery, AL	3.0	2.5	1302	$695	$0.53	44d	1	1.17mi
6105 Jennifer Ln Montgomery, AL	3.0	2.0	1553	$1,250	$0.80	14d	1	1.19mi
3824 Glenfern Ct Montgomery, AL	3.0	2.0	1600	$1,450	$0.91	44d	1	1.25mi
4590 Troy Hwy Montgomery, AL	2.0–3.0	2.0	1330	$1,299	$0.98	14d	1	1.26mi
3638 Castle Ridge Rd Montgomery, AL	3.0	2.0	1100	$800	$0.73	14d	1	1.27mi
4008 Oak Shadow Ln Montgomery, AL	3.0	2.5	1741	$1,395	$0.80	21d	1	1.29mi
2619 Brantford Pl Montgomery, AL	3.0	2.0	1323	$1,200	$0.91	44d	1	1.33mi
3580 McGehee Pl Dr S Montgomery, AL	3.0	2.0	1200	$1,205	$1.00	44d	1	1.36mi
654 Mayflower Dr Montgomery, AL	3.0	2.0	1777	$1,400	$0.79	44d	1	1.39mi
3388 McGehee Rd Unit B Montgomery, AL	2.0	2.0	900	$545	$0.61	21d	1	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $104,900 Active 92 DOM
2. 2026-06-17
   days on market $104,900 Active 91 DOM
3. 2026-06-16
   days on market $104,900 Active 90 DOM
4. 2026-06-15
   days on market $104,900 Active 89 DOM
5. 2026-06-14
   days on market $104,900 Active 87 DOM
6. 2026-06-13
   pricedays on market $104,900 Active 86 DOM
7. 2026-06-10
   days on market $109,900 Active 84 DOM
8. 2026-06-09
   days on market $109,900 Active 83 DOM
9. 2026-06-08
   days on market $109,900 Active 82 DOM
10. 2026-06-07
    days on market $109,900 Active 81 DOM
11. 2026-06-03
    days on market $109,900 Active 77 DOM
12. 2026-06-02
    days on market $109,900 Active 76 DOM
13. 2026-06-01
    days on market $109,900 Active 75 DOM
14. 2026-05-31
    days on market $109,900 Active 74 DOM
15. 2026-05-30
    days on market $109,900 Active 73 DOM
16. 2026-03-18
    listed $119,900 Active 688-char remark

    Show marketing remark (688 chars)

    This 3-bedroom, 2-full bath brick home combines classic style with practical design on a generous 0.28-acre lot. A formal foyer entry opens to a living room featuring a focal-point stone fireplace and consistent hardwood flooring throughout the interior. The primary suite includes a private full bath and a spacious walk-in closet. For added convenience, a dedicated 3x5 laundry room is positioned directly off the kitchen. The exterior is framed by mature trees and a paved drive, providing character and shade. Located just minutes from Montgomery’s shopping and dining, this property represents a solid opportunity for anyone seeking a move-in-ready home with timeless features.

17. 2022-02-17
    soldstatus $63,500
18. 2007-02-23
    soldstatus $63,000 21-char remark

    Show marketing remark (21 chars)

    HUD HOMES SOLD AS IS.

19. 2006-11-24
    listed $63,000 21-char remark

    Show marketing remark (21 chars)

    HUD HOMES SOLD AS IS.

20. 1999-06-02
    soldstatus $65,000
21. 1999-02-02
    listed $65,000

ⓘ 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: $1,002 · $84/mo
• Projected year-2 tax: $1,002 · $84/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 1/10 Low
• 🌡 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,220
• − Mortgage interest: −$5,876
• − Property taxes: −$1,002
• − Insurance: −$524
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$3,052
• Taxable income: $1,490
• Est. tax owed @ 24.0%: −$358
• After-tax cash flow: $2,748/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

+84.5% since first listed

6 events — show timeline

• 2026-03-18 Listed $119,900 Greater Alabama MLS
• 2022-02-17 Sold (Public Records) $63,500 Public Records
• 2007-02-23 Sold (MLS) $63,000 MAAR
• 2006-11-24 Listed $63,000 MAAR
• 1999-06-02 Sold (MLS) $65,000 MAAR
• 1999-02-02 Listed $65,000 MAAR

Property tax history

+6.6%/yr

Latest (2025): $1,002 · +5.1% YoY. Source: county tax records.