6329 Old Pond Rd · Montgomery, AL 36117

$144,900

3 bd · 2.0 ba · 1,948 sqft · SingleFamily public records · 161 Days on market

Built 1989 9,583 sqft lot Est $212k · 32% under ↓ 17% since listing

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.1/10.0
• 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

Spacious home, approx. 1916 square feet per appraiser, features a three bedroom split plan with lots of bay windows. Large great room has a vaulted ceiling, built-in bookcases and a fireplace with gas logs. Cheerful kitchen has a breakfast nook with a bay window, recessed lighting, built-in desk and a pantry. There is also a separate dining room. Master suite has walk-in closet, garden tub plus separate shower. Roof only two years old and central heat and air new in 2006. Mature trees, patio, easily kept yard, detached storage and located on a cul-de-sac.

Key facts

• Built-in bookcases
• Vaulted ceiling
• Bay windows

Tags

• THREE BEDROOM SPLIT PLAN
• BAY WINDOWS
• VAULTED CEILING
• BUILT-IN BOOKCASES
• FIREPLACE WITH GAS LOGS
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: Rents rising (+3.0%/yr); 407 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 + 3.0% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $55k (28%) 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 $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.21% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $212,332
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6329 Old Pond Rd	0.00mi	3/2.0	1,916 (-2%)	0mo	$144,900	$76	97
6204 Stowers Pl	0.19mi	4/2.0 (+1)	1,930 (-1%)	7mo	$211,000	$109	79
2209 Cherry Creek Ct	0.22mi	3/2.0	1,809 (-7%)	4mo	$267,941	$148	74
1924 Still Oaks Dr	0.15mi	4/2.5 (+1)	2,068 (+6%)	3mo	$200,500	$97	73
6113 Helga Pl	0.22mi	4/2.0 (+1)	1,816 (-7%)	5mo	$130,000	$72	69
6415 Philadelphia Hl	0.43mi	3/3.5	2,020 (+4%)	2mo	$375,000	$186	66
6217 John Dunn Ct W	0.19mi	3/2.0	1,689 (-13%)	5mo	$207,000	$123	65
1849 Woodmere Lp Loop	0.62mi	3/2.0	1,823 (-6%)	3mo	$196,500	$108	58
6212 Willow Glen Dr	0.26mi	4/2.5 (+1)	2,184 (+12%)	3mo	$159,000	$73	58
6017 Woodrun Ct	0.55mi	3/2.0	1,800 (-8%)	8mo	$208,000	$116	54
6105 Dunwoody Ct	0.67mi	4/2.0 (+1)	1,888 (-3%)	6mo	$215,000	$114	54
6725 Greenbrook Dr	0.74mi	3/2.5	1,800 (-8%)	8mo	$168,000	$93	44

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,107
• Equity at exit: $21,605

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $34,778
• Equity at exit: $12,528

Cash invested: $40,572 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,756 high
• Mortgage (P&I): −$760
• Tax from tax record: −$165 /mo · $1,981/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $402

Break-even live

Break-even rent $1,247

Max offer price $144,900

Occupancy floor 72%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1857 Still Oaks Dr Montgomery, AL	4.0	2.0	1791	$1,850	$1.03	21d	1	0.10mi
6225 Whitewater Ct Montgomery, AL	3.0	2.0	1581	$1,600	$1.01	21d	1	0.36mi
6025 Oldcastle Pl Montgomery, AL	3.0	2.0	1350	$1,775	$1.31	43d	1	0.40mi
1612 Woodmere Loop Montgomery, AL	3.0	1.5	1425	$1,775	$1.25	43d	1	0.46mi
1944 Woodrun Dr Montgomery, AL	3.0	2.0	1689	$1,595	$0.94	13d	1	0.51mi
6037 Monticello Dr Montgomery, AL	1.0–2.0	1.0–2.0	974	$1,025	$1.05	13d	3	0.91mi
7104 Fair Oaks Ct Montgomery, AL	3.0	2.0	1656	$1,881	$1.14	43d	1	1.07mi
7406 Mill Ridge Ct Montgomery, AL	3.0	2.0	1785	$2,250	$1.26	44d	1	1.08mi
2495 Meadow Ridge Ln Montgomery, AL	1.0–3.0	1.0–2.0	1205	$1,199	$1.00	13d	14	1.12mi
3201 Watchman Dr Montgomery, AL	1.0–3.0	1.0–2.0	1054	$1,644	$1.56	13d	10	1.14mi
1530 Laurelwood Ln Montgomery, AL	3.0	2.0	2274	$2,295	$1.01	13d	1	1.15mi
6509 Enfield Mews Unit 1471753P Montgomery, AL	4.0	2.0	1969	$4,686	$2.38	13d	1	1.29mi
6536 Monmouth Mews Unit 1533650P Montgomery, AL	3.0	2.0	1894	$4,714	$2.49	21d	1	1.33mi
500 Eastdale Rd S Montgomery, AL	1.0–3.0	1.0–2.5	1042	$900	$0.86	21d	20	1.38mi
2014 Rexford Rd Montgomery, AL	3.0	2.0	1596	$1,150	$0.72	43d	1	1.47mi

Listing history 11 events

1. 2026-04-22
   status Pending
2. 2026-03-30
   price $144,900
3. 2026-02-24
   price $159,900
4. 2026-01-20
   price $174,900
5. 2025-12-16
   price $189,900
6. 2025-11-12
   listed $199,900 Active
7. 2007-06-11
   soldstatus $152,000 561-char remark

   Show marketing remark (561 chars)

   Spacious home, approx. 1916 square feet per appraiser, features a three bedroom split plan with lots of bay windows. Large great room has a vaulted ceiling, built-in bookcases and a fireplace with gas logs. Cheerful kitchen has a breakfast nook with a bay window, recessed lighting, built-in desk and a pantry. There is also a separate dining room. Master suite has walk-in closet, garden tub plus separate shower. Roof only two years old and central heat and air new in 2006. Mature trees, patio, easily kept yard, detached storage and located on a cul-de-sac.

8. 2007-04-26
   listed $159,900 561-char remark

   Show marketing remark (561 chars)

   Spacious home, approx. 1916 square feet per appraiser, features a three bedroom split plan with lots of bay windows. Large great room has a vaulted ceiling, built-in bookcases and a fireplace with gas logs. Cheerful kitchen has a breakfast nook with a bay window, recessed lighting, built-in desk and a pantry. There is also a separate dining room. Master suite has walk-in closet, garden tub plus separate shower. Roof only two years old and central heat and air new in 2006. Mature trees, patio, easily kept yard, detached storage and located on a cul-de-sac.

9. 2006-12-12
   listed $159,900
10. 2006-10-17
    listed $174,900
11. 2006-06-14
    listed $174,900

ⓘ 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: $1,981 · $165/mo
• Projected year-2 tax: $1,981 · $165/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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,069
• − Mortgage interest: −$8,117
• − Property taxes: −$1,981
• − Insurance: −$724
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$4,215
• Taxable income: $2,661
• Est. tax owed @ 24.0%: −$639
• After-tax cash flow: $4,182/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

-17.2% since first listed

11 events — show timeline

• 2026-04-22 Pending — MAAR
• 2026-03-30 Price Changed $144,900 MAAR
• 2026-02-24 Price Changed $159,900 MAAR
• 2026-01-20 Price Changed $174,900 MAAR
• 2025-12-16 Price Changed $189,900 MAAR
• 2025-11-12 Listed $199,900 MAAR
• 2007-06-11 Sold (MLS) $152,000 MAAR
• 2007-04-26 Listed $159,900 MAAR
• 2006-12-12 Listed $159,900 MAAR
• 2006-10-17 Listed $174,900 MAAR
• 2006-06-14 Listed $174,900 MAAR

Property tax history

+6.5%/yr

Latest (2025): $1,981 · +1.3% YoY. Source: county tax records.