3534 Farwood Dr · Montgomery, AL 36109

$99,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 83 Days on market

Built 1955 0.29 ac lot $110/sqft · 5% above area Est $95k · 5% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +5.1/15.0
• 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

Investor special with cash-flow opportunity already in place (tenant occupied)! This well-maintained 3-bedroom, 1-bath home is ready for its next owner and offers immediate income potential. A comprehensive remodel was completed in 2024, including new flooring, updated kitchen countertops, a stylish bathroom vanity, new ceiling fans, a new sink, stove, and dishwasher (per the pervious owners). Major system upgrades include a new HVAC system and water heater installed in 2021 for added peace of mind (per the pervious owners). The durable metal roof provides longevity beyond traditional asphalt shingles.

Key facts

• New ceiling fans
• New flooring
• New sink

Tags

• COMPREHENSIVE REMODEL
• NEW FLOORING
• UPDATED KITCHEN COUNTERTOPS
• STYLISH BATHROOM VANITY
• NEW CEILING FANS
• NEW SINK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $691 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 + 2.6% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.27% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.97%
• DSCR: 1.75
• GRM: 6.6

CMA / ARV

• ARV (median comp): $94,929
• List price: $99,900
• Delta: 5.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3534 Farwood Dr	0.00mi	3/1.0	912 (0%)	22mo	$92,000	$101	82
1248 Cottondale Rd	0.08mi	3/1.0	912 (0%)	18mo	$87,698	$96	82
1227 Avondale Rd	0.30mi	3/1.0	944 (+4%)	1mo	$70,000	$74	79
1209 Cottondale Rd	0.19mi	3/1.0	912 (0%)	16mo	$92,000	$101	78
975 Green Ridge Rd	0.54mi	3/1.0	952 (+4%)	2mo	$60,000	$63	66
1130 Lombard Dr	0.39mi	3/1.0	962 (+6%)	11mo	$52,000	$54	64
963 Green Ridge Rd	0.58mi	3/1.0	1,032 (+13%)	5mo	$104,000	$101	47
3802 E Marquette Dr	0.73mi	3/1.0	1,025 (+12%)	17mo	$70,000	$68	31

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: 7.8%
• Equity multiple: 1.30×
• Total profit: $8,525
• Equity at exit: $14,895

10-year hold

• IRR: 16.8%
• Equity multiple: 2.36×
• Total profit: $37,915
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,269 high
• Mortgage (P&I): −$524
• Tax from tax record: −$41 /mo · $497/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $396

Break-even live

Break-even rent $768

Max offer price $99,900

Occupancy floor 64%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1154 Lakewood Dr Montgomery, AL	3.0	2.0	1066	$1,350	$1.27	43d	1	0.28mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	43d	1	0.48mi
2845 Zelda Rd Montgomery, AL	2.0	2.0	1013	$1,042	$1.03	13d	3	0.67mi
4041A Beth Manor Dr Montgomery, AL	1.0–3.0	1.0–2.0	925	$1,000	$1.08	21d	20	0.68mi
2736 Chevy Chase Dr Montgomery, AL	3.0	1.0	1100	$1,300	$1.18	43d	1	0.88mi
4132 Carmichael Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,156	$1.28	13d	10	0.91mi
1814 Pinecrest Dr Montgomery, AL	3.0	1.0	1053	$990	$0.94	43d	1	0.99mi
2454 Spruce Curv Montgomery, AL	3.0	1.0	988	$1,100	$1.11	43d	1	1.36mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	43d	1	1.38mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	13d	1	1.42mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	13d	1	1.47mi

Listing history 22 events

1. 2026-06-03
   days on market $99,900 Active 83 DOM
2. 2026-06-02
   days on market $99,900 Active 82 DOM
3. 2026-06-01
   days on market $99,900 Active 81 DOM
4. 2026-05-31
   days on market $99,900 Active 80 DOM
5. 2026-05-30
   days on market $99,900 Active 79 DOM
6. 2026-03-12
   listed $99,900 Active 609-char remark

   Show marketing remark (609 chars)

   Investor special with cash-flow opportunity already in place (tenant occupied)! This well-maintained 3-bedroom, 1-bath home is ready for its next owner and offers immediate income potential. A comprehensive remodel was completed in 2024, including new flooring, updated kitchen countertops, a stylish bathroom vanity, new ceiling fans, a new sink, stove, and dishwasher (per the pervious owners). Major system upgrades include a new HVAC system and water heater installed in 2021 for added peace of mind (per the pervious owners). The durable metal roof provides longevity beyond traditional asphalt shingles.

7. 2024-11-11
   historical $1,295
8. 2024-10-22
   price $1,295
9. 2024-09-18
   listed $1,350
10. 2024-09-06
    soldstatus $92,000
11. 2024-08-30
    soldstatus $92,000 Closed 890-char remark

    Show marketing remark (890 chars)

    Charming and meticulously maintained, this 3-bedroom, 1-bath home is ready for its next owner! This house had a comprehensive remodel completed in 2024. Updates included new flooring, fresh interior paint, new countertops in the kitchen, a stylish bathroom vanity, new ceiling fans, new sink, new stove, and new dishwasher. New HVAC and water heater were installed in 2021. The durable metal roof promises longevity beyond traditional asphalt shingles. Enjoy added security with Ring doorbell cameras, and benefit from ample storage space with both an attached storage room and a detached storage shed. The home has a transferrable termite bond as well. This home is owned by a licensed real estate agent in Alabama. Don’t miss out on this wonderful opportunity – contact me or your favorite Realtor today to schedule a private showing and make this lovely house your new home!

12. 2024-08-29
    status Pending 890-char remark

    Show marketing remark (890 chars)

    Charming and meticulously maintained, this 3-bedroom, 1-bath home is ready for its next owner! This house had a comprehensive remodel completed in 2024. Updates included new flooring, fresh interior paint, new countertops in the kitchen, a stylish bathroom vanity, new ceiling fans, new sink, new stove, and new dishwasher. New HVAC and water heater were installed in 2021. The durable metal roof promises longevity beyond traditional asphalt shingles. Enjoy added security with Ring doorbell cameras, and benefit from ample storage space with both an attached storage room and a detached storage shed. The home has a transferrable termite bond as well. This home is owned by a licensed real estate agent in Alabama. Don’t miss out on this wonderful opportunity – contact me or your favorite Realtor today to schedule a private showing and make this lovely house your new home!

13. 2024-08-06
    historical Contingent 890-char remark

    Show marketing remark (890 chars)

    Charming and meticulously maintained, this 3-bedroom, 1-bath home is ready for its next owner! This house had a comprehensive remodel completed in 2024. Updates included new flooring, fresh interior paint, new countertops in the kitchen, a stylish bathroom vanity, new ceiling fans, new sink, new stove, and new dishwasher. New HVAC and water heater were installed in 2021. The durable metal roof promises longevity beyond traditional asphalt shingles. Enjoy added security with Ring doorbell cameras, and benefit from ample storage space with both an attached storage room and a detached storage shed. The home has a transferrable termite bond as well. This home is owned by a licensed real estate agent in Alabama. Don’t miss out on this wonderful opportunity – contact me or your favorite Realtor today to schedule a private showing and make this lovely house your new home!

14. 2024-07-11
    price $99,000 890-char remark

    Show marketing remark (890 chars)

    Charming and meticulously maintained, this 3-bedroom, 1-bath home is ready for its next owner! This house had a comprehensive remodel completed in 2024. Updates included new flooring, fresh interior paint, new countertops in the kitchen, a stylish bathroom vanity, new ceiling fans, new sink, new stove, and new dishwasher. New HVAC and water heater were installed in 2021. The durable metal roof promises longevity beyond traditional asphalt shingles. Enjoy added security with Ring doorbell cameras, and benefit from ample storage space with both an attached storage room and a detached storage shed. The home has a transferrable termite bond as well. This home is owned by a licensed real estate agent in Alabama. Don’t miss out on this wonderful opportunity – contact me or your favorite Realtor today to schedule a private showing and make this lovely house your new home!

15. 2024-07-04
    listed $109,000 Active 890-char remark

    Show marketing remark (890 chars)

    Charming and meticulously maintained, this 3-bedroom, 1-bath home is ready for its next owner! This house had a comprehensive remodel completed in 2024. Updates included new flooring, fresh interior paint, new countertops in the kitchen, a stylish bathroom vanity, new ceiling fans, new sink, new stove, and new dishwasher. New HVAC and water heater were installed in 2021. The durable metal roof promises longevity beyond traditional asphalt shingles. Enjoy added security with Ring doorbell cameras, and benefit from ample storage space with both an attached storage room and a detached storage shed. The home has a transferrable termite bond as well. This home is owned by a licensed real estate agent in Alabama. Don’t miss out on this wonderful opportunity – contact me or your favorite Realtor today to schedule a private showing and make this lovely house your new home!

16. 2024-06-22
    historical $950
17. 2024-06-22
    listed $119,000 Active
18. 2024-06-16
    listed $950
19. 2021-04-29
    soldstatus $41,000
20. 2021-04-14
    listed $39,900
21. 2000-04-24
    soldstatus $53,000
22. 2000-03-06
    listed $53,000

ⓘ 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: $497 · $41/mo
• Projected year-2 tax: $497 · $41/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 ≥107°F today · 19 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: $15,227
• − Mortgage interest: −$5,596
• − Property taxes: −$497
• − Insurance: −$500
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$2,906
• Taxable income: $3,292
• Est. tax owed @ 24.0%: −$790
• After-tax cash flow: $3,956/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

+88.5% since first listed

17 events — show timeline

• 2026-03-12 Listed $99,900 MAAR
• 2024-11-11 Rental Removed $1,295 APPFOLIO
• 2024-10-22 Price Changed $1,295 APPFOLIO
• 2024-09-18 Listed for Rent $1,350 APPFOLIO
• 2024-09-06 Sold (Public Records) $92,000 Public Records
• 2024-08-30 Sold (MLS) $92,000 MAAR
• 2024-08-29 Pending — MAAR
• 2024-08-06 Contingent — MAAR
• 2024-07-11 Price Changed $99,000 MAAR
• 2024-07-04 Listed $109,000 MAAR
• 2024-06-22 Rental Removed $950 MAAR
• 2024-06-22 Listed $119,000 MAAR
• 2024-06-16 Listed for Rent $950 MAAR
• 2021-04-29 Sold (MLS) $41,000 MAAR
• 2021-04-14 Listed $39,900 MAAR
• 2000-04-24 Sold (MLS) $53,000 MAAR
• 2000-03-06 Listed $53,000 MAAR

Property tax history

+10.2%/yr

Latest (2025): $497 · +7.8% YoY. Source: county tax records.