6021 Woodrun Ct · Montgomery, AL 36117

$157,000

3 bd · 2.0 ba · 1,574 sqft · SingleFamily public records · 15 Days on market

Built 1992 0.31 ac lot Est $194k · 19% under

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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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.1/10.0
• 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

GORGEOUS PATIO HOME WITH A GREAT LOT. MUST SEE. DECORATED LIKE MODEL HOME GRT ROOM W/ FIREPLACE. DINING AREA, KITCHEN LOOKS INTO DINING AREA AND CAN BE EAT IN KITCHEN. MASTER W/ LARGE CLOSET & BATH. PRIVACY FENCE. DOG RUN AREA TOO. NICE STORAGE BUILDING. EXISTING HOME WARRANTY AHS WILL TRANSFER TO BUYER AT CLOSING

Key facts

• Large living area
• Formal dining room
• Covered patio

Tags

• OVERSIZED BACKYARD
• COVERED PATIO
• FENCED BACKYARD
• GATED AREA
• FORMAL DINING ROOM
• LARGE LIVING AREA

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story home; Brick construction; Vented roof; Slab foundation; City lot on a cul-de-sac; Lot dimensions approximately 35 x 247
• Construction: Built with brick; Vented roof; Slab foundation
• Exterior features: Fully fenced yard; Patio; Storage building/area

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Plumbed for ice maker
• Bedrooms: Bedrooms located on the first floor
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling; Has heating; Has cooling
• Interior features: Tray ceilings; Garden tub / Roman tub; Pull-down attic stairs; Walk-in closet(s); Window treatments; Split bedroom layout; Double-pane windows; Insulated doors
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater; Utility room (first floor)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $155k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 25 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 $5k 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 15 days — a 2% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $108k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $154,645 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.27%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $193,602
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1911 Woodrun Dr	0.09mi	3/2.0	1,558 (-1%)	2mo	$130,000	$83	92
6606 Rushton Rdg	0.34mi	3/2.0	1,653 (+5%)	2mo	$218,000	$132	74
1505 Westminster Dr	0.48mi	3/2.0	1,568 (-0%)	5mo	$181,000	$115	73
6118 Margo Pl	0.52mi	3/2.0	1,643 (+4%)	3mo	$170,000	$103	66
6000 Vineyard Ln	0.14mi	2/2.0 (-1)	1,409 (-10%)	6mo	$182,500	$130	66
6218 Woody Ln	0.63mi	3/2.0	1,499 (-5%)	1mo	$183,000	$122	62
6037 Vineyard Ln	0.19mi	2/2.0 (-1)	1,394 (-11%)	7mo	$171,000	$123	61
6013 Camelot Ct	0.53mi	3/2.0	1,461 (-7%)	3mo	$194,600	$133	61
2638 Queens Hollow Ct	0.75mi	3/2.0	1,610 (+2%)	4mo	$212,000	$132	58
6217 John Dunn Ct W	0.59mi	3/2.0	1,689 (+7%)	5mo	$207,000	$123	56
2209 Cherry Creek Ct	0.42mi	3/2.0	1,809 (+15%)	4mo	$267,941	$148	52
6007 Neill Dr	0.57mi	3/2.0	1,355 (-14%)	3mo	$165,000	$122	48

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-6,210
• Equity at exit: $23,409

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $19,144
• Equity at exit: $13,574

Cash invested: $43,960 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$823
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $303

Break-even live

Break-even rent $1,200

Max offer price $157,000

Occupancy floor 76%

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1944 Woodrun Dr Montgomery, AL	3.0	2.0	1689	$1,595	$0.94	13d	1	0.04mi
6025 Oldcastle Pl Montgomery, AL	3.0	2.0	1350	$1,775	$1.31	43d	1	0.33mi
1615 Woodmere Loop Montgomery, AL	3.0	2.0	1212	$1,250	$1.03	43d	1	0.35mi
1612 Woodmere Loop Montgomery, AL	3.0	1.5	1425	$1,775	$1.25	43d	1	0.39mi
1610 Limestone Ct Montgomery, AL	3.0	2.5	1218	$1,300	$1.07	21d	1	0.43mi
1857 Still Oaks Dr Montgomery, AL	4.0	2.0	1791	$1,850	$1.03	21d	1	0.55mi
2000 London Town Ln Montgomery, AL	1.0–3.0	1.0–2.0	950	$1,159	$1.22	13d	11	0.56mi
1421 Stonehenge Rd Montgomery, AL	1.0–3.0	1.0–1.5	895	$1,199	$1.34	43d	1	0.70mi
6225 Whitewater Ct Montgomery, AL	3.0	2.0	1581	$1,600	$1.01	21d	1	0.75mi
2495 Meadow Ridge Ln Montgomery, AL	1.0–3.0	1.0–2.0	1205	$1,199	$1.00	13d	14	0.75mi
5600 Carmichael Rd Montgomery, AL	2.0	1.0–2.0	722	$1,153	$1.60	43d	1	0.87mi
7104 Fair Oaks Ct Montgomery, AL	3.0	2.0	1656	$1,881	$1.14	43d	1	0.88mi
3201 Watchman Dr Montgomery, AL	1.0–3.0	1.0–2.0	1054	$1,644	$1.56	13d	10	0.90mi
2014 Rexford Rd Montgomery, AL	3.0	2.0	1596	$1,150	$0.72	43d	1	0.96mi
7406 Mill Ridge Ct Montgomery, AL	3.0	2.0	1785	$2,250	$1.26	44d	1	0.98mi
2060 Rexford Rd Montgomery, AL	3.0	2.5	1566	$925	$0.59	21d	1	1.01mi
2066 Rexford Rd Montgomery, AL	3.0	2.5	1632	$1,250	$0.77	21d	1	1.02mi
5720 Worchester Dr Montgomery, AL	2.0	2.0	1060	$895	$0.84	21d	1	1.07mi
2224 W Aberdeen Dr Montgomery, AL	4.0	2.0	1994	$1,600	$0.80	21d	1	1.10mi
2140 Rexford Rd Montgomery, AL	2.0	2.5	1428	$1,275	$0.89	43d	1	1.11mi
5540 Ash Grove Cir Montgomery, AL	4.0	2.0	1904	$2,200	$1.16	21d	1	1.15mi
5635 Red Barn Rd Unit 1043848P Montgomery, AL	3.0	2.0	1496	$3,390	$2.27	13d	1	1.24mi
6037 Monticello Dr Montgomery, AL	1.0–2.0	1.0–2.0	974	$1,025	$1.05	13d	3	1.27mi
2000 Central Pkwy Montgomery, AL	1.0–3.0	1.0–2.0	1133	$2,135	$1.88	13d	14	1.34mi
2420 Haddington Rd Unit 1519890P Montgomery, AL	4.0	1.0	1679	$4,483	$2.67	13d	1	1.44mi

Listing history 9 events

1. 2026-06-02
   days on market $157,000 Active 15 DOM
2. 2026-06-01
   days on market $157,000 Active 14 DOM
3. 2026-05-31
   days on market $157,000 Active 13 DOM
4. 2026-05-30
   days on market $157,000 Active 12 DOM
5. 2026-05-17
   listed $157,000 Active
6. 2001-07-27
   soldstatus $108,500 321-char remark

   Show marketing remark (321 chars)

   GORGEOUS PATIO HOME WITH A GREAT LOT. MUST SEE. DECORATED LIKE MODEL HOME GRT ROOM W/ FIREPLACE. DINING AREA, KITCHEN LOOKS INTO DINING AREA AND CAN BE EAT IN KITCHEN. MASTER W/ LARGE CLOSET & BATH. PRIVACY FENCE. DOG RUN AREA TOO. NICE STORAGE BUILDING. EXISTING HOME WARRANTY AHS WILL TRANSFER TO BUYER AT CLOSING

7. 2001-04-24
   listed $110,850 321-char remark

   Show marketing remark (321 chars)

   GORGEOUS PATIO HOME WITH A GREAT LOT. MUST SEE. DECORATED LIKE MODEL HOME GRT ROOM W/ FIREPLACE. DINING AREA, KITCHEN LOOKS INTO DINING AREA AND CAN BE EAT IN KITCHEN. MASTER W/ LARGE CLOSET & BATH. PRIVACY FENCE. DOG RUN AREA TOO. NICE STORAGE BUILDING. EXISTING HOME WARRANTY AHS WILL TRANSFER TO BUYER AT CLOSING

8. 2000-09-18
   soldstatus $105,000 255-char remark

   Show marketing remark (255 chars)

   SPECTACULAR GARDEN HOME IN WOODMERE. MUST SEE THIS HOME TO BELIEVE. BUILT BY LOEB & HANNA. HIGE BACKYARD THAT IS FENCED. TALL CEILINGS AND TASFUL COLORS THAT ABOUND IN THIS HOME. PLEASE CALL FIRST, IF NO ANSWER THEN SHOW. YOU WILL BE AMAZED. THANKS!

9. 2000-06-23
   listed $107,900 255-char remark

   Show marketing remark (255 chars)

   SPECTACULAR GARDEN HOME IN WOODMERE. MUST SEE THIS HOME TO BELIEVE. BUILT BY LOEB & HANNA. HIGE BACKYARD THAT IS FENCED. TALL CEILINGS AND TASFUL COLORS THAT ABOUND IN THIS HOME. PLEASE CALL FIRST, IF NO ANSWER THEN SHOW. YOU WILL BE AMAZED. THANKS!

ⓘ 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: $713 · $59/mo
• Projected year-2 tax: $713 · $59/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 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $19,007
• − Mortgage interest: −$8,794
• − Property taxes: −$713
• − Insurance: −$785
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$4,567
• Taxable income: $1,106
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $3,372/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

+45.5% since first listed

5 events — show timeline

• 2026-05-17 Listed $157,000 MAAR
• 2001-07-27 Sold (MLS) $108,500 MAAR
• 2001-04-24 Listed $110,850 MAAR
• 2000-09-18 Sold (MLS) $105,000 MAAR
• 2000-06-23 Listed $107,900 MAAR

Property tax history

+5.5%/yr

Latest (2025): $713 · -1.3% YoY. Source: county tax records.