3409 Woodpark Dr · Montgomery, AL 36116

$139,900

4 bd · 2.0 ba · 1,789 sqft · SingleFamily public records · 84 Days on market

Built 1980 0.35 ac lot $78/sqft · at area comps Est $139k · at est.

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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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.2/15.0
• 1% rule +6.1/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this classic 4-bedroom, 2-bathroom brick-front home offering 1,789 sq. ft. of versatile living space. The interior features hardwood flooring throughout, beginning with a well sized formal living room that flows through the formal foyer entry way into an expansive 13x21 family room complete with custom built-ins and a masonry brick fireplace. The kitchen includes a 7x9 breakfast nook that leads directly to a dedicated 7x9 laundry room for added convenience. The primary suite offers a private full bathroom. Situated on a level lot with mature trees, the exterior provides a paved driveway for off-street parking. Built in 1980, this well-maintained residence combines traditional charm with functional design.

Key facts

• 0.35 acre lot
• Built 1980
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 34% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 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 + 5.7% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

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 $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.11% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (median comp): $138,973
• List price: $139,900
• Delta: 0.67%
• 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
3425 Woodpark Dr	0.05mi	3/2.0 (-1)	1,776 (-1%)	8mo	$144,500	$81	85
301 Rosedon Dr	0.21mi	3/2.0 (-1)	1,775 (-1%)	9mo	$120,000	$68	77
412 Belvoir Dr	0.18mi	4/2.0	1,883 (+5%)	9mo	$150,000	$80	75
761 Spring Valley Rd	0.42mi	4/2.0	1,827 (+2%)	3mo	$127,000	$70	74
218 Rosedon Dr	0.34mi	4/2.0	1,781 (-0%)	13mo	$135,000	$76	73
642 Mayflower Dr	0.39mi	3/2.0 (-1)	1,795 (+0%)	8mo	$156,500	$87	69
330 Spring Valley Rd	0.20mi	4/2.0	1,602 (-10%)	10mo	$110,000	$69	65
242 Smallbrook Dr	0.52mi	4/2.0	1,671 (-7%)	1mo	$130,000	$78	63
755 Spring Valley Rd	0.41mi	4/2.0	1,992 (+11%)	3mo	$139,900	$70	59
218 W Wilding Dr	0.33mi	4/2.0	1,525 (-15%)	2mo	$165,000	$108	58
3524 Kings Cliff Rd	0.37mi	3/2.0 (-1)	1,652 (-8%)	8mo	$165,000	$100	58
260 Smallbrook Dr	0.50mi	3/2.0 (-1)	1,594 (-11%)	3mo	$125,000	$78	51

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,234
• Equity at exit: $20,860

10-year hold

• IRR: 13.4%
• Equity multiple: 2.20×
• Total profit: $46,930
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,555 high
• Mortgage (P&I): −$734
• Tax from tax record: −$112 /mo · $1,344/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $324

Break-even live

Break-even rent $1,144

Max offer price $139,900

Occupancy floor 74%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3324 Cross Creek Dr Montgomery, AL	3.0	2.0	1791	$1,395	$0.78	20d	1	0.03mi
654 Mayflower Dr Montgomery, AL	3.0	2.0	1777	$1,400	$0.79	43d	1	0.39mi
3633 Woodley Rd Montgomery, AL	4.0	2.0	1734	$1,600	$0.92	20d	1	0.76mi
3855 Woodley Rd Montgomery, AL	4.0	2.0	1450	$1,450	$1.00	43d	1	0.85mi
2699 Whispering Pine Dr Montgomery, AL	4.0	2.0	1500	$1,500	$1.00	13d	1	1.04mi
3252 Cheltenham Dr Montgomery, AL	3.0	2.0	1705	$1,200	$0.70	43d	1	1.06mi
2724 Endicott Dr Montgomery, AL	5.0	4.0	1857	$1,750	$0.94	43d	1	1.19mi
2724 Forsyth Ln Montgomery, AL	4.0	2.0	1794	$1,400	$0.78	43d	1	1.21mi
1217 Woodbridge Dr Unit 1043843P Montgomery, AL	5.0	2.0	1496	$2,830	$1.89	13d	1	1.28mi
4751 Queensbury Ct Montgomery, AL	5.0	2.0	1694	$1,750	$1.03	43d	1	1.33mi
2619 Brantford Pl Montgomery, AL	3.0	2.0	1323	$1,200	$0.91	43d	1	1.33mi
2916 Moorcroft Dr Unit 1043818P Montgomery, AL	5.0	2.5	1496	$5,435	$3.63	13d	1	1.38mi
915 Queensbury Dr Montgomery, AL	4.0	2.0	1783	$1,500	$0.84	43d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $139,900 Active 84 DOM
2. 2026-06-17
   days on market $139,900 Active 83 DOM
3. 2026-06-16
   days on market $139,900 Active 82 DOM
4. 2026-06-15
   days on market $139,900 Active 81 DOM
5. 2026-06-14
   days on market $139,900 Active 79 DOM
6. 2026-06-13
   days on market $139,900 Active 78 DOM
7. 2026-06-10
   days on market $139,900 Active 76 DOM
8. 2026-06-09
   days on market $139,900 Active 75 DOM
9. 2026-06-08
   days on market $139,900 Active 74 DOM
10. 2026-06-07
    days on market $139,900 Active 73 DOM
11. 2026-06-03
    days on market $139,900 Active 69 DOM
12. 2026-06-02
    days on market $139,900 Active 68 DOM
13. 2026-06-01
    days on market $139,900 Active 67 DOM
14. 2026-05-31
    days on market $139,900 Active 66 DOM
15. 2026-05-30
    days on market $139,900 Active 65 DOM
16. 2026-05-15
    price $144,900 723-char remark

    Show marketing remark (723 chars)

    Discover this classic 4-bedroom, 2-bathroom brick-front home offering 1,789 sq. ft. of versatile living space. The interior features hardwood flooring throughout, beginning with a well sized formal living room that flows through the formal foyer entry way into an expansive 13x21 family room complete with custom built-ins and a masonry brick fireplace. The kitchen includes a 7x9 breakfast nook that leads directly to a dedicated 7x9 laundry room for added convenience. The primary suite offers a private full bathroom. Situated on a level lot with mature trees, the exterior provides a paved driveway for off-street parking. Built in 1980, this well-maintained residence combines traditional charm with functional design.

17. 2026-03-26
    listed $149,900 Active 723-char remark

    Show marketing remark (723 chars)

    Discover this classic 4-bedroom, 2-bathroom brick-front home offering 1,789 sq. ft. of versatile living space. The interior features hardwood flooring throughout, beginning with a well sized formal living room that flows through the formal foyer entry way into an expansive 13x21 family room complete with custom built-ins and a masonry brick fireplace. The kitchen includes a 7x9 breakfast nook that leads directly to a dedicated 7x9 laundry room for added convenience. The primary suite offers a private full bathroom. Situated on a level lot with mature trees, the exterior provides a paved driveway for off-street parking. Built in 1980, this well-maintained residence combines traditional charm with functional design.

18. 2024-09-03
    soldstatus $2,012,400
19. 2021-09-20
    soldstatus $57,000

ⓘ 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: $1,344 · $112/mo
• Projected year-2 tax: $1,344 · $112/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 2/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,659
• − Mortgage interest: −$7,837
• − Property taxes: −$1,344
• − Insurance: −$700
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$4,070
• Taxable income: $1,724
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $3,480/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

+154.2% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $144,900 Greater Alabama MLS
• 2026-03-26 Listed $149,900 Greater Alabama MLS
• 2024-09-03 Sold (Public Records) $2,012,400 Public Records
• 2021-09-20 Sold (Public Records) $57,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,344 · +4.5% YoY. Source: county tax records.