1100 Woodward Ave · Montgomery, AL 36106

$124,900

2 bd · 2.0 ba · 1,695 sqft · SingleFamily public records · 182 Days on market

Built 1940 4,356 sqft lot $74/sqft · 50% below area Est $249k · 50% 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.5/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Cloverdale within walking distance to everything this great community has to offer. Make your own or for an investment opportunity! LOADS OF POTENTIAL! Texas style bathroom in master is extremely spacious. Kitchen has been updated from original bones. Open floor plan. Great front porch to sit outside on throughout the year. NEW HVAC in 2017 and NEW ROOF IN 2021. TLC will go a long way with this home. Call me or your favorite realtor today to see!

Key facts

• Open floor plan
• Texas style bathroom
• New hvac

Tags

• TEXAS STYLE BATHROOM
• UPDATED KITCHEN
• OPEN FLOOR PLAN
• FRONT PORCH
• NEW HVAC
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 (+6.3%/yr); 137 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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 $864 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 + 6.3% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 30y ago; this cycle's ask has dropped $121k (49%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.05% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 8.0

CMA / ARV

• ARV (median comp): $248,602
• List price: $124,900
• Delta: -49.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1019 Woodward Ave	0.05mi	2/2.0	1,805 (+6%)	6mo	$290,000	$161	82
1028 Magnolia Curv	0.21mi	3/1.5 (+1)	1,661 (-2%)	1mo	$250,000	$151	79
1364 Felder Ave	0.26mi	3/2.0 (+1)	1,722 (+2%)	6mo	$197,000	$114	75
1324 Felder Ave	0.20mi	3/2.0 (+1)	1,843 (+9%)	2mo	$140,000	$76	69
1738 W 3rd St	0.55mi	3/2.0 (+1)	1,720 (+2%)	6mo	$37,500	$22	62
1908 Norman Bridge Ct	0.62mi	3/2.0 (+1)	1,762 (+4%)	2mo	$129,000	$73	58
3115 Lexington Rd	0.65mi	3/2.0 (+1)	1,620 (-4%)	5mo	$226,000	$140	54
3123 Norman Bridge Rd	0.71mi	3/2.0 (+1)	1,636 (-4%)	5mo	$146,500	$90	52
1935 Norman Bridge Rd	0.55mi	3/2.0 (+1)	1,526 (-10%)	2mo	$57,237	$38	51
615 Hubbard St	0.64mi	3/1.0 (+1)	1,586 (-6%)	0mo	$112,000	$71	50
2121 E 3rd St	0.71mi	3/1.0 (+1)	1,600 (-6%)	4mo	$15,000	$9	46
426 Earl Pl	0.69mi	3/1.0 (+1)	1,496 (-12%)	2mo	$20,000	$13	37

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 · 6.29% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-3,902
• Equity at exit: $18,623

10-year hold

• IRR: 10.1%
• Equity multiple: 1.90×
• Total profit: $31,520
• Equity at exit: $10,799

Cash invested: $34,972 (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 36106

• Home prices YoY: -13.1%
• Rents YoY: 6.3%
• Active inventory: 137
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$655
• Tax from tax record: −$138 /mo · $1,660/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $186

Break-even live

Break-even rent $1,070

Max offer price $124,900

Occupancy floor 81%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2727 Boultier St Montgomery, AL	1.0–3.0	1.0–2.0	1070	$1,508	$1.41	13d	3	0.26mi
1487 Watson St Montgomery, AL	1.0	1.0	1066	$875	$0.82	21d	1	0.42mi
1491 Watson St Montgomery, AL	1.0	1.0	1066	$900	$0.84	21d	1	0.42mi
1493 Watson St Montgomery, AL	1.0	1.0	1066	$900	$0.84	21d	1	0.42mi
1425 Blairwood Montgomery, AL	3.0	2.0	1700	$1,850	$1.09	13d	1	0.43mi
906 E Fairview Ave Unit 902 Montgomery, AL	2.0	1.0	1100	$995	$0.90	21d	1	0.43mi
519 Thorn Pl Montgomery, AL	2.0	1.0	1632	$650	$0.40	21d	1	0.51mi
1450 Crenshaw Pl S Montgomery, AL	3.0	2.0	1641	$1,775	$1.08	43d	1	0.51mi
428 Thorn Pl Montgomery, AL	2.0	1.0	1549	$1,450	$0.94	43d	1	0.57mi
2020 E 3rd St Montgomery, AL	2.0	1.0	1186	$750	$0.63	21d	1	0.61mi
2226 Carter Hill Rd Montgomery, AL	2.0	1.0	1506	$905	$0.60	43d	1	0.61mi
334 Felder Ave Montgomery, AL	3.0	2.0	2223	$2,395	$1.08	43d	1	0.69mi
3256 Montezuma Rd Montgomery, AL	3.0	2.0	1515	$1,450	$0.96	43d	1	0.71mi
2045 Bullard St Unit 1043526P Montgomery, AL	3.0	2.0	1797	$2,198	$1.22	43d	1	0.75mi
3356 Audubon Rd Montgomery, AL	2.0	1.5	1340	$950	$0.71	43d	1	0.80mi
2053 Gorgas St Montgomery, AL	3.0	1.0	1955	$1,200	$0.61	21d	1	0.83mi
3235 Norman Bridge Rd Montgomery, AL	3.0	1.0	1873	$900	$0.48	43d	1	0.84mi
2014 Commodore St Montgomery, AL	3.0	2.0	1613	$1,450	$0.90	13d	1	0.87mi
3369 Montezuma Rd Montgomery, AL	3.0	1.0	1281	$1,150	$0.90	43d	1	0.87mi
1259 S Lawrence St Montgomery, AL	3.0	1.0	1728	$1,300	$0.75	43d	1	0.92mi
3357 Lexington Rd Montgomery, AL	2.0	1.0	1200	$1,175	$0.98	13d	1	0.92mi
3386 Lexington Rd Unit B Montgomery, AL	2.0	1.0	1950	$900	$0.46	21d	1	0.97mi
1301 S Perry St Unit A Montgomery, AL	2.0	1.0	1100	$950	$0.86	13d	1	0.99mi
1020 S Lawrence St Montgomery, AL	2.0	1.0	1711	$2,000	$1.17	13d	1	1.01mi
2000 Cherry St Montgomery, AL	2.0	1.0	1106	$950	$0.86	43d	1	1.01mi
105 Arlington Rd Unit B Montgomery, AL	2.0	1.0	1100	$925	$0.84	43d	1	1.05mi
3338 S Hull St Montgomery, AL	2.0	2.0	1311	$1,150	$0.88	21d	1	1.05mi
3510 Bankhead Ave Montgomery, AL	3.0	3.0	2210	$2,250	$1.02	43d	1	1.08mi
1314 S Court St Montgomery, AL	2.0	2.0	1650	$1,495	$0.91	13d	1	1.13mi
24 Flood St Montgomery, AL	2.0	1.0	1140	$1,000	$0.88	21d	1	1.16mi
1814 Pinecrest Dr Montgomery, AL	3.0	1.0	1053	$990	$0.94	43d	1	1.25mi
2009 Palmetto St Montgomery, AL	3.0	1.0	1487	$1,050	$0.71	43d	1	1.25mi
3515 Norman Bridge Rd Unit A Montgomery, AL	2.0	1.0	1150	$1,150	$1.00	43d	1	1.29mi
2736 Chevy Chase Dr Montgomery, AL	3.0	1.0	1100	$1,300	$1.18	43d	1	1.35mi
1814 Sylvan Dr Montgomery, AL	3.0	2.0	1785	$1,400	$0.78	21d	1	1.41mi
128 S Capitol Pkwy Montgomery, AL	3.0	1.0	1550	$1,500	$0.97	43d	1	1.44mi
3770 Maclamar Rd Montgomery, AL	3.0	1.0	1129	$950	$0.84	21d	1	1.45mi

Listing history 38 events

1. 2026-06-18
   days on market $124,900 Active 182 DOM
2. 2026-06-17
   days on market $124,900 Active 181 DOM
3. 2026-06-16
   days on market $124,900 Active 180 DOM
4. 2026-06-15
   days on market $124,900 Active 179 DOM
5. 2026-06-14
   days on market $124,900 Active 177 DOM
6. 2026-06-13
   days on market $124,900 Active 176 DOM
7. 2026-06-10
   days on market $124,900 Active 174 DOM
8. 2026-06-09
   days on market $124,900 Active 173 DOM
9. 2026-06-08
   days on market $124,900 Active 172 DOM
10. 2026-06-07
    days on market $124,900 Active 171 DOM
11. 2026-06-03
    days on market $124,900 Active 167 DOM
12. 2026-06-02
    days on market $124,900 Active 166 DOM
13. 2026-06-01
    days on market $124,900 Active 165 DOM
14. 2026-05-31
    days on market $124,900 Active 164 DOM
15. 2026-05-30
    days on market $124,900 Active 163 DOM
16. 2026-04-22
    price $135,000 474-char remark

    Show marketing remark (474 chars)

    Located in the heart of Cloverdale within walking distance to everything this great community has to offer. Make your own or for an investment opportunity! LOADS OF POTENTIAL! Texas style bathroom in master is extremely spacious. Kitchen has been updated from original bones. Open floor plan. Great front porch to sit outside on throughout the year. NEW HVAC in 2017 and NEW ROOF IN 2021. TLC will go a long way with this home. Call me or your favorite realtor today to see!

17. 2026-03-26
    price $149,900 474-char remark

    Show marketing remark (474 chars)

    Located in the heart of Cloverdale within walking distance to everything this great community has to offer. Make your own or for an investment opportunity! LOADS OF POTENTIAL! Texas style bathroom in master is extremely spacious. Kitchen has been updated from original bones. Open floor plan. Great front porch to sit outside on throughout the year. NEW HVAC in 2017 and NEW ROOF IN 2021. TLC will go a long way with this home. Call me or your favorite realtor today to see!

18. 2026-02-18
    price $184,900 474-char remark

    Show marketing remark (474 chars)

    Located in the heart of Cloverdale within walking distance to everything this great community has to offer. Make your own or for an investment opportunity! LOADS OF POTENTIAL! Texas style bathroom in master is extremely spacious. Kitchen has been updated from original bones. Open floor plan. Great front porch to sit outside on throughout the year. NEW HVAC in 2017 and NEW ROOF IN 2021. TLC will go a long way with this home. Call me or your favorite realtor today to see!

19. 2026-01-16
    price $199,900 474-char remark

    Show marketing remark (474 chars)

    Located in the heart of Cloverdale within walking distance to everything this great community has to offer. Make your own or for an investment opportunity! LOADS OF POTENTIAL! Texas style bathroom in master is extremely spacious. Kitchen has been updated from original bones. Open floor plan. Great front porch to sit outside on throughout the year. NEW HVAC in 2017 and NEW ROOF IN 2021. TLC will go a long way with this home. Call me or your favorite realtor today to see!

20. 2025-12-17
    listed $245,500 Active 474-char remark

    Show marketing remark (474 chars)

    Located in the heart of Cloverdale within walking distance to everything this great community has to offer. Make your own or for an investment opportunity! LOADS OF POTENTIAL! Texas style bathroom in master is extremely spacious. Kitchen has been updated from original bones. Open floor plan. Great front porch to sit outside on throughout the year. NEW HVAC in 2017 and NEW ROOF IN 2021. TLC will go a long way with this home. Call me or your favorite realtor today to see!

21. 2025-10-13
    historical $1,600
22. 2025-01-23
    soldstatus $248,000
23. 2024-10-24
    listed $1,600
24. 2023-03-17
    price $234,900
25. 2023-03-10
    listed $219,900 Active
26. 2023-01-24
    soldstatus $122,500
27. 2023-01-23
    soldstatus $122,500 Closed
28. 2022-12-15
    status Pending
29. 2022-10-08
    listed $140,000 Active
30. 2021-10-24
    listed $135,000
31. 2021-05-06
    soldstatus $113,000
32. 2011-02-08
    listed $147,000
33. 2003-11-24
    soldstatus $108,000
34. 2003-09-02
    listed $109,950
35. 2003-02-10
    listed $119,500
36. 2002-07-15
    listed $129,500
37. 2001-05-08
    listed $134,900
38. 1996-03-13
    listed $108,000

ⓘ 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: $1,660 · $138/mo
• Projected year-2 tax: $1,660 · $138/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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,670
• − Mortgage interest: −$6,996
• − Property taxes: −$1,660
• − Insurance: −$624
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$3,633
• Taxable income: $249
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $2,176/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): 14,065
• Household income: $69,087
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 876.0

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 0.58)
• Race & ethnicity: White 47% Black 43% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 3%

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: ▼ -22.82%
• Current HPI: 151.1822
• Rent YoY: ▲ 6.29%
• 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

+25.0% since first listed

23 events — show timeline

• 2026-04-22 Price Changed $135,000 MAAR
• 2026-03-26 Price Changed $149,900 MAAR
• 2026-02-18 Price Changed $184,900 MAAR
• 2026-01-16 Price Changed $199,900 MAAR
• 2025-12-17 Listed $245,500 MAAR
• 2025-10-13 Rental Removed $1,600 MAAR
• 2025-01-23 Sold (Public Records) $248,000 Public Records
• 2024-10-24 Listed for Rent $1,600 MAAR
• 2023-03-17 Price Changed $234,900 MAAR
• 2023-03-10 Listed $219,900 MAAR
• 2023-01-24 Sold (Public Records) $122,500 Public Records
• 2023-01-23 Sold (MLS) $122,500 MAAR
• 2022-12-15 Pending — MAAR
• 2022-10-08 Listed $140,000 MAAR
• 2021-10-24 Listed $135,000 MAAR
• 2021-05-06 Sold (Public Records) $113,000 Public Records
• 2011-02-08 Listed $147,000 MAAR
• 2003-11-24 Sold (MLS) $108,000 MAAR
• 2003-09-02 Listed $109,950 MAAR
• 2003-02-10 Listed $119,500 MAAR
• 2002-07-15 Listed $129,500 MAAR
• 2001-05-08 Listed $134,900 MAAR
• 1996-03-13 Listed $108,000 MAAR

Property tax history

+11.0%/yr

Latest (2025): $1,660 · -2.1% YoY. Source: county tax records.