2207 Brewton St · Montgomery, AL 36107

$69,900

3 bd · 1.0 ba · 981 sqft · SingleFamily public records · 105 Days on market

Built 1942 6,534 sqft lot Est $56k · 25% 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 +9.9/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

SECURITY CODE IN LOKBOX. .TO OPEN TURN KEY TO RT & PUSH. .MAKE SURE WHEN LEAVING DOOR IS SHUT WHEN YOU PUT IN SECURITY CODE. .OWNER MOTIVATED. . BOUGHT ANOTHER. .NEAT HOME WITH MANY EXTRAS. .HARDWOOD FLOORS. .NEW ROOF & DISHWASHER. .GREAT CURB APPEAL. .CUTE CUTE HOME! VACANT BUT SECURITY SYS STILL ON. .

Key facts

• 6,534 sq ft lot
• Garage
• Built 1942

Property features AI

Finance

• Financial info: Current lease in place ($960/month, expires 2027-02-28)

Exterior

• Parking: Detached garage; Driveway; 1 garage space
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single-story home
• Construction: Metal siding
• Exterior features: Fully fenced yard; Patio; City lot; Mature trees; Lot dimensions approximately 50 x 130

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: Bedrooms located on the first floor
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom (first floor)
• Heating & cooling: Central heating (gas); Central air; Attic fan; Electric cooling
• Interior features: Storm door(s); One masonry fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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 fast (+5.0%/yr); 67 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 39% of the median local income ($32k/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 $483 of loan paydown is wiped out by about $2k 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 + 5.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $52k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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: 1.49% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.03%
• DSCR: 2.07
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $55,917
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2414 Chapman St	0.26mi	2/1.0 (-1)	1,026 (+5%)	4mo	$39,000	$38	71
2405 Palmetto St	0.31mi	3/2.0	1,008 (+3%)	13mo	$73,500	$73	66
2119 Mckinley Ave	0.48mi	2/1.0 (-1)	987 (+1%)	8mo	$34,000	$34	65
2050 Yancey Ave	0.40mi	3/2.0	1,040 (+6%)	8mo	$95,000	$91	61
3 Oak Frst	0.61mi	2/1.0 (-1)	940 (-4%)	2mo	$105,000	$112	58
2332 Windsor Ave	0.56mi	2/1.0 (-1)	950 (-3%)	8mo	$53,500	$56	57
2829 Highland Ave	0.48mi	2/1.0 (-1)	910 (-7%)	8mo	$51,500	$57	54
2318 Winona Ave	0.36mi	2/1.0 (-1)	1,118 (+14%)	2mo	$89,000	$80	53
405 E Shawnee Dr	0.72mi	3/1.0	999 (+2%)	16mo	$40,000	$40	50
13 Oak Forest Dr	0.60mi	2/1.0 (-1)	1,110 (+13%)	2mo	$46,500	$42	43
104 Bradley Dr	0.48mi	2/1.0 (-1)	861 (-12%)	14mo	$103,900	$121	41
2216 Windsor Ave	0.52mi	2/1.0 (-1)	1,125 (+15%)	13mo	$47,500	$42	35

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 · 5.05% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 1.81×
• Total profit: $15,819
• Equity at exit: $10,422

10-year hold

• IRR: 29.0%
• Equity multiple: 3.82×
• Total profit: $55,256
• Equity at exit: $6,044

Cash invested: $19,572 (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 36107

• Home prices YoY: -10.9%
• Rents YoY: 5.0%
• Active inventory: 67
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,043 high
• Mortgage (P&I): −$367
• Tax from tax record: −$37 /mo · $438/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $392

Break-even live

Break-even rent $547

Max offer price $69,900

Occupancy floor 57%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2229 Madison Ave Montgomery, AL	2.0	1.0	1100	$625	$0.57	44d	1	0.21mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	44d	1	0.37mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	14d	1	0.37mi
319 Olivia Ct Montgomery, AL	2.0	1.0	850	$700	$0.82	21d	1	0.45mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	14d	1	0.53mi
2122 Windsor Ave Montgomery, AL	2.0	1.0	1052	$725	$0.69	44d	1	0.53mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	21d	1	0.53mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	44d	1	0.55mi
2023 Windsor Ave Montgomery, AL	2.0	1.0	889	$895	$1.01	44d	1	0.58mi
424 N California St Apt D Montgomery, AL	2.0	1.0	850	$778	$0.92	21d	1	0.61mi
517 N Florida St Unit B Montgomery, AL	2.0	1.0	900	$750	$0.83	44d	1	0.63mi
2000 Cherry St Montgomery, AL	2.0	1.0	1106	$950	$0.86	44d	1	0.65mi
7 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	961	$850	$0.88	44d	1	0.66mi
1415 Madison Ave Apt E Montgomery, AL	2.0	1.0	825	$1,095	$1.33	14d	1	0.79mi
80 Turner Pl Unit 14 Montgomery, AL	2.0	1.0	620	$750	$1.21	44d	1	0.87mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	44d	1	0.96mi
2454 Spruce Curv Montgomery, AL	3.0	1.0	988	$1,100	$1.11	44d	1	1.02mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	14d	1	1.04mi
2006 Harmon St Unit 3 Montgomery, AL	3.0	1.0	800	$500	$0.62	44d	1	1.16mi
2205 E 5th St Montgomery, AL	3.0	1.0	1020	$800	$0.78	44d	1	1.17mi
186 E Salem Dr Montgomery, AL	3.0	1.0	1040	$1,195	$1.15	21d	1	1.17mi
2503 Skyline Ave Montgomery, AL	3.0	1.0	1015	$1,150	$1.13	44d	1	1.32mi
1324 Federal Dr Montgomery, AL	2.0	1.0	1000	$1,100	$1.10	44d	1	1.32mi
2845 Zelda Rd Montgomery, AL	2.0	2.0	1013	$1,042	$1.03	14d	3	1.43mi
1347 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	14d	1	1.46mi
1343 Felder Ave Montgomery, AL	2.0	1.0	1000	$1,095	$1.09	14d	1	1.47mi
1814 Pinecrest Dr Montgomery, AL	3.0	1.0	1053	$990	$0.94	44d	1	1.47mi
2736 Chevy Chase Dr Montgomery, AL	3.0	1.0	1100	$1,300	$1.18	44d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $69,900 Active 105 DOM
2. 2026-06-17
   days on market $69,900 Active 104 DOM
3. 2026-06-16
   days on market $69,900 Active 103 DOM
4. 2026-06-15
   days on market $69,900 Active 102 DOM
5. 2026-06-14
   days on market $69,900 Active 100 DOM
6. 2026-06-13
   days on market $69,900 Active 99 DOM
7. 2026-06-10
   days on market $69,900 Active 97 DOM
8. 2026-06-09
   days on market $69,900 Active 96 DOM
9. 2026-06-08
   days on market $69,900 Active 95 DOM
10. 2026-06-07
    days on market $69,900 Active 94 DOM
11. 2026-06-03
    days on market $69,900 Active 90 DOM
12. 2026-06-02
    days on market $69,900 Active 89 DOM
13. 2026-06-01
    days on market $69,900 Active 88 DOM
14. 2026-06-01
    status $69,900 Active 87 DOM
15. 2026-05-31
    days on market $69,900 Contingent 87 DOM
16. 2026-05-30
    days on market $69,900 Contingent 86 DOM
17. 2026-04-03
    historical Contingent
18. 2026-03-05
    listed $69,900 Active
19. 2026-01-05
    soldstatus $52,500
20. 2020-02-21
    listed $45,000
21. 2002-07-30
    soldstatus $42,000 318-char remark

    Show marketing remark (318 chars)

    SECURITY CODE IN LOKBOX. .TO OPEN TURN KEY TO RT & PUSH. .MAKE SURE WHEN LEAVING DOOR IS SHUT WHEN YOU PUT IN SECURITY CODE. .OWNER MOTIVATED. . BOUGHT ANOTHER. .NEAT HOME WITH MANY EXTRAS. .HARDWOOD FLOORS. .NEW ROOF & DISHWASHER. .GREAT CURB APPEAL. .CUTE CUTE HOME! VACANT BUT SECURITY SYS STILL ON. .

22. 2002-04-02
    listed $44,900 318-char remark

    Show marketing remark (318 chars)

    SECURITY CODE IN LOKBOX. .TO OPEN TURN KEY TO RT & PUSH. .MAKE SURE WHEN LEAVING DOOR IS SHUT WHEN YOU PUT IN SECURITY CODE. .OWNER MOTIVATED. . BOUGHT ANOTHER. .NEAT HOME WITH MANY EXTRAS. .HARDWOOD FLOORS. .NEW ROOF & DISHWASHER. .GREAT CURB APPEAL. .CUTE CUTE HOME! VACANT BUT SECURITY SYS STILL ON. .

ⓘ 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: $438 · $37/mo
• Projected year-2 tax: $438 · $37/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 6 d/yr ≥107°F today · 18 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: $12,520
• − Mortgage interest: −$3,915
• − Property taxes: −$438
• − Insurance: −$350
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$2,033
• Taxable income: $3,780
• Est. tax owed @ 24.0%: −$907
• After-tax cash flow: $3,797/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): 8,001
• Household income: $32,492
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 642.0

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 0.69)
• Race & ethnicity: Black 43% White 27% Hispanic / Latino 23% Two or more races 20%
• Hispanic origin (detail): Mexican 8% Cuban 3%
• Common ancestry: Slovak 1% Iranian 1% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 83% English-only · Spanish 13%

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: ▼ -18.16%
• Current HPI: 147.8065
• Rent YoY: ▲ 5.05%
• 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

+55.7% since first listed

6 events — show timeline

• 2026-04-03 Contingent — MAAR
• 2026-03-05 Listed $69,900 MAAR
• 2026-01-05 Sold (Public Records) $52,500 Public Records
• 2020-02-21 Listed $45,000 MAAR
• 2002-07-30 Sold (MLS) $42,000 MAAR
• 2002-04-02 Listed $44,900 MAAR

Property tax history

+11.2%/yr

Latest (2025): $438 · +6.1% YoY. Source: county tax records.