223 Longbrook Dr · Montgomery, AL 36110

$95,500

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 44 Days on market

Built 1970 8,712 sqft lot $93/sqft · 68% above area

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Cute as a button! This 3 bedroom/1 bath home is move-in ready. Completely renovated, just bring your furniture. Smart home, featuring NEW HVAC, water heater, LED recess lights. NEW flooring, paint, light fixtures, vanity, tub, appliances and doors. Enjoy the private large backyard that’s fully fenced. Added cement for your grill and patio furniture. Qualifies NO DOWNPAYMENT. Call today for your private viewing.

Key facts

• Fully fenced
• New hvac
• New flooring

Tags

• SMART HOME
• NEW HVAC
• NEW WATER HEATER
• NEW FLOORING
• PRIVATE LARGE BACKYARD
• FULLY FENCED

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story brick home; Built per public records
• Construction: Brick construction; Slab foundation; One story
• Exterior features: Patio; City lot with approximate dimensions 73 x 142 x 120

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms on the first floor
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the first floor
• Interior features: Carpet and vinyl flooring; Patio (exterior-accessible)
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $93k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: 62 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $660 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 + 3.0% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $38k; list at $96k implies a 155% gain — meaningful room to come down on a strong offer.

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 $92,635 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 9.44%
• Cash-on-cash: 11.24%
• DSCR: 1.50
• GRM: 7.5

CMA / ARV

• ARV (median comp): $56,923
• List price: $95,500
• Delta: 67.77%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 Longbrook Dr	0.00mi	3/1.0	1,025 (0%)	0mo	$95,500	$93	100
530 Brookview Dr	0.10mi	3/1.0	1,025 (0%)	1mo	$45,000	$44	94
116 Longbrook Dr	0.10mi	3/1.0	1,025 (0%)	10mo	$53,000	$52	86
519 Woodbrook Dr	0.15mi	3/1.0	1,025 (0%)	8mo	$44,000	$43	86
531 Woodbrook Dr	0.17mi	3/1.0	1,025 (0%)	10mo	$45,000	$44	84
408 Briarbrook Dr	0.29mi	3/2.0	1,025 (0%)	3mo	$72,000	$70	80
141 W Michigan Ave	0.53mi	3/1.0	1,040 (+2%)	2mo	$68,000	$65	71
127 Briarbrook Dr	0.31mi	3/2.0	1,134 (+11%)	2mo	$77,000	$68	62
185 Conley Cir	0.42mi	3/1.0	925 (-10%)	8mo	$38,000	$41	58
55 Michigan Ave	0.51mi	3/1.0	1,120 (+9%)	6mo	$20,000	$18	56
59 Michigan Ave	0.50mi	3/2.0	1,120 (+9%)	6mo	$25,000	$22	52
331 Conley Cir	0.49mi	3/1.0	1,134 (+11%)	12mo	$50,000	$44	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $455
• Equity at exit: $14,239

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $20,833
• Equity at exit: $8,257

Cash invested: $26,740 (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 36110

• Home prices YoY: -34.8%
• Active inventory: 62
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,063 high
• Mortgage (P&I): −$501
• Tax from tax record: −$49 /mo · $588/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $251

Break-even live

Break-even rent $746

Max offer price $95,500

Occupancy floor 71%

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: $23,875
• Closing costs: $2,865
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Dyas Ct Montgomery, AL	3.0	1.0	1025	$1,095	$1.07	44d	1	0.16mi
408 Briarbrook Dr Montgomery, AL	3.0	2.0	1025	$960	$0.94	21d	1	0.27mi
408 Briarbrook Dr #204 Montgomery, AL	3.0	2.0	1025	$1,000	$0.98	44d	1	0.27mi
429 Edward St Montgomery, AL	3.0	1.0	828	$1,080	$1.30	14d	1	0.47mi
412 Edward St Montgomery, AL	3.0	1.0	828	$800	$0.97	44d	1	0.47mi
142 W Michigan Ave Montgomery, AL	3.0	1.0	840	$995	$1.18	14d	1	0.51mi
204 W Park Ave Montgomery, AL	3.0	1.0	1145	$850	$0.74	21d	1	0.69mi
3024 Tyler Rd Montgomery, AL	3.0	1.0	892	$725	$0.81	21d	1	0.69mi
16 Garden St Montgomery, AL	3.0	1.5	1008	$775	$0.77	44d	1	0.71mi
3 Rotary St Montgomery, AL	3.0	1.0	1131	$925	$0.82	21d	1	0.73mi
207 Destin St Montgomery, AL	3.0	1.0	966	$695	$0.72	21d	1	0.76mi
3070 Tremont St Montgomery, AL	3.0	1.0	1102	$1,450	$1.32	44d	1	0.77mi
325 3rd St Montgomery, AL	2.0	1.0	925	$850	$0.92	44d	1	0.89mi
3613 Erwin Dr Montgomery, AL	3.0	2.0	1092	$1,250	$1.14	44d	1	0.92mi
216 Gardendale Dr Montgomery, AL	3.0	1.0	900	$850	$0.94	21d	1	1.07mi
622 6th St Montgomery, AL	3.0	1.0	1207	$1,095	$0.91	44d	1	1.08mi
1653 N Yarbrough Ct Montgomery, AL	3.0	1.0	1130	$950	$0.84	21d	1	1.24mi
218 Broadway St Montgomery, AL	2.0	1.0	960	$895	$0.93	14d	1	1.24mi
341 Chisholm St Montgomery, AL	3.0	1.0	756	$1,195	$1.58	21d	1	1.25mi
4029 Chelsea Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	44d	1	1.27mi
298 Broadway St Montgomery, AL	2.0	1.0	896	$900	$1.00	44d	1	1.32mi
3452 Harris St Montgomery, AL	3.0	1.0	1400	$1,150	$0.82	21d	1	1.37mi
3329 Texas St Montgomery, AL	3.0	1.0	1000	$1,100	$1.10	44d	1	1.39mi
3114 Cotton St Montgomery, AL	3.0	1.0	888	$1,100	$1.24	44d	1	1.45mi

Listing history 23 events

1. 2026-06-16
   status $95,500 Pending 44 DOM
2. 2026-06-15
   days on market $95,500 Contingent 44 DOM
3. 2026-06-14
   days on market $95,500 Contingent 42 DOM
4. 2026-06-13
   statusdays on market $95,500 Contingent 41 DOM
5. 2026-06-10
   days on market $95,500 Active 39 DOM
6. 2026-06-09
   days on market $95,500 Active 38 DOM
7. 2026-06-08
   days on market $95,500 Active 37 DOM
8. 2026-06-07
   days on market $95,500 Active 36 DOM
9. 2026-06-03
   days on market $95,500 Active 32 DOM
10. 2026-06-02
    days on market $95,500 Active 31 DOM
11. 2026-06-01
    days on market $95,500 Active 30 DOM
12. 2026-05-31
    days on market $95,500 Active 29 DOM
13. 2026-05-30
    days on market $95,500 Active 28 DOM
14. 2026-05-03
    listed $95,500 Active 420-char remark
15. 2025-04-13
    status Pending
16. 2025-04-02
    historical Contingent
17. 2025-03-15
    listed $114,500 Active
18. 2024-08-14
    status Pending
19. 2024-08-12
    historical Contingent
20. 2024-08-09
    status Pending
21. 2024-07-22
    listed $100,000 Active
22. 2024-06-24
    listed $95,000 Active
23. 2008-04-24
    soldstatus $37,507

ⓘ 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: $588 · $49/mo
• Projected year-2 tax: $588 · $49/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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $12,762
• − Mortgage interest: −$5,349
• − Property taxes: −$588
• − Insurance: −$478
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$2,778
• Taxable income: $1,527
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $2,640/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): 12,102
• Household income: $47,315
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 753.0

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 (83%)
• Race & ethnicity: Black 83% White 11% Two or more races 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -35.37%
• Current HPI: 66.3114
• Rent YoY: —
• 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

+154.6% since first listed

14 events — show timeline

• 2026-06-16 Pending — MAAR
• 2026-06-16 Contingent — MAAR
• 2026-06-15 Pending — MAAR
• 2026-06-12 Contingent — MAAR
• 2026-05-03 Listed $95,500 MAAR
• 2025-04-13 Pending — MAAR
• 2025-04-02 Contingent — MAAR
• 2025-03-15 Listed $114,500 MAAR
• 2024-08-14 Pending — MAAR
• 2024-08-12 Contingent — MAAR
• 2024-08-09 Pending — MAAR
• 2024-07-22 Listed $100,000 MAAR
• 2024-06-24 Listed $95,000 MAAR
• 2008-04-24 Sold (Public Records) $37,507 Public Records

Property tax history

+6.1%/yr

Latest (2025): $588 · +6.9% YoY. Source: county tax records.