2712 Greenbriar Rd · Montgomery, AL 36111

$79,900

4 bd · 3.0 ba · 2,404 sqft · SingleFamily public records · 155 Days on market

Built 1957 0.68 ac lot ↓ 36% since listing

---

Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Lots of Possibilities. Main house has 4 bedrooms & 2 baths. 4th bedroom has beautiful knotty pine real wood paneling and could easily be used as the den. There is a huge living room dinning room combo and eat-in kitchen. Laundry room is outside under carport. With new roof, air conditioner, and new hot water heater the hard stuff has been done! There are hardwood floors under carpet. There is a studio apartment in back. This has separate electrical service, window unit , separate security system and can be rented out.

Key facts

• Eat-in kitchen
• 0.68 acre lot
• Parking

Tags

• EAT-IN KITCHEN
• HARDWOOD FLOORS UNDER CARPET
• STUDIO APARTMENT IN BACK
• SEPARATE ELECTRICAL SERVICE
• SEPARATE SECURITY SYSTEM

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $780 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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: 110 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $552 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 + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask has dropped $30k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 1957 — 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: 2.05% ✓
• Cap rate: 18.00%
• Cash-on-cash: 41.81%
• DSCR: 2.86
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $250,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2721 S Colonial Dr	0.08mi	3/3.0 (-1)	2,464 (+2%)	2mo	$185,000	$75	85
2554 Churchill Dr	0.18mi	4/2.0	2,418 (+1%)	3mo	$225,000	$93	84
2454 Hawthorn Dr	0.24mi	3/2.0 (-1)	2,349 (-2%)	3mo	$329,500	$140	74
2484 Hawthorn Dr	0.23mi	3/2.5 (-1)	2,495 (+4%)	4mo	$325,000	$130	73
2801 Crawford St	0.39mi	4/3.0	2,564 (+7%)	1mo	$260,000	$101	70
3383 Warrenton Rd	0.44mi	4/3.0	2,274 (-5%)	6mo	$255,000	$112	65
3326 Allendale Pl	0.53mi	3/2.5 (-1)	2,316 (-4%)	2mo	$240,000	$104	61
2722 Fairmont Rd	0.42mi	4/3.0	2,125 (-12%)	1mo	$80,000	$38	60
3858 Antoinette Dr	0.37mi	4/2.0	2,168 (-10%)	5mo	$125,000	$58	58
2172 Fernway Dr	0.42mi	3/2.5 (-1)	2,649 (+10%)	2mo	$375,000	$142	54
3741 Lockwood Ln	0.64mi	4/3.5	2,580 (+7%)	4mo	$445,000	$172	53
2746 Fairmont Rd	0.45mi	3/2.0 (-1)	2,095 (-13%)	4mo	$165,000	$79	45

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: 38.4%
• Equity multiple: 2.64×
• Total profit: $36,705
• Equity at exit: $11,913

10-year hold

• IRR: 44.9%
• Equity multiple: 5.29×
• Total profit: $95,902
• Equity at exit: $6,908

Cash invested: $22,372 (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 36111

• Home prices YoY: -6.9%
• Active inventory: 110
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,638 high
• Mortgage (P&I): −$419
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $780

Break-even live

Break-even rent $651

Max offer price $79,900

Occupancy floor 47%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2633 Ashlawn Dr Montgomery, AL	5.0	2.0	1681	$1,600	$0.95	43d	1	0.34mi
2716 Ashlawn Dr Montgomery, AL	4.0	3.0	2829	$1,600	$0.57	20d	1	0.37mi
2440 Price St Unit C Montgomery, AL	3.0	2.0	1800	$1,050	$0.58	43d	1	0.43mi
2656 Fisk Rd Montgomery, AL	4.0	2.0	1584	$1,400	$0.88	43d	1	0.47mi
3332 Allendale Pl Montgomery, AL	3.0	2.0	2741	$2,250	$0.82	13d	1	0.52mi
3001 Sutton Dr Montgomery, AL	3.0	3.0	2298	$1,750	$0.76	43d	1	0.58mi
2198 Beverly Dr Montgomery, AL	4.0	2.5	2476	$1,495	$0.60	43d	1	0.61mi
3050 Bryn Mawr Rd Montgomery, AL	3.0	2.0	2290	$1,500	$0.66	43d	1	0.67mi
3120 Guymar Rd Montgomery, AL	5.0	2.0	2088	$1,750	$0.84	20d	1	0.72mi
1437 Beaumont Dr Montgomery, AL	4.0	2.0	2029	$1,500	$0.74	43d	1	0.87mi
2988 Old Farm Rd Montgomery, AL	3.0	2.5	2314	$1,900	$0.82	43d	1	0.95mi
2983 Old Farm Rd Montgomery, AL	3.0	2.0	2000	$1,725	$0.86	20d	1	0.97mi
2929 Canterbury Ct Unit 1043474P Montgomery, AL	4.0	2.5	2464	$2,667	$1.08	20d	1	0.99mi
1434 E Audubon Rd Montgomery, AL	4.0	2.0	2237	$1,475	$0.66	43d	1	1.01mi
1388 Adrian Ln Montgomery, AL	5.0	2.0	1701	$1,600	$0.94	13d	1	1.05mi
1067 Roslyn Dr Montgomery, AL	4.0	2.0	1760	$1,125	$0.64	20d	1	1.10mi
1814 Sylvan Dr Montgomery, AL	3.0	2.0	1785	$1,400	$0.78	20d	1	1.17mi
3352 Ridgefield Dr Montgomery, AL	3.0	2.0	1932	$1,761	$0.91	20d	1	1.20mi
3510 Bankhead Ave Montgomery, AL	3.0	3.0	2210	$2,250	$1.02	43d	1	1.22mi
1842 Gillespie Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	43d	1	1.25mi
1355 Buckingham Dr Montgomery, AL	4.0	2.0	1620	$1,650	$1.02	13d	1	1.30mi
3252 Cheltenham Dr Montgomery, AL	3.0	2.0	1705	$1,200	$0.70	43d	1	1.31mi
2724 Forsyth Ln Montgomery, AL	4.0	2.0	1794	$1,400	$0.78	43d	1	1.33mi
1450 Crenshaw Pl S Montgomery, AL	3.0	2.0	1641	$1,775	$1.08	43d	1	1.36mi
2053 Gorgas St Montgomery, AL	3.0	1.0	1955	$1,200	$0.61	20d	1	1.41mi
1827 Pinecrest Dr Montgomery, AL	4.0	3.0	1893	$1,550	$0.82	13d	1	1.42mi
2724 Endicott Dr Montgomery, AL	5.0	4.0	1857	$1,750	$0.94	43d	1	1.44mi
2045 Bullard St Unit 1043526P Montgomery, AL	3.0	2.0	1797	$2,198	$1.22	43d	1	1.46mi
3556 Princeton Rd Montgomery, AL	4.0	2.0	2718	$1,200	$0.44	20d	1	1.46mi
1425 Blairwood Montgomery, AL	3.0	2.0	1700	$1,850	$1.09	13d	1	1.46mi
2014 Commodore St Montgomery, AL	3.0	2.0	1613	$1,450	$0.90	13d	1	1.47mi

Listing history 13 events

1. 2026-03-23
   status Pending
2. 2026-03-03
   price $79,900
3. 2026-01-28
   price $89,900
4. 2025-12-29
   price $99,900
5. 2025-11-19
   price $104,900
6. 2025-10-19
   listed $109,900 Active
7. 2006-02-10
   soldstatus $113,150
8. 2006-02-08
   soldstatus $119,000 529-char remark

   Show marketing remark (529 chars)

   Lots of Possibilities. Main house has 4 bedrooms & 2 baths. 4th bedroom has beautiful knotty pine real wood paneling and could easily be used as the den. There is a huge living room dinning room combo and eat-in kitchen. Laundry room is outside under carport. With new roof, air conditioner, and new hot water heater the hard stuff has been done! There are hardwood floors under carpet. There is a studio apartment in back. This has separate electrical service, window unit , separate security system and can be rented out.

9. 2005-10-31
   listed $125,000 529-char remark

   Show marketing remark (529 chars)

   Lots of Possibilities. Main house has 4 bedrooms & 2 baths. 4th bedroom has beautiful knotty pine real wood paneling and could easily be used as the den. There is a huge living room dinning room combo and eat-in kitchen. Laundry room is outside under carport. With new roof, air conditioner, and new hot water heater the hard stuff has been done! There are hardwood floors under carpet. There is a studio apartment in back. This has separate electrical service, window unit , separate security system and can be rented out.

10. 2004-05-27
    soldstatus $99,900 231-char remark

    Show marketing remark (231 chars)

    House plus large recreation-bonus room & bath. Great for live in relative or teenagers. House is freshly painted and both have been profesionally cleaned. Really to move into. Termite bond. Appraised 2 years ago for $109,000.

11. 2004-03-11
    listed $99,500 231-char remark

    Show marketing remark (231 chars)

    House plus large recreation-bonus room & bath. Great for live in relative or teenagers. House is freshly painted and both have been profesionally cleaned. Really to move into. Termite bond. Appraised 2 years ago for $109,000.

12. 2001-02-02
    listed $119,900
13. 2000-08-30
    listed $124,900

ⓘ 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: $746 · $62/mo
• Projected year-2 tax: $746 · $62/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 (shaded) · 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,656
• − Mortgage interest: −$4,476
• − Property taxes: −$746
• − Insurance: −$400
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$2,324
• Taxable income: $8,566
• Est. tax owed @ 24.0%: −$2,056
• After-tax cash flow: $7,299/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
• City population: 175,913
• Population (ZIP): 12,196

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 34% Asian 3% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Chinese 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: ▼ -11.63%
• Current HPI: 156.4412
• Rent YoY: —
• Metro: —
• 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

-36.0% since first listed

13 events — show timeline

• 2026-03-23 Pending — MAAR
• 2026-03-03 Price Changed $79,900 MAAR
• 2026-01-28 Price Changed $89,900 MAAR
• 2025-12-29 Price Changed $99,900 MAAR
• 2025-11-19 Price Changed $104,900 MAAR
• 2025-10-19 Listed $109,900 MAAR
• 2006-02-10 Sold (Public Records) $113,150 Public Records
• 2006-02-08 Sold (MLS) $119,000 MAAR
• 2005-10-31 Listed $125,000 MAAR
• 2004-05-27 Sold (MLS) $99,900 MAAR
• 2004-03-11 Listed $99,500 MAAR
• 2001-02-02 Listed $119,900 MAAR
• 2000-08-30 Listed $124,900 MAAR

Property tax history

+7.0%/yr

Latest (2025): $746 · +3.2% YoY. Source: county tax records.