6876 Brownwood Ln · Montgomery, AL 36117

$163,900

2 bd · 2.0 ba · 1,050 sqft · SingleFamily public records · 34 Days on market

Built 1994 6,098 sqft lot Est $151k · 8% over ↓ 1% since listing

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Why this score? — see what drove the D- 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 +14.9/30.0
• DSCR +4.5/10.0
• ARV discount +3.7/15.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Super cute home in Taylor Crossing that’s move-in ready! NEW architectural roof installed in 2025! NEW LVP installed in living room and dining room in 2025! NEW interior paint in 2025! NEW carpet in both bedrooms installed in 2025! Plus HVAC only approximately 3 years old! You can definitely buy this home with confidence! Open floor plan. Great room features vaulted ceiling plus a fireplace! Separate dining area open to kitchen and great room. Two bedrooms. Two full baths. Split plan. One bathroom and bedroom on front of home and main bedroom and bathroom on backside of home. Separate laundry room. Huge backyard with patio, fully fenced. Plus there’s special 100% financi

Key facts

• Open floor plan
• Carpet installed
• Hvac

Tags

• LVP INSTALLED
• INTERIOR PAINT
• CARPET INSTALLED
• HVAC
• OPEN FLOOR PLAN
• VAULTED CEILING

Property features AI

Finance

• Financial info: Current lease expires 2026-05-31

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available
• Home design: Single-story home; Brick construction; Slab foundation
• Construction: Brick construction; Built (year source: public records)
• Exterior features: Fully fenced yard; Patio; City lot with mature trees; Located in a subdivision

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Bedrooms: Bedroom on the first floor
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Bathrooms located on the first floor
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Blinds; Garden tub / roman tub; Vaulted ceilings; Walk-in closets; Window treatments; One fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Laundry room on the first floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $47 ($566/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (15.7% below list).
• Recommended offer: $138k (15.7% below list) — sets the bar for 1% rule.

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 (+3.0%/yr); 407 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,202 (15.7% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $151,200
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6876 Brownwood Ln	0.00mi	2/2.0	1,050 (0%)	1mo	$163,900	$156	99
317 Brownwood Ct	0.08mi	2/2.0	1,050 (0%)	2mo	$155,000	$148	95
6829 Brownwood Ln	0.10mi	2/2.0	1,041 (-1%)	2mo	$130,000	$125	92
6820 Canter Trl	0.10mi	2/2.0	1,078 (+3%)	2mo	$161,000	$149	89
7006 Runnymede Dr	0.20mi	3/2.0 (+1)	1,114 (+6%)	15mo	$171,000	$154	63
6897 Brownwood Ln	0.06mi	3/2.0 (+1)	1,206 (+15%)	7mo	$160,000	$133	62
6889 Brownwood Ln	0.04mi	2/2.0	1,177 (+12%)	21mo	$155,900	$132	60
6821 Brownwood Ln	0.11mi	2/2.0	1,192 (+14%)	16mo	$170,000	$143	59
6938 Bluegrass Stakes	0.13mi	3/2.0 (+1)	1,142 (+9%)	21mo	$164,000	$144	56
417 Park Lake Dr	0.30mi	3/2.0 (+1)	1,205 (+15%)	1mo	$170,000	$141	55

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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.49×
• Total profit: $-23,600
• Equity at exit: $24,438

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-16,873
• Equity at exit: $14,171

Cash invested: $45,892 (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 36117

• Home prices YoY: -20.0%
• Rents YoY: 3.0%
• Active inventory: 407
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$860
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $47

Break-even live

Break-even rent $1,322

Max offer price $163,900

Occupancy floor 92%

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: $40,975
• Closing costs: $4,917
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Hambleton Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,403	$1.56	14d	11	0.15mi
113 Kentucky Oaks Montgomery, AL	3.0	2.0	1246	$1,600	$1.28	21d	1	0.24mi
6637 Ridgeview Cir Montgomery, AL	3.0	2.5	1458	$1,700	$1.17	21d	1	0.30mi
529 Mitylene Dr Montgomery, AL	3.0	2.0	1463	$1,550	$1.06	21d	1	0.31mi
6121 Boardwalk Blvd Unit 6104G Montgomery, AL	1.0	1.0	700	$824	$1.18	21d	1	0.80mi
6121 Boardwalk Blvd Montgomery, AL	3.0	2.0	1155	$1,075	$0.93	21d	1	0.80mi
6121 Boardwalk Blvd Montgomery, AL	1.0–3.0	1.0–2.0	877	$950	$1.08	14d	4	0.80mi
6265 Nature Dr Montgomery, AL	3.0	2.0	1400	$1,050	$0.75	14d	1	0.86mi
6411 Pinebrook Dr Montgomery, AL	3.0	1.5	1120	$1,095	$0.98	44d	1	0.90mi
428 Fieldbrook Dr Montgomery, AL	3.0	1.5	1440	$995	$0.69	21d	1	0.94mi
523 Placid Dr Montgomery, AL	3.0	2.0	1122	$1,195	$1.07	44d	1	0.98mi
706 Placid Dr Montgomery, AL	3.0	1.5	1120	$1,400	$1.25	14d	1	1.08mi
457 Mulligan Dr Montgomery, AL	3.0	2.0	1344	$1,335	$0.99	44d	1	1.10mi
6265 Wares Ferry Rd Montgomery, AL	3.0	2.0	1336	$1,600	$1.20	14d	1	1.18mi
6320 Burbank Crossing Loop Montgomery, AL	3.0	2.0	1238	$1,600	$1.29	44d	1	1.23mi
101 S Burbank Dr Montgomery, AL	1.0–2.0	1.0–1.5	850	$997	$1.17	14d	5	1.34mi
280 New Haven Blvd Montgomery, AL	1.0–3.0	1.0–2.0	1175	$1,559	$1.33	14d	18	1.39mi
760 N Burbank Dr Montgomery, AL	3.0	2.0	1102	$1,400	$1.27	44d	1	1.44mi

Listing history 6 events

1. 2026-04-26
   historical Contingent
2. 2026-04-22
   listed $163,900 Active
3. 2025-06-26
   price $165,400
4. 2025-06-13
   status Active
5. 2025-06-05
   historical Contingent
6. 2025-04-30
   listed $165,900 Active

ⓘ 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: $1,402 · $117/mo
• Projected year-2 tax: $1,402 · $117/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,584
• − Mortgage interest: −$9,181
• − Property taxes: −$1,402
• − Insurance: −$820
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$4,768
• Taxable loss: −$2,239
• Est. tax savings @ 24.0%: +$537
• After-tax cash flow: $1,104/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): 53,172
• Household income: $74,720
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1742.0

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 0.60)
• Race & ethnicity: Black 53% White 34% Asian 8% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 9% · South Korea, Canada, China
• Languages at home: 90% English-only · Korean 4% Spanish 3% Other Indo-European 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: ▼ -37.24%
• Current HPI: 148.7728
• Rent YoY: ▲ 2.99%
• 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

-1.2% since first listed

6 events — show timeline

• 2026-04-26 Contingent — MAAR
• 2026-04-22 Listed $163,900 MAAR
• 2025-06-26 Price Changed $165,400 MAAR
• 2025-06-13 Relisted — MAAR
• 2025-06-05 Contingent — MAAR
• 2025-04-30 Listed $165,900 MAAR

Property tax history

+7.6%/yr

Latest (2025): $1,402 · +7.0% YoY. Source: county tax records.