208 Bradley Dr · Montgomery, AL 36109

$92,900

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 292 Days on market

Built 1946 $83/sqft · 48% above area Est $64k · 46% 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Rent growth +3.2/5.0
• 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

Investor Special! Three-bedroom, two-bath home sitting on a spacious lot and full of potential. This property features original hardwood floors throughout and is ready for its new owner’s personal touches. A great opportunity to add value and make this home shine again—perfect for investors or anyone looking for a project!

Key facts

• Spacious lot
• Parking
• Built 1946

Tags

• ORIGINAL HARDWOOD FLOORS
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 (+2.6%/yr); 207 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $642 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 + 2.6% rent growth), your $26k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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 $16k; list at $93k implies a 463% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 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 1946 — 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: 1.25% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.45%
• DSCR: 1.69
• GRM: 6.7

CMA / ARV

• ARV (median comp): $63,720
• List price: $92,900
• Delta: 45.79%
• 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
137 Oak Forest Dr	0.10mi	2/1.0 (-1)	1,183 (+6%)	0mo	$47,000	$40	81
13 Oak Forest Dr	0.32mi	2/1.0 (-1)	1,110 (-1%)	2mo	$46,500	$42	77
3010 Althea St	0.17mi	3/1.5	1,186 (+6%)	7mo	$40,000	$34	74
2318 Winona Ave	0.51mi	2/1.0 (-1)	1,118 (-0%)	2mo	$89,000	$80	69
111 Bradley Dr	0.13mi	3/2.0	1,222 (+9%)	8mo	$8,000	$7	68
13 Bradley Dr	0.29mi	3/1.0	1,264 (+13%)	6mo	$110,000	$87	60
3405 Vermont Dr	0.60mi	3/1.5	1,061 (-5%)	6mo	$88,000	$83	56
2933 Willow Lane Dr	0.39mi	3/2.0	1,234 (+10%)	6mo	$121,000	$98	55
302 Whetstone Dr	0.41mi	2/1.0 (-1)	1,025 (-8%)	8mo	$72,000	$70	55
508 Forest Hills Dr	0.40mi	3/2.0	1,267 (+13%)	1mo	$55,500	$44	55
2414 Chapman St	0.55mi	2/1.0 (-1)	1,026 (-8%)	4mo	$39,000	$38	52
49 Marlborough St	0.65mi	3/2.0	1,252 (+12%)	6mo	$115,900	$93	41

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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.22×
• Total profit: $5,847
• Equity at exit: $13,852

10-year hold

• IRR: 14.9%
• Equity multiple: 2.18×
• Total profit: $30,816
• Equity at exit: $8,032

Cash invested: $26,012 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 207
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,160 high
• Mortgage (P&I): −$487
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $335

Break-even live

Break-even rent $737

Max offer price $92,900

Occupancy floor 66%

Sensitivity live

Price	-10% $387	-5% $361	+0% $335	+5% $309	+10% $282
Rent	-10% $243	-5% $289	+0% $335	+5% $381	+10% $427
Rate	-1.0pp $382	-0.5pp $358	base $335	+0.5pp $311	+1.0pp $286

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 Olivia Ct Montgomery, AL	2.0	1.0	850	$700	$0.82	22d	1	0.03mi
301 Bradley Dr Montgomery, AL	2.0	1.0	841	$935	$1.11	14d	1	0.08mi
122 Oak Forest Dr Montgomery, AL	3.0	1.0	1092	$975	$0.89	22d	1	0.11mi
311 Bradley Dr Montgomery, AL	3.0	1.0	1104	$825	$0.75	44d	1	0.12mi
15 Bradley Dr Montgomery, AL	3.0	2.0	1365	$1,500	$1.10	22d	1	0.29mi
7 Calhoun Rd Unit B Montgomery, AL	2.0	1.0	961	$850	$0.88	44d	1	0.47mi
2229 Madison Ave Montgomery, AL	2.0	1.0	1100	$625	$0.57	44d	1	0.49mi
3233 Hillcrest Ln Montgomery, AL	3.0	2.0	1278	$1,395	$1.09	22d	1	0.50mi
2113 Brewton St Montgomery, AL	3.0	1.0	1363	$1,150	$0.84	44d	1	0.53mi
3319 Willow Lane Dr Montgomery, AL	3.0	2.0	1032	$1,200	$1.16	44d	1	0.55mi
3329 Vermont Dr Montgomery, AL	3.0	1.5	1465	$1,395	$0.95	14d	1	0.56mi
2310 Yancey Ave Montgomery, AL	3.0	1.0	1212	$1,250	$1.03	44d	1	0.58mi
2243 Winona Ave Montgomery, AL	3.0	1.0	1492	$1,225	$0.82	22d	1	0.58mi
3334 Cottonwood Dr Montgomery, AL	3.0	2.0	1025	$1,295	$1.26	14d	1	0.61mi
108 Calhoun Rd Unit 108B Montgomery, AL	2.0	1.0	1350	$750	$0.56	44d	1	0.67mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	22d	1	0.67mi
3136 Harrison Rd Montgomery, AL	3.0	1.5	1355	$1,025	$0.76	44d	1	0.74mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	44d	1	0.76mi
2122 Windsor Ave Montgomery, AL	2.0	1.0	1052	$725	$0.69	44d	1	0.80mi
2009 Palmetto St Montgomery, AL	3.0	1.0	1487	$1,050	$0.71	44d	1	0.82mi
2009 Yancey Ave Montgomery, AL	3.0	1.0	1140	$1,080	$0.95	22d	1	0.82mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	44d	1	0.84mi
1827 Capitol Ave Montgomery, AL	2.0	1.0	1068	$1,600	$1.50	14d	1	0.84mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	44d	1	0.86mi
2023 Windsor Ave Montgomery, AL	2.0	1.0	889	$895	$1.01	44d	1	0.89mi
200 Eton Rd Montgomery, AL	3.0	1.5	1500	$895	$0.60	14d	1	0.89mi
3323 Bedford Ln Montgomery, AL	3.0	2.0	1134	$1,200	$1.06	22d	1	0.90mi
186 E Salem Dr Montgomery, AL	3.0	1.0	1040	$1,195	$1.15	22d	1	0.92mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	22d	1	0.92mi
2000 Cherry St Montgomery, AL	2.0	1.0	1106	$950	$0.86	44d	1	0.93mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	44d	1	0.95mi
3346 Bedford Ln Montgomery, AL	3.0	1.0	1134	$1,295	$1.14	14d	1	0.96mi
517 N Florida St Unit B Montgomery, AL	2.0	1.0	900	$750	$0.83	44d	1	0.96mi
424 N California St Apt D Montgomery, AL	2.0	1.0	850	$778	$0.92	22d	1	0.98mi
2454 Spruce Curv Montgomery, AL	3.0	1.0	988	$1,100	$1.11	44d	1	1.04mi
3318 Habersham Rd Montgomery, AL	3.0	2.0	1134	$1,250	$1.10	14d	1	1.04mi
39 S Lewis St Montgomery, AL	2.0	1.0	1209	$950	$0.79	44d	1	1.07mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	44d	1	1.07mi
3456 Harrison Rd Montgomery, AL	3.0	1.0	1008	$1,300	$1.29	44d	1	1.09mi
1117 Karen Rd Montgomery, AL	3.0	1.0	1308	$1,195	$0.91	44d	1	1.15mi

Listing history 27 events

1. 2026-06-18
   days on market $92,900 Active 292 DOM
2. 2026-06-17
   days on market $92,900 Active 291 DOM
3. 2026-06-16
   days on market $92,900 Active 290 DOM
4. 2026-06-15
   days on market $92,900 Active 289 DOM
5. 2026-06-14
   days on market $92,900 Active 287 DOM
6. 2026-06-13
   pricedays on market $92,900 Active 286 DOM
7. 2026-06-10
   days on market $93,900 Active 284 DOM
8. 2026-06-09
   days on market $93,900 Active 283 DOM
9. 2026-06-08
   days on market $93,900 Active 282 DOM
10. 2026-06-07
    days on market $93,900 Active 281 DOM
11. 2026-06-03
    days on market $93,900 Active 277 DOM
12. 2026-06-02
    days on market $93,900 Active 276 DOM
13. 2026-06-01
    days on market $93,900 Active 275 DOM
14. 2026-05-31
    days on market $93,900 Active 274 DOM
15. 2026-05-30
    days on market $93,900 Active 273 DOM
16. 2026-05-11
    price $93,900 336-char remark

    Show marketing remark (336 chars)

    Investor Special! Three-bedroom, two-bath home sitting on a spacious lot and full of potential. This property features original hardwood floors throughout and is ready for its new owner’s personal touches. A great opportunity to add value and make this home shine again—perfect for investors or anyone looking for a project!

17. 2025-10-10
    price $94,000 336-char remark

    Show marketing remark (336 chars)

    Investor Special! Three-bedroom, two-bath home sitting on a spacious lot and full of potential. This property features original hardwood floors throughout and is ready for its new owner’s personal touches. A great opportunity to add value and make this home shine again—perfect for investors or anyone looking for a project!

18. 2025-08-30
    listed $95,000 Active 336-char remark

    Show marketing remark (336 chars)

    Investor Special! Three-bedroom, two-bath home sitting on a spacious lot and full of potential. This property features original hardwood floors throughout and is ready for its new owner’s personal touches. A great opportunity to add value and make this home shine again—perfect for investors or anyone looking for a project!

19. 2021-03-08
    soldstatus $16,500
20. 2019-12-02
    soldstatus $41,000 370-char remark

    Show marketing remark (370 chars)

    This is a charming home in a desirable neighborhood! It has 3 bedrooms and 2 full bathrooms! It also has a living room and a den; the windows and the roof are relatively new. The backyard is huge and it also has a deck-perfect for a cookout during football season! This house could be a perfect starter home or an excellent addition to your portfolio. Come see it today!

21. 2019-09-09
    listed $43,990 370-char remark

    Show marketing remark (370 chars)

    This is a charming home in a desirable neighborhood! It has 3 bedrooms and 2 full bathrooms! It also has a living room and a den; the windows and the roof are relatively new. The backyard is huge and it also has a deck-perfect for a cookout during football season! This house could be a perfect starter home or an excellent addition to your portfolio. Come see it today!

22. 2006-11-22
    soldstatus $138,644
23. 2006-11-13
    soldstatus $69,862
24. 2006-07-31
    listed $69,500
25. 2004-05-10
    soldstatus $32,000
26. 2003-09-03
    listed $41,000
27. 1998-07-15
    listed $56,900

ⓘ 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: $672 · $56/mo
• Projected year-2 tax: $672 · $56/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 · 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: $13,926
• − Mortgage interest: −$5,204
• − Property taxes: −$672
• − Insurance: −$464
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$2,703
• Taxable income: $2,654
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $3,381/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): 23,581
• Household income: $59,193
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1039.0

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: White 49% Black 39% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -37.64%
• Current HPI: 149.3867
• Rent YoY: ▲ 2.65%
• 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

+65.0% since first listed

12 events — show timeline

• 2026-05-11 Price Changed $93,900 MAAR
• 2025-10-10 Price Changed $94,000 MAAR
• 2025-08-30 Listed $95,000 MAAR
• 2021-03-08 Sold (Public Records) $16,500 Public Records
• 2019-12-02 Sold (MLS) $41,000 MAAR
• 2019-09-09 Listed $43,990 MAAR
• 2006-11-22 Sold (Public Records) $138,644 Public Records
• 2006-11-13 Sold (MLS) $69,862 MAAR
• 2006-07-31 Listed $69,500 MAAR
• 2004-05-10 Sold (MLS) $32,000 MAAR
• 2003-09-03 Listed $41,000 MAAR
• 1998-07-15 Listed $56,900 MAAR

Property tax history

+10.2%/yr

Latest (2025): $672 · +0.0% YoY. Source: county tax records.