3813 Claiborne Cir · Montgomery, AL 36116

$217,500

3 bd · 2.0 ba · 1,399 sqft · SingleFamily public records · 11 Days on market

Built 2006 6,969 sqft lot Est $262k · 17% under

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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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back On The Market! Welcome to this Beautiful 3 bed 2 bath home in the highly desired community of Billingsly Place. This home features: New Paint Throughout, New Carpet, New Light Fixtures, New Stainless Steel Appliances, Tall Ceilings, Large Walk-In Master Closet, Large Updated Master Shower, 2 Car Garage, Fully Fenced In Back Yard, and more all sitting on a Gorgeous Corner Lot! This home is just minutes away from Shopping, Food, Entertainment, and right around the corner from The Shoppes at Eastchase! This is absolutely the best deal in East Montgomery! Call today because this will not last long!

Key facts

• Pantry
• Corner lot
• 6,969 sq ft lot

Tags

• CORNER LOT
• BILLINGSLEY PLACE SUBDIVISION
• OPEN-CONCEPT LIVING AREA
• GAS-STARTER FIREPLACE
• FULLY EQUIPPED KITCHEN
• PANTRY

Property features AI

Exterior

• Parking: 1-car garage
• Home design: Built in 2006
• Exterior features: Patio; Located in the Billingsley Place subdivision

Interior

• Flooring: Tile flooring; Carpeted areas
• Interior features: Fireplace; Tile; Carpet; Patio

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/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 $206k (5.1% below list).
• Recommended offer: $206k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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 (+5.7%/yr); 294 active listings in the ZIP; 10 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).
• This rent runs 45% of the median local income ($55k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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 $166k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $206,346 (5.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $261,613
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3925 Claiborne Cir	0.13mi	3/2.0	1,401 (+0%)	2mo	$197,000	$141	92
3701 Claiborne Cir	0.04mi	3/2.0	1,484 (+6%)	11mo	$216,500	$146	79
3140 Knotts Dr	0.55mi	3/2.0	1,486 (+6%)	3mo	$279,900	$188	61
3204 Knotts Dr	0.51mi	3/2.0	1,486 (+6%)	7mo	$294,900	$198	60
3211 Knotts Dr	0.50mi	4/2.0 (+1)	1,497 (+7%)	1mo	$290,000	$194	59
7305 Spencer Cir	0.63mi	4/2.0 (+1)	1,444 (+3%)	4mo	$260,000	$180	57
7317 Spencer Cir	0.61mi	4/2.0 (+1)	1,444 (+3%)	6mo	$260,000	$180	56
3203 Knotts Dr	0.52mi	4/2.0 (+1)	1,497 (+7%)	4mo	$280,000	$187	56
7302 Spencer Cir	0.61mi	4/2.0 (+1)	1,444 (+3%)	7mo	$263,900	$183	55
7301 Spencer Cir	0.62mi	3/2.0	1,281 (-8%)	3mo	$253,000	$198	54
7309 Spencer Cir	0.63mi	3/2.0	1,281 (-8%)	11mo	$268,900	$210	48
7313 Spencer Cir	0.62mi	4/2.0 (+1)	1,504 (+8%)	9mo	$260,000	$173	46

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 · 5.65% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-8,704
• Equity at exit: $32,430

10-year hold

• IRR: 8.5%
• Equity multiple: 1.71×
• Total profit: $43,533
• Equity at exit: $18,805

Cash invested: $60,900 (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 36116

• Home prices YoY: -9.7%
• Rents YoY: 5.7%
• Active inventory: 294
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$1,141
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $330

Break-even live

Break-even rent $1,646

Max offer price $217,500

Occupancy floor 79%

Sensitivity live

Price	-10% $453	-5% $391	+0% $330	+5% $268	+10% $206
Rent	-10% $166	-5% $248	+0% $330	+5% $411	+10% $493
Rate	-1.0pp $439	-0.5pp $385	base $330	+0.5pp $273	+1.0pp $216

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: $54,375
• Closing costs: $6,525
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7701 Taylor Oaks Cir Montgomery, AL	1.0–3.0	1.0–2.0	1047	$1,712	$1.63	14d	22	0.38mi
7406 Mill Ridge Ct Montgomery, AL	3.0	2.0	1785	$2,250	$1.26	45d	1	0.74mi
8700 Seaton Blvd Montgomery, AL	1.0–3.0	1.0–2.0	1081	$1,864	$1.72	14d	35	0.75mi
3201 Watchman Dr Montgomery, AL	1.0–3.0	1.0–2.0	1054	$1,644	$1.56	14d	10	0.77mi
7104 Fair Oaks Ct Montgomery, AL	3.0	2.0	1656	$1,881	$1.14	45d	1	0.79mi
4401 Bloomsbury St Montgomery, AL	2.0	2.0	1068	$2,250	$2.11	22d	1	0.92mi
2420 Haddington Rd Unit 1519890P Montgomery, AL	4.0	1.0	1679	$4,483	$2.67	14d	1	1.05mi
4647 Broadwick St Unit 4647 Montgomery, AL	2.0	2.5	1750	$2,400	$1.37	45d	1	1.07mi
4659 Broadwick St Montgomery, AL	2.0	2.5	1760	$2,500	$1.42	22d	1	1.11mi
2229 Halcyon Downs Loop Unit 1525028P Montgomery, AL	3.0	2.0	1571	$5,675	$3.61	14d	1	1.27mi

Listing history 11 events

1. 2026-06-21
   days on market $217,500 Active 11 DOM
2. 2026-06-18
   days on market $217,500 Active 8 DOM
3. 2026-06-17
   days on market $217,500 Active 7 DOM
4. 2026-06-16
   days on market $217,500 Active 6 DOM
5. 2026-06-15
   days on market $217,500 Active 5 DOM
6. 2026-06-14
   days on market $217,500 Active 3 DOM
7. 2026-06-13
   days on marketlisting id $217,500 Active 2 DOM
8. 2026-06-10
   days on market $217,500 Active 3 DOM
9. 2026-06-09
   days on market $217,500 Active 2 DOM
10. 2026-06-08
    remarks 699-char remark
11. 2026-06-08
    listed $217,500 Active 1 DOM

ⓘ 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: $833 · $69/mo
• Projected year-2 tax: $892 · $74/mo
• Expected delta: +$59/yr (+$5/mo · 7.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,762
• − Mortgage interest: −$12,183
• − Property taxes: −$833
• − Insurance: −$1,088
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − Depreciation: −$6,327
• Taxable income: $369
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $3,866/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): 45,250
• Household income: $55,160
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2786.0

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 (80%)
• Race & ethnicity: Black 80% White 12% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Italian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Korean 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: ▼ -16.31%
• Current HPI: 151.8598
• Rent YoY: ▲ 5.65%
• 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

+24.6% since first listed

9 events — show timeline

• 2026-06-08 Listed $217,500 FSBO.com
• 2020-12-08 Sold (Public Records) $166,500 Public Records
• 2020-12-08 Sold (MLS) $166,500 MAAR
• 2020-09-09 Listed $159,900 MAAR
• 2013-05-08 Listed $162,000 MAAR
• 2009-10-31 Listed $164,900 MAAR
• 2007-03-25 Listed $179,900 MAAR
• 2006-04-10 Listed $174,614 MAAR
• 2006-04-10 Sold (MLS) $174,614 MAAR

Property tax history

-2.4%/yr

Latest (2025): $833 · -1.0% YoY. Source: county tax records.