2208 Briar Gate Dr · Montgomery, AL 36116

$179,900

4 bd · 2.0 ba · 1,498 sqft · SingleFamily public records · 130 Days on market

Built 1979 0.29 ac lot $120/sqft · at area comps Est $177k · at est.

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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 +20.7/30.0
• ARV discount +6.8/15.0
• DSCR +6.6/10.0
• 1% rule +4.7/10.0
• 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

This beautifully updated 4-bedroom, 2-bath home is truly move-in ready and packed with upgrades! Fresh interior and exterior paint gives the home a clean, modern feel, while brand-new LVP flooring throughout offers both style and durability. The kitchen shines with NEW countertops and NEW stainless steel appliances, perfect for everyday living and entertaining. You’ll also appreciate the details, including NEW light fixtures and NEW 2" blinds! BRAND NEW ROOF for peace of mind. With thoughtful updates from top to bottom, this home offers modern comfort and low-maintenance living—schedule your showing today!

Key facts

• Brand new roof
• New light fixtures
• New countertops

Tags

• NEW COUNTERTOPS
• NEW STAINLESS STEEL APPLIANCES
• NEW LIGHT FIXTURES
• NEW BLINDS
• BRAND NEW ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/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 $175k (2.7% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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); 293 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• This rent runs 38% 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 $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 130 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $180k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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 1979 — 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: 0.97% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (median comp): $177,062
• List price: $179,900
• Delta: 1.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2105 Briar Gate Dr	0.29mi	4/2.0	1,620 (+8%)	0mo	$189,000	$117	72
6828 Wampold Ct	0.12mi	4/2.0	1,696 (+13%)	4mo	$129,000	$76	69
2209 Briar Gate Dr	0.03mi	3/2.5 (-1)	1,701 (+14%)	4mo	$215,000	$126	66
6736 Patti Ct	0.22mi	3/2.0 (-1)	1,355 (-10%)	3mo	$143,500	$106	66
2201 Edinburgh Dr	0.10mi	3/2.0 (-1)	1,674 (+12%)	6mo	$170,000	$102	65
3140 Knotts Dr	0.72mi	3/2.0 (-1)	1,486 (-1%)	3mo	$279,900	$188	57
2420 Haddington Rd	0.38mi	4/2.0	1,684 (+12%)	8mo	$125,000	$74	55
3204 Knotts Dr	0.74mi	3/2.0 (-1)	1,486 (-1%)	7mo	$294,900	$198	53
7905 Millstone Ct	0.41mi	3/2.0 (-1)	1,672 (+12%)	5mo	$199,000	$119	52
2330 Sansone Rd	0.35mi	3/2.0 (-1)	1,721 (+15%)	6mo	$205,000	$119	49
6605 E Aberdeen Dr	0.40mi	3/2.0 (-1)	1,694 (+13%)	8mo	$180,000	$106	48
4057 Albion Dr	0.72mi	4/2.0	1,668 (+11%)	2mo	$261,000	$156	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: -4.6%
• Equity multiple: 0.82×
• Total profit: $-8,833
• Equity at exit: $26,824

10-year hold

• IRR: 7.8%
• Equity multiple: 1.65×
• Total profit: $32,951
• Equity at exit: $15,554

Cash invested: $50,372 (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 36116

• Home prices YoY: -9.7%
• Rents YoY: 5.7%
• Active inventory: 293
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$943
• Tax from tax record: −$120 /mo · $1,438/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $244

Break-even live

Break-even rent $1,441

Max offer price $179,900

Occupancy floor 81%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2420 Haddington Rd Unit 1519890P Montgomery, AL	4.0	1.0	1679	$4,483	$2.67	13d	1	0.40mi
3201 Watchman Dr Montgomery, AL	1.0–3.0	1.0–2.0	1054	$1,644	$1.56	13d	10	0.54mi
7104 Fair Oaks Ct Montgomery, AL	3.0	2.0	1656	$1,881	$1.14	43d	1	0.64mi
7406 Mill Ridge Ct Montgomery, AL	3.0	2.0	1785	$2,250	$1.26	44d	1	0.83mi
2066 Rexford Rd Montgomery, AL	3.0	2.5	1632	$1,250	$0.77	21d	1	1.07mi
2060 Rexford Rd Montgomery, AL	3.0	2.5	1566	$925	$0.59	21d	1	1.08mi
1944 Woodrun Dr Montgomery, AL	3.0	2.0	1689	$1,595	$0.94	13d	1	1.08mi
2014 Rexford Rd Montgomery, AL	3.0	2.0	1596	$1,150	$0.72	43d	1	1.14mi
7701 Taylor Oaks Cir Montgomery, AL	1.0–3.0	1.0–2.0	1047	$1,712	$1.63	13d	22	1.24mi
5635 Red Barn Rd Unit 1043848P Montgomery, AL	3.0	2.0	1496	$3,390	$2.27	13d	1	1.34mi
6025 Oldcastle Pl Montgomery, AL	3.0	2.0	1350	$1,775	$1.31	43d	1	1.37mi
1615 Woodmere Loop Montgomery, AL	3.0	2.0	1212	$1,250	$1.03	43d	1	1.39mi
1612 Woodmere Loop Montgomery, AL	3.0	1.5	1425	$1,775	$1.25	43d	1	1.43mi
1610 Limestone Ct Montgomery, AL	3.0	2.5	1218	$1,300	$1.07	21d	1	1.45mi
2495 Meadow Ridge Ln Montgomery, AL	1.0–3.0	1.0–2.0	1205	$1,199	$1.00	13d	14	1.46mi

Listing history 21 events

1. 2026-06-18
   days on market $179,900 Active 130 DOM
2. 2026-06-17
   days on market $179,900 Active 129 DOM
3. 2026-06-16
   days on market $179,900 Active 128 DOM
4. 2026-06-15
   days on market $179,900 Active 127 DOM
5. 2026-06-14
   days on market $179,900 Active 125 DOM
6. 2026-06-13
   days on market $179,900 Active 124 DOM
7. 2026-06-10
   days on market $179,900 Active 122 DOM
8. 2026-06-09
   days on market $179,900 Active 121 DOM
9. 2026-06-08
   days on market $179,900 Active 120 DOM
10. 2026-06-07
    days on market $179,900 Active 119 DOM
11. 2026-06-03
    days on market $179,900 Active 115 DOM
12. 2026-06-02
    days on market $179,900 Active 114 DOM
13. 2026-06-01
    days on market $179,900 Active 113 DOM
14. 2026-05-31
    days on market $179,900 Active 112 DOM
15. 2026-05-30
    days on market $179,900 Active 111 DOM
16. 2026-04-01
    price $184,000
17. 2026-01-24
    listed $189,900 Active
18. 2025-06-30
    soldstatus $110,000
19. 2024-12-03
    listed $145,000 Active
20. 2001-09-05
    soldstatus $65,230
21. 2001-03-29
    listed $86,000

ⓘ 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: $1,438 · $120/mo
• Projected year-2 tax: $1,438 · $120/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 3/10 Moderate
• 🌡 Heat 8/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,001
• − Mortgage interest: −$10,077
• − Property taxes: −$1,438
• − Insurance: −$900
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$5,233
• Taxable loss: −$7
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $2,935/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

+114.0% since first listed

6 events — show timeline

• 2026-04-01 Price Changed $184,000 MAAR
• 2026-01-24 Listed $189,900 MAAR
• 2025-06-30 Sold (Public Records) $110,000 Public Records
• 2024-12-03 Listed $145,000 MAAR
• 2001-09-05 Sold (MLS) $65,230 MAAR
• 2001-03-29 Listed $86,000 MAAR

Property tax history

+6.7%/yr

Latest (2025): $1,438 · +1.9% YoY. Source: county tax records.