7216 Brampton Ln · Montgomery, AL 36117

$223,900

3 bd · 2.0 ba · 1,521 sqft · SingleFamily public records · 27 Days on market

Built 1990 8,712 sqft lot Est $224k · at est.

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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 +14.1/30.0
• ARV discount +7.4/15.0
• DSCR +4.3/10.0
• 1% rule +3.2/10.0
• 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 MLS

REO PROPERTY-BANK OWNED. PROPERTY SOLD AS IS. The Listing Broker & Seller assume no responsibility & make no guarantees, warranties or representations as to accuracy of the property information or photographs. Buyer to turn on Utilities for INSPECTIONS.

Key facts

• Double vanity
• Large island
• Walk in closet

Tags

• LUXURY VINYL PLANK FLOORING
• LARGE ISLAND
• DOUBLE VANITY
• GARDEN TUB
• WALK IN CLOSET
• BUILT IN DESK

Property features AI

Exterior

• Parking: Driveway with two parking pads
• Utilities: Public water; Public sewer; Cable available
• Home design: One-story brick home; Slab foundation
• Construction: Brick construction; Built as a single-story structure
• Exterior features: Covered patio; Covered, enclosed and screened porch/patio; Fully fenced yard; Porch

Interior

• Kitchen: Dishwasher; Electric range with smooth cooktop; Self-cleaning oven; Plumbed for ice maker
• Bedrooms: Two bedrooms on the first floor
• Flooring: Plank flooring; Tile; Vinyl
• Bathrooms: Two full bathrooms on the first floor; One bathtub (garden/Roman tub); Double vanity
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Blinds and window treatments; Double vanity; Garden/Roman tub; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup; Utility room on the first floor; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $33 ($396/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 $183k (18.3% below list).
• Recommended offer: $183k (18.3% 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; 13 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 $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

• It's been on market 27 days — a 2% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $116k; list at $224k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $182,845 (18.3% 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. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $223,587
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7233 Brampton Ln	0.06mi	3/2.0	1,529 (+0%)	1mo	$200,000	$131	96
7150 White Oak Ln	0.07mi	3/2.0	1,528 (+0%)	1mo	$200,000	$131	95
7411 S Brampton Ct	0.06mi	3/2.0	1,502 (-1%)	5mo	$212,999	$142	91
7136 Breckenridge Dr	0.16mi	3/2.0	1,544 (+2%)	3mo	$190,000	$123	88
7164 Breckenridge Dr	0.15mi	3/2.0	1,585 (+4%)	2mo	$225,000	$142	84
406 Fieldstone Ct	0.30mi	3/2.0	1,563 (+3%)	0mo	$239,000	$153	81
7542 Pinnacle Pt	0.29mi	3/2.0	1,574 (+4%)	2mo	$248,900	$158	79
7928 Copperfield Dr	0.45mi	3/2.0	1,544 (+2%)	4mo	$142,000	$92	73
8206 Wexford Trce	0.47mi	3/2.0	1,461 (-4%)	2mo	$215,000	$147	70
7841 Copperfield Dr	0.40mi	3/2.0	1,401 (-8%)	2mo	$225,000	$161	67
8200 Wexford Trce	0.47mi	3/2.0	1,413 (-7%)	2mo	$227,000	$161	64
7613 Preservation Park Dr	0.49mi	3/2.0	1,742 (+14%)	2mo	$288,000	$165	51

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-34,255
• Equity at exit: $33,384

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-27,426
• Equity at exit: $19,359

Cash invested: $62,692 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,828 high
• Mortgage (P&I): −$1,174
• Tax from tax record: −$144 /mo · $1,729/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $33

Break-even live

Break-even rent $1,787

Max offer price $223,900

Occupancy floor 93%

Sensitivity live

Price	-10% $160	-5% $96	+0% $33	+5% $-30	+10% $-94
Rent	-10% $-111	-5% $-39	+0% $33	+5% $105	+10% $177
Rate	-1.0pp $146	-0.5pp $90	base $33	+0.5pp $-25	+1.0pp $-84

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: $55,975
• Closing costs: $6,717
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7136 Breckenridge Dr Montgomery, AL	4.0	2.0	1544	$1,970	$1.28	44d	1	0.18mi
7117 Stamford Ct Montgomery, AL	3.0	2.0	1527	$1,700	$1.11	14d	1	0.28mi
7528 Pinnacle Ct Montgomery, AL	3.0	2.0	1607	$1,850	$1.15	44d	1	0.35mi
7448 Pinnacle Pt Montgomery, AL	3.0	2.0	1581	$2,000	$1.27	44d	1	0.36mi
280 New Haven Blvd Montgomery, AL	1.0–3.0	1.0–2.0	1175	$1,714	$1.46	14d	18	0.56mi
113 Kentucky Oaks Montgomery, AL	3.0	2.0	1246	$1,600	$1.28	22d	1	0.92mi
135 Hambleton Rd Montgomery, AL	1.0–3.0	1.0–2.0	900	$1,640	$1.82	14d	11	1.00mi
8850 Crosswind Cir Montgomery, AL	1.0–3.0	1.0–2.0	1047	$1,688	$1.61	14d	11	1.09mi
111 Arrowhead Dr Montgomery, AL	3.0	2.0	2234	$2,150	$0.96	22d	1	1.29mi
529 Mitylene Dr Montgomery, AL	3.0	2.0	1463	$1,550	$1.06	22d	1	1.31mi
6637 Ridgeview Cir Montgomery, AL	3.0	2.5	1458	$1,700	$1.17	22d	1	1.32mi
8462 Eastchase Pkwy Montgomery, AL	1.0–3.0	1.0–2.0	1015	$1,796	$1.77	14d	17	1.33mi
137 Hillabee Ct Montgomery, AL	3.0	2.0	1881	$1,900	$1.01	44d	1	1.33mi

Listing history 19 events

1. 2026-06-18
   days on market $223,900 Active 27 DOM
2. 2026-06-17
   days on market $223,900 Active 26 DOM
3. 2026-06-16
   days on market $223,900 Active 25 DOM
4. 2026-06-15
   days on market $223,900 Active 24 DOM
5. 2026-06-14
   days on market $223,900 Active 22 DOM
6. 2026-06-13
   pricedays on market $223,900 Active 21 DOM
7. 2026-06-10
   days on market $228,900 Active 19 DOM
8. 2026-06-09
   days on market $228,900 Active 18 DOM
9. 2026-06-08
   days on market $228,900 Active 17 DOM
10. 2026-06-07
    days on market $228,900 Active 16 DOM
11. 2026-06-03
    days on market $228,900 Active 12 DOM
12. 2026-06-02
    days on market $228,900 Active 11 DOM
13. 2026-06-01
    days on market $228,900 Active 10 DOM
14. 2026-05-31
    days on market $228,900 Active 9 DOM
15. 2026-05-30
    days on market $228,900 Active 8 DOM
16. 2026-05-22
    listed $228,900 Active
17. 2015-02-05
    soldstatus $116,500
18. 2014-12-22
    soldstatus $81,809 265-char remark

    Show marketing remark (265 chars)

    REO PROPERTY-BANK OWNED. PROPERTY SOLD AS IS. The Listing Broker & Seller assume no responsibility & make no guarantees, warranties or representations as to accuracy of the property information or photographs. Buyer to turn on Utilities for INSPECTIONS.

19. 2014-09-26
    listed $90,700 265-char remark

    Show marketing remark (265 chars)

    REO PROPERTY-BANK OWNED. PROPERTY SOLD AS IS. The Listing Broker & Seller assume no responsibility & make no guarantees, warranties or representations as to accuracy of the property information or photographs. Buyer to turn on Utilities for INSPECTIONS.

ⓘ 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: $1,729 · $144/mo
• Projected year-2 tax: $1,729 · $144/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 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $21,941
• − Mortgage interest: −$12,542
• − Property taxes: −$1,729
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$6,513
• Taxable loss: −$3,473
• Est. tax savings @ 24.0%: +$833
• After-tax cash flow: $1,229/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

+152.4% since first listed

4 events — show timeline

• 2026-05-22 Listed $228,900 MAAR
• 2015-02-05 Sold (Public Records) $116,500 Public Records
• 2014-12-22 Sold (MLS) $81,809 MAAR
• 2014-09-26 Listed $90,700 MAAR

Property tax history

+13.6%/yr

Latest (2025): $1,729 · +7.0% YoY. Source: county tax records.