2721 Baldwin Brook Dr · Montgomery, AL 36116

$154,900

4 bd · 2.0 ba · 2,482 sqft · SingleFamily public records · 24 Days on market

Built 1965 0.29 ac lot Est $189k · 18% 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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.4/10.0
• 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

LOOKING FOR A 4 BEDROOM 2 BATH IN THE WOODLEY PARK COMMUNITY? Check out this spacious home with tiled kitchen/foyer, living room/dining room combo with large wood burning fireplace and adjacent florida room that's perfect for indoor growers! This is a Fannie Mae HomePath property and is approved for HomePath Mortgage Financing and HomePath Renovation Mortgage Financing and can be purchased for as little as 3% down. Go to Homepath.com for more information.

Key facts

• Functional kitchen
• Utility room
• Masonry fireplace

Tags

• BRICK AND WOOD EXTERIOR
• ORIGINAL HARDWOOD FLOORS
• FORMAL LIVING ROOM
• MASONRY FIREPLACE
• FUNCTIONAL KITCHEN
• UTILITY ROOM

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Driveway parking; Off-street parking
• Utilities: Public water; Electric water heater; Internet service availability unknown
• Home design: Existing single-family wood construction; Slab foundation; Not a log home
• Construction: Wood construction; Slab foundation
• Exterior features: Garden/patio; No pool, no patio, no decks; Not waterfront; Lot not in flood plain; Lot view: none; Approximately 0.29 acres

Interior

• Kitchen: Solid surface countertops; Built-in dishwasher; Gas oven; Refrigerator
• Bedrooms: Four bedrooms on main level (approx. dimensions: 14x12; 10x12; 10x11; 19x11)
• Flooring: Carpet
• Bathrooms: Two full bathrooms; Garden tub
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Carpet floors; Ceilings: see remarks; One fireplace (gas and woodburning) with an insert in the living room; Living area reported per tax: 2,482
• Laundry & utility: Main-level laundry; Washer hookup; Dryer hookups for electric and gas

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• 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: employment D, crime F, amenities D-.
• 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.
• Zoned schools: Crump Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 497 students, 93% FRL); Jefferson Davis High School (math 3% / reading 16%, grade F, #258 of 305 statewide, top 85%, 1,522 students, 83% FRL) — zoned schools average 88% FRL vs 70% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.7%/yr); 294 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 35% 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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $76k; list at $155k implies a 102% 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 $152,576 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.04% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $188,632
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2761 Forsyth Ln	0.23mi	4/3.0	2,368 (-5%)	4mo	$185,000	$78	74
2663 Baldwin Brook Dr	0.13mi	4/2.5	2,256 (-9%)	22mo	$95,000	$42	58
3138 Woodley Rd	0.35mi	4/2.0	2,172 (-12%)	11mo	$199,000	$92	54
2728 Oxford Dr	0.67mi	3/2.0 (-1)	2,422 (-2%)	10mo	$179,000	$74	52
3348 Brookwood Dr	0.61mi	5/2.5 (+1)	2,226 (-10%)	2mo	$169,000	$76	46
2775 Fairmont Rd	0.66mi	5/3.0 (+1)	2,606 (+5%)	9mo	$205,990	$79	45
2722 Oxford Dr	0.66mi	3/2.0 (-1)	2,166 (-13%)	7mo	$189,500	$87	37
2868 S Colonial Dr	0.74mi	4/2.0	2,260 (-9%)	17mo	$100,000	$44	37
2722 Fairmont Rd	0.74mi	4/3.0	2,125 (-14%)	1mo	$80,000	$38	37

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: -3.3%
• Equity multiple: 0.87×
• Total profit: $-5,453
• Equity at exit: $23,096

10-year hold

• IRR: 9.1%
• Equity multiple: 1.78×
• Total profit: $33,996
• Equity at exit: $13,393

Cash invested: $43,372 (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: 294
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$812
• Tax from tax record: −$158 /mo · $1,894/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $239

Break-even live

Break-even rent $1,310

Max offer price $154,900

Occupancy floor 80%

Sensitivity live

Price	-10% $327	-5% $283	+0% $239	+5% $195	+10% $151
Rent	-10% $112	-5% $175	+0% $239	+5% $303	+10% $367
Rate	-1.0pp $317	-0.5pp $279	base $239	+0.5pp $199	+1.0pp $158

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2724 Forsyth Ln Montgomery, AL	4.0	2.0	1794	$1,400	$0.78	45d	1	0.17mi
3252 Cheltenham Dr Montgomery, AL	3.0	2.0	1705	$1,200	$0.70	45d	1	0.27mi
2724 Endicott Dr Montgomery, AL	5.0	4.0	1857	$1,750	$0.94	45d	1	0.28mi
3001 Sutton Dr Montgomery, AL	3.0	3.0	2298	$1,750	$0.76	45d	1	0.58mi
3120 Guymar Rd Montgomery, AL	5.0	2.0	2088	$1,750	$0.84	22d	1	0.62mi
3050 Bryn Mawr Rd Montgomery, AL	3.0	2.0	2290	$1,500	$0.66	45d	1	0.69mi
2656 Fisk Rd Montgomery, AL	4.0	2.0	1584	$1,400	$0.88	45d	1	0.77mi
3633 Woodley Rd Montgomery, AL	4.0	2.0	1734	$1,600	$0.92	22d	1	0.78mi
2716 Ashlawn Dr Montgomery, AL	4.0	3.0	2829	$1,600	$0.57	22d	1	0.79mi
2633 Ashlawn Dr Montgomery, AL	5.0	2.0	1681	$1,600	$0.95	45d	1	0.88mi
2198 Beverly Dr Montgomery, AL	4.0	2.5	2476	$1,495	$0.60	45d	1	1.07mi
2440 Price St Unit C Montgomery, AL	3.0	2.0	1800	$1,050	$0.58	45d	1	1.18mi
3324 Cross Creek Dr Montgomery, AL	3.0	2.0	1791	$1,395	$0.78	22d	1	1.34mi

Listing history 24 events

1. 2026-06-21
   days on market $154,900 Active 24 DOM
2. 2026-06-18
   days on market $154,900 Active 21 DOM
3. 2026-06-17
   days on market $154,900 Active 20 DOM
4. 2026-06-16
   days on market $154,900 Active 19 DOM
5. 2026-06-15
   days on market $154,900 Active 18 DOM
6. 2026-06-14
   days on market $154,900 Active 16 DOM
7. 2026-06-13
   days on market $154,900 Active 15 DOM
8. 2026-06-10
   days on market $154,900 Active 13 DOM
9. 2026-06-09
   days on market $154,900 Active 12 DOM
10. 2026-06-08
    days on market $154,900 Active 11 DOM
11. 2026-06-07
    days on market $154,900 Active 10 DOM
12. 2026-06-03
    days on market $154,900 Active 6 DOM
13. 2026-06-02
    days on market $154,900 Active 5 DOM
14. 2026-06-01
    days on market $154,900 Active 4 DOM
15. 2026-05-31
    days on market $154,900 Active 3 DOM
16. 2026-05-30
    days on market $154,900 Active 2 DOM
17. 2026-05-28
    listed $154,900 Active
18. 2022-01-04
    soldstatus $76,500
19. 2012-01-03
    soldstatus $98,502
20. 2011-10-10
    listed $109,900
21. 2011-05-31
    soldstatus $42,000 459-char remark

    Show marketing remark (459 chars)

    LOOKING FOR A 4 BEDROOM 2 BATH IN THE WOODLEY PARK COMMUNITY? Check out this spacious home with tiled kitchen/foyer, living room/dining room combo with large wood burning fireplace and adjacent florida room that's perfect for indoor growers! This is a Fannie Mae HomePath property and is approved for HomePath Mortgage Financing and HomePath Renovation Mortgage Financing and can be purchased for as little as 3% down. Go to Homepath.com for more information.

22. 2011-02-11
    listed $44,900 459-char remark

    Show marketing remark (459 chars)

    LOOKING FOR A 4 BEDROOM 2 BATH IN THE WOODLEY PARK COMMUNITY? Check out this spacious home with tiled kitchen/foyer, living room/dining room combo with large wood burning fireplace and adjacent florida room that's perfect for indoor growers! This is a Fannie Mae HomePath property and is approved for HomePath Mortgage Financing and HomePath Renovation Mortgage Financing and can be purchased for as little as 3% down. Go to Homepath.com for more information.

23. 2007-04-27
    soldstatus $118,000
24. 2007-03-11
    listed $120,000

ⓘ 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: $1,894 · $158/mo
• Projected year-2 tax: $1,894 · $158/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 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,350
• − Mortgage interest: −$8,677
• − Property taxes: −$1,894
• − Insurance: −$774
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$4,506
• Taxable income: $402
• Est. tax owed @ 24.0%: −$97
• After-tax cash flow: $2,773/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

+29.1% since first listed

8 events — show timeline

• 2026-05-28 Listed $154,900 Greater Alabama MLS
• 2022-01-04 Sold (Public Records) $76,500 Public Records
• 2012-01-03 Sold (Public Records) $98,502 Public Records
• 2011-10-10 Listed $109,900 MAAR
• 2011-05-31 Sold (MLS) $42,000 MAAR
• 2011-02-11 Listed $44,900 MAAR
• 2007-04-27 Sold (MLS) $118,000 MAAR
• 2007-03-11 Listed $120,000 MAAR

Property tax history

+7.6%/yr

Latest (2025): $1,894 · +16.7% YoY. Source: county tax records.