4130 Brooktree Rd · Montgomery, AL 36116

$119,900

3 bd · 2.0 ba · 1,354 sqft · SingleFamily public records · 26 Days on market

Built 1975 10,018 sqft lot Est $99k · 21% 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 +25.5/30.0
• DSCR +8.5/10.0
• 1% rule +6.2/10.0
• Rent growth +3.9/5.0
• 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

Updated 3 bedroom, 2 bathroom home that boasts of over 1350 sqft of living spcae! This home has so many recent updates for you to enjoy. There is a large open living area as you enter the home that is open to the large open dining area and eat-in kitchen. The kitchen has updates such as new countertops, fresh paint, updated appliances and fixtures. The dining area is open to the covered patio and large backyard. The master bedroom has a great walk-in closet and updated bathroom vanity and fixtures as well. The guest bedrooms are a generous size and also have ample closet space. This home is conveniently located close to local shops, restaurants and schools. This GEM will not last long, call your favorite realtor to view this BEAUTY today!

Key facts

• South montgomery
• Large backyard
• Dining area

Tags

• GREAT ROOM
• DINING AREA
• LARGE BACKYARD
• 0.23-ACRE LOT
• BROOKTREE SUBDIVISION
• SOUTH MONTGOMERY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: Brewbaker Primary School (799 students, 78% FRL); Jefferson Davis High School (math 3% / reading 16%, grade F, #258 of 305 statewide, top 85%, 1,522 students, 83% FRL).
• Market conditions: Rents rising fast (+5.7%/yr); 293 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — 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: 1.12% ✓
• Cap rate: 9.09%
• Cash-on-cash: 10.00%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $98,842
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4202 Matterhorn St	0.11mi	3/2.0	1,360 (+0%)	15mo	$140,000	$103	81
4313 Meadowbriar Ct	0.09mi	3/2.0	1,232 (-9%)	2mo	$110,000	$89	79
3906 Chatwood St	0.37mi	4/2.0 (+1)	1,372 (+1%)	2mo	$62,500	$46	74
4230 Knollgate Rd	0.18mi	3/2.0	1,170 (-14%)	10mo	$80,000	$68	61
2629 Shadowood Ct	0.35mi	3/2.0	1,150 (-15%)	6mo	$57,000	$50	53
4012 Amberly Rd	0.66mi	3/2.0	1,454 (+7%)	5mo	$86,000	$59	53
3976 Kimberly St	0.44mi	3/2.0	1,232 (-9%)	14mo	$90,000	$73	52
3981 Kimberly St	0.41mi	3/2.0	1,232 (-9%)	18mo	$125,000	$101	51
3829 Chatwood St	0.51mi	3/2.0	1,232 (-9%)	13mo	$118,450	$96	51
3041 Renee Dr	0.69mi	4/2.0 (+1)	1,360 (+0%)	14mo	$125,000	$92	50
3009 Montwood Ct	0.63mi	3/2.0	1,490 (+10%)	5mo	$73,000	$49	49
4212 Spring Park Ct	0.46mi	4/2.0 (+1)	1,246 (-8%)	17mo	$80,000	$64	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: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,063
• Equity at exit: $17,877

10-year hold

• IRR: 13.5%
• Equity multiple: 2.21×
• Total profit: $40,642
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,343 high
• Mortgage (P&I): −$629
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $280

Break-even live

Break-even rent $989

Max offer price $119,900

Occupancy floor 74%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3855 Woodley Rd Montgomery, AL	4.0	2.0	1450	$1,450	$1.00	43d	1	0.46mi
2699 Whispering Pine Dr Montgomery, AL	4.0	2.0	1500	$1,500	$1.00	13d	1	0.56mi
654 Mayflower Dr Montgomery, AL	3.0	2.0	1777	$1,400	$0.79	43d	1	0.71mi
3633 Woodley Rd Montgomery, AL	4.0	2.0	1734	$1,600	$0.92	21d	1	0.78mi
3240 Virginia Pines Ln Montgomery, AL	3.0	2.0	1215	$900	$0.74	43d	1	0.94mi
3231 Virginia Pines Ln Montgomery, AL	2.0	2.0	1068	$800	$0.75	43d	1	0.94mi
3324 Cross Creek Dr Montgomery, AL	3.0	2.0	1791	$1,395	$0.78	21d	1	0.99mi
3824 Glenfern Ct Montgomery, AL	3.0	2.0	1600	$1,450	$0.91	43d	1	1.00mi
4604 Virginia Loop Rd Montgomery, AL	1.0–2.0	1.0–2.0	810	$895	$1.10	43d	1	1.01mi
4611 Virginia Loop Rd Montgomery, AL	3.0	1.0	1029	$1,195	$1.16	21d	1	1.04mi
4025 Edge Hill Ln Montgomery, AL	3.0	2.0	1154	$1,350	$1.17	13d	1	1.14mi
3110 Virginia Downs Montgomery, AL	2.0	2.0	1068	$800	$0.75	43d	1	1.26mi
3220 Virginia Downs Montgomery, AL	3.0	2.0	1215	$900	$0.74	43d	1	1.29mi
3248 Meadow Walk Ln Montgomery, AL	3.0	2.0	1114	$1,200	$1.08	43d	1	1.35mi
2724 Forsyth Ln Montgomery, AL	4.0	2.0	1794	$1,400	$0.78	43d	1	1.37mi
3252 Cheltenham Dr Montgomery, AL	3.0	2.0	1705	$1,200	$0.70	43d	1	1.37mi
6061 Briarhurst Dr Montgomery, AL	3.0	2.0	1124	$1,075	$0.96	43d	1	1.39mi
6028 Oakleigh Rd Montgomery, AL	3.0	2.0	1105	$850	$0.77	43d	1	1.44mi
6105 Jennifer Ln Montgomery, AL	3.0	2.0	1553	$1,250	$0.80	13d	1	1.45mi
3212 Herbert Dr Montgomery, AL	3.0	2.0	1180	$1,425	$1.21	21d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $119,900 Active 26 DOM
2. 2026-06-17
   days on market $119,900 Active 25 DOM
3. 2026-06-16
   days on market $119,900 Active 24 DOM
4. 2026-06-15
   days on market $119,900 Active 23 DOM
5. 2026-06-14
   days on market $119,900 Active 21 DOM
6. 2026-06-13
   pricedays on market $119,900 Active 20 DOM
7. 2026-06-10
   days on market $124,900 Active 18 DOM
8. 2026-06-09
   days on market $124,900 Active 17 DOM
9. 2026-06-08
   days on market $124,900 Active 16 DOM
10. 2026-06-07
    pricedays on market $124,900 Active 15 DOM
11. 2026-06-03
    days on market $129,900 Active 11 DOM
12. 2026-06-02
    statusdays on market $129,900 Active 10 DOM
13. 2026-04-17
    status Pending
14. 2026-04-08
    listed $129,900 Active
15. 2022-05-16
    soldstatus $107,000
16. 2022-05-11
    soldstatus $107,000 748-char remark

    Show marketing remark (748 chars)

    Updated 3 bedroom, 2 bathroom home that boasts of over 1350 sqft of living spcae! This home has so many recent updates for you to enjoy. There is a large open living area as you enter the home that is open to the large open dining area and eat-in kitchen. The kitchen has updates such as new countertops, fresh paint, updated appliances and fixtures. The dining area is open to the covered patio and large backyard. The master bedroom has a great walk-in closet and updated bathroom vanity and fixtures as well. The guest bedrooms are a generous size and also have ample closet space. This home is conveniently located close to local shops, restaurants and schools. This GEM will not last long, call your favorite realtor to view this BEAUTY today!

17. 2022-04-14
    listed $110,000 748-char remark

    Show marketing remark (748 chars)

    Updated 3 bedroom, 2 bathroom home that boasts of over 1350 sqft of living spcae! This home has so many recent updates for you to enjoy. There is a large open living area as you enter the home that is open to the large open dining area and eat-in kitchen. The kitchen has updates such as new countertops, fresh paint, updated appliances and fixtures. The dining area is open to the covered patio and large backyard. The master bedroom has a great walk-in closet and updated bathroom vanity and fixtures as well. The guest bedrooms are a generous size and also have ample closet space. This home is conveniently located close to local shops, restaurants and schools. This GEM will not last long, call your favorite realtor to view this BEAUTY today!

18. 2022-03-15
    soldstatus $65,500
19. 2009-02-06
    soldstatus $79,900 565-char remark

    Show marketing remark (565 chars)

    SELLER WILL CONSIDER OWNER FINANCING---CALL YOUR REALTOR FOR FINANCE TERMS. .. THIS IS A REAL NICE, 3 BR/2 BA, BRICK HOME WITH AN AWESOME, OPEN FLOOR PLAN AND A SINGLE CAR GARAGE. .. SPACIOUS GREAT ROOM with a stylish box window looking out to the front yard. .. BIG KITCHEN / DINING COMBO opens out to the great room and is ideal for entertaining. .. LOTS OF KITCHEN CABINET SPACE. .. master bedroom has a WALK-IN-CLOSET and the second bedroom has DOUBLE CLOSETS, ,, there is a WALK-IN LINEN CLOSET in the hallway. .. washer and dryer connections are in the garage

20. 2009-01-10
    listed $82,500 565-char remark

    Show marketing remark (565 chars)

    SELLER WILL CONSIDER OWNER FINANCING---CALL YOUR REALTOR FOR FINANCE TERMS. .. THIS IS A REAL NICE, 3 BR/2 BA, BRICK HOME WITH AN AWESOME, OPEN FLOOR PLAN AND A SINGLE CAR GARAGE. .. SPACIOUS GREAT ROOM with a stylish box window looking out to the front yard. .. BIG KITCHEN / DINING COMBO opens out to the great room and is ideal for entertaining. .. LOTS OF KITCHEN CABINET SPACE. .. master bedroom has a WALK-IN-CLOSET and the second bedroom has DOUBLE CLOSETS, ,, there is a WALK-IN LINEN CLOSET in the hallway. .. washer and dryer connections are in the garage

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,233 · $103/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 7/10 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: $16,121
• − Mortgage interest: −$6,716
• − Property taxes: −$1,233
• − Insurance: −$600
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$3,488
• Taxable income: $1,505
• Est. tax owed @ 24.0%: −$361
• After-tax cash flow: $2,997/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

+57.5% since first listed

8 events — show timeline

• 2026-04-17 Pending — Greater Alabama MLS
• 2026-04-08 Listed $129,900 Greater Alabama MLS
• 2022-05-16 Sold (Public Records) $107,000 Public Records
• 2022-05-11 Sold (MLS) $107,000 MAAR
• 2022-04-14 Listed $110,000 MAAR
• 2022-03-15 Sold (Public Records) $65,500 Public Records
• 2009-02-06 Sold (MLS) $79,900 MAAR
• 2009-01-10 Listed $82,500 MAAR

Property tax history

+7.5%/yr

Latest (2025): $1,233 · +5.5% YoY. Source: county tax records.