5817 Brewbaker Blvd · Montgomery, AL 36116

$599,900

16 bd · 5.0 ba · 4,594 sqft · MultiFamily public records · 45 Days on market

Built 1995

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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 +12.4/30.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Excellent opportunity for investors or owner occupants! This well maintained 4 unit (each have 2 bedroom 2 bath) property offers strong income with one vacant unit ready for immediate occupancy. Live in the vacant unit while generating rental income from the other three occupied units, or add this property to your investment portfolio as a fully functional multi-family asset. Ideal for owner occupied income producing living or long term investment with steady cash flow and flexible living options. All units feature stainless steel appliances, fireplaces, tile, tray ceilings in both the common area and primary bedroom, wood flooring, and granite counters in the bathrooms. These units have be

Key facts

• Wood flooring
• Fireplaces
• Tile

Tags

• STAINLESS STEEL APPLIANCES
• FIREPLACES
• TILE
• TRAY CEILINGS
• WOOD FLOORING
• GRANITE COUNTERS

Property features AI

Finance

• Other: Owner pays common area maintenance, grounds care, insurance, sewer, taxes, and water; Tenants responsible for air conditioning, cable TV, electricity, gas, heat, insurance, and telephone
• Financial info: Property contains four total units; Several units currently leased with listed actual rent of $1,000 for leased units

Exterior

• Parking: Concrete driveway
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single-story building
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Electric range; Garbage disposal; Refrigerator; Electric water heater
• Bedrooms: Two-bedroom units (multiple units throughout the property)
• Flooring: Tile; Wood
• Bathrooms: Full bathrooms (two per two-bedroom unit)
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fans
• Interior features: Open living/dining area
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2-bath units multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative. Per door: $-24/mo.
• To cash-flow at today's rent, offer at most $583k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $445k (25.8% below list).
• Recommended offer: $445k (25.8% 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 fast (+5.7%/yr); 294 active listings in the ZIP; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).
• At $4,451/mo this rent would consume 97% of the median local household income ($55k/yr) (locally 2786% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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 45 days — a 3% lower offer ($582k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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 $132k; list at $600k implies a 354% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $445,100 (25.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.74% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.65% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.46×
• Total profit: $-91,382
• Equity at exit: $89,447

10-year hold

• IRR: -2.9%
• Equity multiple: 0.79×
• Total profit: $-35,700
• Equity at exit: $51,868

Cash invested: $167,972 (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: 44.9×

Monthly cashflow live

• Estimated rent: $4,451 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$216 /mo · $2,593/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$935
• Net cashflow: $-96

Break-even live

Break-even rent $4,572

Max offer price $582,998

Occupancy floor 97%

Sensitivity live

Price	-10% $244	-5% $74	+0% $-96	+5% $-265	+10% $-435
Rent	-10% $-447	-5% $-271	+0% $-96	+5% $80	+10% $256
Rate	-1.0pp $206	-0.5pp $57	base $-96	+0.5pp $-251	+1.0pp $-409

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$4,452
Total (4 units)			$4,451

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: $149,975
• Closing costs: $17,997
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $599,900 Active 45 DOM
2. 2026-06-18
   days on market $599,900 Active 42 DOM
3. 2026-06-17
   days on market $599,900 Active 41 DOM
4. 2026-06-16
   days on market $599,900 Active 40 DOM
5. 2026-06-15
   days on market $599,900 Active 39 DOM
6. 2026-06-14
   days on market $599,900 Active 37 DOM
7. 2026-06-13
   days on market $599,900 Active 36 DOM
8. 2026-06-10
   days on market $599,900 Active 34 DOM
9. 2026-06-09
   days on market $599,900 Active 33 DOM
10. 2026-06-08
    days on market $599,900 Active 32 DOM
11. 2026-06-07
    days on market $599,900 Active 31 DOM
12. 2026-06-03
    days on market $599,900 Active 27 DOM
13. 2026-06-02
    days on market $599,900 Active 26 DOM
14. 2026-06-01
    days on market $599,900 Active 25 DOM
15. 2026-05-31
    days on market $599,900 Active 24 DOM
16. 2026-05-30
    days on market $599,900 Active 23 DOM
17. 2026-05-07
    listed $599,900 Active 905-char remark
18. 2021-05-09
    listed $425,000
19. 2020-10-06
    listed $385,000
20. 2018-02-14
    soldstatus $132,000
21. 2015-01-13
    listed $158,000
22. 2013-12-11
    listed $159,000
23. 2012-11-20
    soldstatus $145,373
24. 2012-11-01
    soldstatus $145,000
25. 2012-02-16
    listed $149,000
26. 2007-10-01
    listed $213,750
27. 2004-10-18
    soldstatus $245,000
28. 2004-08-30
    listed $250,000

ⓘ 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: $2,593 · $216/mo
• Projected year-2 tax: $2,593 · $216/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 ≥107°F today · 21 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: $53,412
• − Mortgage interest: −$33,604
• − Property taxes: −$2,593
• − Insurance: −$3,000
• − Repairs & maintenance: −$4,273
• − Management: −$4,273
• − Depreciation: −$17,452
• Taxable loss: −$11,782
• Est. tax savings @ 24.0%: +$2,828
• After-tax cash flow: $1,679/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

+140.0% since first listed

12 events — show timeline

• 2026-05-07 Listed $599,900 MAAR
• 2021-05-09 Listed $425,000 MAAR
• 2020-10-06 Listed $385,000 MAAR
• 2018-02-14 Sold (Public Records) $132,000 Public Records
• 2015-01-13 Listed $158,000 MAAR
• 2013-12-11 Listed $159,000 MAAR
• 2012-11-20 Sold (Public Records) $145,373 Public Records
• 2012-11-01 Sold (MLS) $145,000 MAAR
• 2012-02-16 Listed $149,000 MAAR
• 2007-10-01 Listed $213,750 MAAR
• 2004-10-18 Sold (MLS) $245,000 MAAR
• 2004-08-30 Listed $250,000 MAAR

Property tax history

+8.2%/yr

Latest (2025): $2,593 · +0.0% YoY. Source: county tax records.