2752 Baldwin Brook Dr · Montgomery, AL 36111

$165,000

4 bd · 2.0 ba · 1,326 sqft · SingleFamily public records · 9 Days on market

Built 1965 Est $121k · 37% over

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Why this score? — see what drove the F 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 +15.5/30.0
• DSCR +4.8/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• 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

HOUSE TOTALY REMODELED, NEW CARPET THROUGH OUT, PAINTED INTERIOR & EXTERIOR. NICE COVERED PATIO, PLUS DECK, CARPORT. A MUST TO SEE.

Key facts

• Covered parking
• New flooring
• Large backyard

Tags

• NEW FLOORING
• SPACIOUS FLOOR PLAN
• OPEN KITCHEN
• COVERED PARKING
• LARGE BACKYARD

Property features AI

Exterior

• Parking: Detached carport with 2 carport spaces
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-story home
• Construction: Brick and Masonite exterior; Built (year per public records); Slab foundation
• Exterior features: Patio; Level lot with mature trees; City lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms on the first floor
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms on the first floor
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Carpet and tile flooring; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $67 ($805/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 $131k (20.7% below list).
• Recommended offer: $131k (20.7% 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: 110 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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 $32k; list at $165k implies a 408% 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 $130,846 (20.7% 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. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.74%
• DSCR: 1.08
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $120,666
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2731 S Wallace Dr	0.21mi	3/2.0 (-1)	1,344 (+1%)	6mo	$152,000	$113	78
2601 Brantford Pl	0.35mi	3/2.0 (-1)	1,350 (+2%)	12mo	$161,500	$120	65
4142 Strathmore Dr	0.43mi	3/2.0 (-1)	1,400 (+6%)	5mo	$115,000	$82	62
3114 Woodley Rd	0.49mi	4/2.0	1,419 (+7%)	6mo	$129,000	$91	61
2642 Jan Dr	0.47mi	3/2.0 (-1)	1,254 (-5%)	5mo	$100,000	$80	60
2817 Shenandoah Dr	0.71mi	4/2.0	1,273 (-4%)	2mo	$135,000	$106	59
3363 E Brookwood	0.69mi	3/2.0 (-1)	1,348 (+2%)	2mo	$45,000	$33	58
2744 Country Brook Dr	0.26mi	3/2.0 (-1)	1,151 (-13%)	5mo	$130,000	$113	57
4301 Parker Ln	0.74mi	3/2.0 (-1)	1,350 (+2%)	14mo	$155,000	$115	45
2504 Elsmeade Dr	0.61mi	3/1.0 (-1)	1,227 (-8%)	17mo	$48,000	$39	36
3217 Elsberry Rd	0.74mi	3/1.0 (-1)	1,230 (-7%)	16mo	$36,000	$29	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-22,552
• Equity at exit: $24,602

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-14,490
• Equity at exit: $14,266

Cash invested: $46,200 (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 36111

• Home prices YoY: -6.9%
• Active inventory: 110
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$865
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $67

Break-even live

Break-even rent $1,224

Max offer price $165,000

Occupancy floor 90%

Sensitivity live

Price	-10% $160	-5% $114	+0% $67	+5% $20	+10% $-26
Rent	-10% $-36	-5% $15	+0% $67	+5% $119	+10% $170
Rate	-1.0pp $150	-0.5pp $109	base $67	+0.5pp $24	+1.0pp $-19

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2724 Forsyth Ln Montgomery, AL	4.0	2.0	1794	$1,400	$0.78	44d	1	0.14mi
2724 Endicott Dr Montgomery, AL	5.0	4.0	1857	$1,750	$0.94	44d	1	0.16mi
2916 Moorcroft Dr Unit 1043818P Montgomery, AL	5.0	2.5	1496	$5,435	$3.63	14d	1	0.21mi
3252 Cheltenham Dr Montgomery, AL	3.0	2.0	1705	$1,200	$0.70	44d	1	0.35mi
2619 Brantford Pl Montgomery, AL	3.0	2.0	1323	$1,200	$0.91	44d	1	0.37mi
4220 Strathmore Dr Montgomery, AL	1.0–3.0	1.0–2.0	931	$1,099	$1.18	44d	1	0.54mi
3633 Woodley Rd Montgomery, AL	4.0	2.0	1734	$1,600	$0.92	21d	1	0.70mi
2401 Overhill Rd Montgomery, AL	3.0	1.0	999	$700	$0.70	21d	1	0.75mi
3220 Virginia Downs Montgomery, AL	3.0	2.0	1215	$900	$0.74	44d	1	0.88mi
2699 Whispering Pine Dr Montgomery, AL	4.0	2.0	1500	$1,500	$1.00	14d	1	0.88mi
3248 Meadow Walk Ln Montgomery, AL	3.0	2.0	1114	$1,200	$1.08	44d	1	0.89mi
2656 Fisk Rd Montgomery, AL	4.0	2.0	1584	$1,400	$0.88	44d	1	0.90mi
2651 Clement Curv Montgomery, AL	3.0	2.0	1402	$1,550	$1.11	21d	1	0.91mi
3380 McGehee Rd Montgomery, AL	3.0	2.0	1000	$650	$0.65	14d	1	0.91mi
3855 Woodley Rd Montgomery, AL	4.0	2.0	1450	$1,450	$1.00	44d	1	0.97mi
2633 Ashlawn Dr Montgomery, AL	5.0	2.0	1681	$1,600	$0.95	44d	1	1.02mi
3580 McGehee Pl Dr S Montgomery, AL	3.0	2.0	1200	$1,205	$1.00	44d	1	1.02mi
3240 Virginia Pines Ln Montgomery, AL	3.0	2.0	1215	$900	$0.74	44d	1	1.03mi
4611 Virginia Loop Rd Montgomery, AL	3.0	1.0	1029	$1,195	$1.16	21d	1	1.08mi
4025 Edge Hill Ln Montgomery, AL	3.0	2.0	1154	$1,350	$1.17	14d	1	1.12mi
3543 Carter Hill Rd Montgomery, AL	1.0–3.0	1.0–2.0	1120	$925	$0.83	14d	16	1.20mi
2441 Price St Unit D Montgomery, AL	3.0	2.0	1264	$900	$0.71	21d	1	1.28mi
2440 Price St Unit C Montgomery, AL	3.0	2.0	1800	$1,050	$0.58	44d	1	1.29mi
3324 Cross Creek Dr Montgomery, AL	3.0	2.0	1791	$1,395	$0.78	21d	1	1.35mi
654 Mayflower Dr Montgomery, AL	3.0	2.0	1777	$1,400	$0.79	44d	1	1.48mi

Listing history 8 events

1. 2026-06-18
   days on market $165,000 Active 9 DOM
2. 2026-06-17
   days on market $165,000 Active 8 DOM
3. 2026-06-16
   days on market $165,000 Active 7 DOM
4. 2026-06-15
   days on market $165,000 Active 6 DOM
5. 2026-06-14
   days on market $165,000 Active 4 DOM
6. 2026-06-13
   days on market $165,000 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $165,000 Active 1 DOM

ⓘ 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: $391 · $33/mo
• Projected year-2 tax: $677 · $56/mo
• Expected delta: +$286/yr (+$24/mo · 73.1%)

ⓘ 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: $15,702
• − Mortgage interest: −$9,243
• − Property taxes: −$391
• − Insurance: −$825
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$4,800
• Taxable loss: −$2,069
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $1,302/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
• City population: 175,913
• Population (ZIP): 12,196

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 34% Asian 3% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Chinese 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: ▼ -11.63%
• Current HPI: 156.4412
• Rent YoY: —
• Metro: —
• 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

+108.9% since first listed

5 events — show timeline

• 2026-06-09 Listed $165,000 MAAR
• 2020-02-07 Sold (MLS) $32,500 MAAR
• 2019-12-20 Listed $45,000 MAAR
• 2001-08-01 Sold (MLS) $77,000 MAAR
• 2001-05-11 Listed $79,000 MAAR

Property tax history

+4.5%/yr

Latest (2025): $391 · +6.9% YoY. Source: county tax records.