1504 Baffin Ct · Montgomery, AL 36110

$55,000

3 bd · 2.0 ba · 1,050 sqft · SingleFamily public records · 136 Days on market

Built 1972 0.27 ac lot $52/sqft · 9% below area Est $60k · 9% under ↓ 15% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +11.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor's get to this one fast! 3 bedroom, 1.5 bathrooms in Culdasac in Montgomery. Home is "as is" with no seller concessions or repairs being offered. Seller has never lived in the home. No information available on systems or components. This one does need a little TLC, but would make a great rental! Big backyard.

Key facts

• Big backyard
• 0.27 acre lot
• Garage

Tags

• BIG BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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: 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: 62 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $380 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.90% ✓
• Cap rate: 16.98%
• Cash-on-cash: 38.16%
• DSCR: 2.70
• GRM: 4.4

CMA / ARV

• ARV (median comp): $60,288
• List price: $55,000
• Delta: -8.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1515 Baffin Ct	0.05mi	3/1.0	1,025 (-2%)	3mo	$26,000	$25	87
1544 Gibson St	0.14mi	3/1.0	1,025 (-2%)	2mo	$52,000	$51	84
3025 Baffin Dr	0.06mi	3/1.0	1,146 (+9%)	6mo	$50,000	$44	73
1930 Gibson St	0.49mi	3/2.0	1,040 (-1%)	4mo	$63,500	$61	72
1945 Gibson St	0.54mi	3/1.0	1,045 (-0%)	2mo	$23,000	$22	68
1800 Cotton Ct	0.20mi	3/1.0	962 (-8%)	5mo	$62,500	$65	68
3129 Cabot St	0.63mi	3/2.0	1,099 (+5%)	1mo	$17,501	$16	62
2003 Miller St	0.59mi	2/1.0 (-1)	1,044 (-1%)	2mo	$54,000	$52	61
132 Amanda Ln	0.60mi	3/2.0	1,118 (+6%)	1mo	$45,000	$40	60
1833 Midway St	0.39mi	3/1.0	1,175 (+12%)	1mo	$64,900	$55	57
3560 Manley Dr	0.48mi	3/1.0	950 (-10%)	2mo	$60,000	$63	56
1823 Foster St	0.73mi	3/1.0	912 (-13%)	4mo	$12,000	$13	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.2%
• Equity multiple: 2.45×
• Total profit: $22,265
• Equity at exit: $8,201

10-year hold

• IRR: 41.1%
• Equity multiple: 4.86×
• Total profit: $59,500
• Equity at exit: $4,755

Cash invested: $15,400 (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 36110

• Home prices YoY: -34.8%
• Active inventory: 62
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,043 high
• Mortgage (P&I): −$288
• Tax from tax record: −$23 /mo · $279/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $490

Break-even live

Break-even rent $424

Max offer price $55,000

Occupancy floor 48%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3042 George B Edmondson Dr Montgomery, AL	3.0	1.0	900	$860	$0.96	43d	1	0.17mi
3114 Cotton St Montgomery, AL	3.0	1.0	888	$1,100	$1.24	43d	1	0.29mi
1817 Texas Ct Montgomery, AL	3.0	1.0	925	$1,050	$1.14	20d	1	0.36mi
1653 N Yarbrough Ct Montgomery, AL	3.0	1.0	1130	$950	$0.84	20d	1	0.39mi
2503 Skyline Ave Montgomery, AL	3.0	1.0	1015	$1,150	$1.13	43d	1	0.53mi
3050 Willena Ave Montgomery, AL	3.0	1.0	1466	$985	$0.67	20d	1	0.54mi
3329 Texas St Montgomery, AL	3.0	1.0	1000	$1,100	$1.10	43d	1	0.58mi
2001 Speigle St Montgomery, AL	3.0	1.0	1260	$1,035	$0.82	43d	1	0.62mi
2019 Amos St Montgomery, AL	3.0	1.5	1134	$985	$0.87	43d	1	0.64mi
2056 Midway St Montgomery, AL	3.0	1.0	1110	$985	$0.89	43d	1	0.64mi
3008 Cabot St Montgomery, AL	4.0	2.0	1300	$1,150	$0.88	43d	1	0.65mi
3613 Erwin Dr Montgomery, AL	3.0	2.0	1092	$1,250	$1.14	43d	1	0.67mi
2076 Midway St Montgomery, AL	3.0	1.0	1068	$1,000	$0.94	43d	1	0.69mi
2107 Yarbrough Cir Montgomery, AL	3.0	1.0	910	$925	$1.02	43d	1	0.73mi
2111 Yarbrough St Montgomery, AL	3.0	1.0	962	$795	$0.83	43d	1	0.73mi
3452 Harris St Montgomery, AL	3.0	1.0	1400	$1,150	$0.82	20d	1	0.75mi
2006 Harmon St Unit 3 Montgomery, AL	3.0	1.0	800	$500	$0.62	43d	1	0.76mi
218 Broadway St Montgomery, AL	2.0	1.0	960	$895	$0.93	13d	1	0.78mi
207 Destin St Montgomery, AL	3.0	1.0	966	$695	$0.72	20d	1	0.84mi
216 Gardendale Dr Montgomery, AL	3.0	1.0	900	$850	$0.94	20d	1	0.84mi
298 Broadway St Montgomery, AL	2.0	1.0	896	$900	$1.00	43d	1	0.84mi
204 W Park Ave Montgomery, AL	3.0	1.0	1145	$850	$0.74	20d	1	0.91mi
341 Chisholm St Montgomery, AL	3.0	1.0	756	$1,195	$1.58	20d	1	0.92mi
1324 Federal Dr Montgomery, AL	2.0	1.0	1000	$1,100	$1.10	43d	1	0.95mi
16 Garden St Montgomery, AL	3.0	1.5	1008	$775	$0.77	44d	1	0.97mi
142 W Michigan Ave Montgomery, AL	3.0	1.0	840	$995	$1.18	13d	1	1.07mi
508 Glenmore Rd Montgomery, AL	2.0	1.0	1135	$1,000	$0.88	43d	1	1.16mi
3 Rotary St Montgomery, AL	3.0	1.0	1131	$925	$0.82	20d	1	1.17mi
4029 Chelsea Dr Montgomery, AL	3.0	1.0	1000	$1,200	$1.20	43d	1	1.18mi
429 Edward St Montgomery, AL	3.0	1.0	828	$1,080	$1.30	13d	1	1.20mi
517 N Florida St Unit B Montgomery, AL	2.0	1.0	900	$750	$0.83	43d	1	1.21mi
412 Edward St Montgomery, AL	3.0	1.0	828	$800	$0.97	43d	1	1.22mi
424 N California St Apt D Montgomery, AL	2.0	1.0	850	$778	$0.92	20d	1	1.24mi
2023 Windsor Ave Montgomery, AL	2.0	1.0	889	$895	$1.01	43d	1	1.26mi
2122 Windsor Ave Montgomery, AL	2.0	1.0	1052	$725	$0.69	43d	1	1.33mi
2009 Yancey Ave Montgomery, AL	3.0	1.0	1140	$1,080	$0.95	20d	1	1.38mi
105 Dyas Ct Montgomery, AL	3.0	1.0	1025	$1,095	$1.07	43d	1	1.48mi
408 Briarbrook Dr #204 Montgomery, AL	3.0	2.0	1025	$1,000	$0.98	43d	1	1.49mi
408 Briarbrook Dr Montgomery, AL	3.0	2.0	1025	$960	$0.94	20d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $55,000 Active 136 DOM
2. 2026-06-17
   days on market $55,000 Active 135 DOM
3. 2026-06-16
   days on market $55,000 Active 134 DOM
4. 2026-06-15
   days on market $55,000 Active 133 DOM
5. 2026-06-14
   days on market $55,000 Active 131 DOM
6. 2026-06-13
   days on market $55,000 Active 130 DOM
7. 2026-06-10
   days on market $55,000 Active 128 DOM
8. 2026-06-09
   days on market $55,000 Active 127 DOM
9. 2026-06-08
   days on market $55,000 Active 126 DOM
10. 2026-06-07
    days on market $55,000 Active 125 DOM
11. 2026-06-03
    days on market $55,000 Active 121 DOM
12. 2026-06-02
    days on market $55,000 Active 120 DOM
13. 2026-06-01
    days on market $55,000 Active 119 DOM
14. 2026-05-31
    days on market $55,000 Active 118 DOM
15. 2026-05-30
    days on market $55,000 Active 117 DOM
16. 2026-03-24
    price $55,000 328-char remark

    Show marketing remark (328 chars)

    Investor's get to this one fast! 3 bedroom, 1.5 bathrooms in Culdasac in Montgomery. Home is "as is" with no seller concessions or repairs being offered. Seller has never lived in the home. No information available on systems or components. This one does need a little TLC, but would make a great rental! Big backyard.

17. 2026-02-02
    listed $65,000 Active 328-char remark

    Show marketing remark (328 chars)

    Investor's get to this one fast! 3 bedroom, 1.5 bathrooms in Culdasac in Montgomery. Home is "as is" with no seller concessions or repairs being offered. Seller has never lived in the home. No information available on systems or components. This one does need a little TLC, but would make a great rental! Big backyard.

ⓘ 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: $279 · $23/mo
• Projected year-2 tax: $279 · $23/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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,521
• − Mortgage interest: −$3,081
• − Property taxes: −$279
• − Insurance: −$275
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$1,600
• Taxable income: $5,283
• Est. tax owed @ 24.0%: −$1,268
• After-tax cash flow: $4,609/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): 12,102
• Household income: $47,315
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 753.0

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 (83%)
• Race & ethnicity: Black 83% White 11% Two or more races 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -35.37%
• Current HPI: 66.3114
• Rent YoY: —
• 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

-15.4% since first listed

2 events — show timeline

• 2026-03-24 Price Changed $55,000 MAAR
• 2026-02-02 Listed $65,000 MAAR

Property tax history

+5.9%/yr

Latest (2025): $279 · +1.4% YoY. Source: county tax records.