8328 Grand Oak Ct · Montgomery, AL 36117

$129,999

2 bd · 2.0 ba · 1,106 sqft · SingleFamily public records · 7 Days on market

Built 1990 Est $161k · 19% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.4/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT HOME, CLEAN. 2 BEDROOMS 2 BATH, COVERED PORCH AND A LOT OF TREES. SHOW, IT WILL SELL SOON.

Key facts

• Solid bones
• Sound roof
• 2 parking spots

Tags

• SOLID BONES
• SOUND ROOF

Property features AI

Exterior

• Parking: Driveway; 2-space carport
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story home
• Construction: Brick construction; Slab foundation
• Exterior features: Covered patio; Covered porch/patio; Fully fenced yard with privacy fencing; City lot located on a cul-de-sac with mature trees

Interior

• Kitchen: Electric cooktop, electric oven, electric range; Disposal; Refrigerator
• Bedrooms: At least one bedroom on the first floor
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric and heat pump); Heat pump cooling
• Interior features: Blinds and double-pane windows; Double vanity; Garden/roman tub; Linen closet; Walk-in closet(s); Window treatments; One fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 9.5% 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: Rents rising (+3.0%/yr); 407 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $899 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 + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $84k; list at $130k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $129,999

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.33%
• DSCR: 1.50
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $161,476
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8449 Water Oak Ct	0.11mi	2/2.0	1,237 (+12%)	7mo	$195,000	$158	70
8325 Grand Oak Ct	0.04mi	2/2.0	1,254 (+13%)	10mo	$139,200	$111	67
8425 Water Oak Ct	0.07mi	2/2.0	1,234 (+12%)	23mo	$180,000	$146	58
8405 English Oak Loop	0.07mi	3/2.0 (+1)	1,264 (+14%)	16mo	$180,000	$142	55

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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $792
• Equity at exit: $19,383

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $28,736
• Equity at exit: $11,240

Cash invested: $36,400 (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 36117

• Home prices YoY: -20.0%
• Rents YoY: 3.0%
• Active inventory: 407
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,484 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $344

Break-even live

Break-even rent $1,049

Max offer price $129,999

Occupancy floor 72%

Sensitivity live

Price	-10% $417	-5% $381	+0% $344	+5% $307	+10% $270
Rent	-10% $226	-5% $285	+0% $344	+5% $402	+10% $461
Rate	-1.0pp $409	-0.5pp $377	base $344	+0.5pp $310	+1.0pp $276

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8700 Seaton Blvd Montgomery, AL	1.0–3.0	1.0–2.0	1081	$1,532	$1.42	14d	35	0.65mi
3201 Watchman Dr Montgomery, AL	1.0–3.0	1.0–2.0	1054	$1,345	$1.28	14d	10	0.83mi
7701 Taylor Oaks Cir Montgomery, AL	1.0–3.0	1.0–2.0	1047	$1,574	$1.50	14d	22	1.26mi
6025 Oldcastle Pl Montgomery, AL	3.0	2.0	1350	$1,775	$1.31	44d	1	1.48mi

Listing history 7 events

1. 2026-06-18
   days on market $129,999 Active 7 DOM
2. 2026-06-17
   days on market $129,999 Active 6 DOM
3. 2026-06-16
   days on market $129,999 Active 5 DOM
4. 2026-06-15
   days on market $129,999 Active 4 DOM
5. 2026-06-14
   days on market $129,999 Active 2 DOM
6. 2026-06-13
   remarks 671-char remark
7. 2026-06-13
   listed $129,999 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: $1,116 · $93/mo
• Projected year-2 tax: $1,116 · $93/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 6/10 Major 77% 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: $17,811
• − Mortgage interest: −$7,282
• − Property taxes: −$1,116
• − Insurance: −$650
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$3,782
• Taxable income: $2,132
• Est. tax owed @ 24.0%: −$512
• After-tax cash flow: $3,613/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): 53,172
• Household income: $74,720
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1742.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 53% White 34% Asian 8% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 9% · South Korea, Canada, China
• Languages at home: 90% English-only · Korean 4% Spanish 3% Other Indo-European 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: ▼ -37.24%
• Current HPI: 148.7728
• Rent YoY: ▲ 2.99%
• 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

+51.3% since first listed

3 events — show timeline

• 2026-06-11 Listed $129,999 MAAR
• 2004-09-10 Sold (MLS) $83,500 MAAR
• 2004-04-16 Listed $85,900 MAAR

Property tax history

+4.8%/yr

Latest (2025): $1,116 · -2.7% YoY. Source: county tax records.