8336 Grand Oak Ct · Montgomery, AL 36117

$99,000

2 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 7 Days on market

Built 1990 Est $193k · 49% under $7/mo HOA

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Halcyon Oaks GEM!!! This cozy townhome is a steal. Just off Taylor Road, and conveniently located near Eastchase, surrounded by popular restaurants, and easy access to the interstate. Great Investment! Please contact agent for access to property. If school zones are important, please contact the Montgomery County Board of Education.

Key facts

• Cozy townhome
• Conveniently located
• Parking

Tags

• COZY TOWNHOME
• CONVENIENTLY LOCATED
• EASY ACCESS TO INTERSTATE

Property features AI

Finance

• Other: City lot on a cul-de-sac
• HOA & community: Homeowners association with an annual fee of $88

Exterior

• Parking: Parking pad (2 pads); Shared driveway
• Security: Fire alarm
• Utilities: Cable available; Electricity available; High-speed internet available; Public water; Public sewer
• Home design: Single-story; Brick construction; Slab foundation; Home warranty included
• Construction: Built according to public records; Brick exterior
• Exterior features: Fully fenced yard; Privacy fencing; Patio; Storage

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Disposal; Plumbed for ice maker; Refrigerator; Electric water heater
• Bedrooms: Bedroom on the first floor
• Flooring: Plank; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Bathroom(s) on the first floor
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Blinds; Garden tub / Roman tub; Separate shower; Window treatments
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 13.8% 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; 7 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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $99,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.65% ✓
• Cap rate: 13.79%
• Cash-on-cash: 26.76%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $193,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8325 Grand Oak Ct	0.05mi	2/2.0	1,254 (-3%)	10mo	$139,200	$111	84
8449 Water Oak Ct	0.10mi	2/2.0	1,237 (-5%)	7mo	$195,000	$158	82
8365 Grand Oak Ct	0.06mi	2/2.0	1,301 (+0%)	18mo	$155,000	$119	82
8405 English Oak Loop	0.06mi	3/2.0 (+1)	1,264 (-2%)	16mo	$180,000	$142	75
7301 Spencer Cir	0.56mi	3/2.0 (+1)	1,281 (-1%)	3mo	$253,000	$198	64
8461 English Oak Loop	0.16mi	3/2.0 (+1)	1,387 (+7%)	17mo	$170,000	$123	62
7309 Spencer Cir	0.55mi	3/2.0 (+1)	1,281 (-1%)	11mo	$268,900	$210	59
2627 Queens Hollow Ct	0.67mi	2/2.0	1,388 (+7%)	12mo	$197,000	$142	46
2108 Halcyon Downs Loop	0.51mi	3/2.0 (+1)	1,476 (+14%)	10mo	$220,000	$149	40
3140 Knotts Dr	0.62mi	3/2.0 (+1)	1,486 (+15%)	3mo	$279,900	$188	39
3204 Knotts Dr	0.61mi	3/2.0 (+1)	1,486 (+15%)	7mo	$294,900	$198	36
2428 Noble Wood Ct	0.66mi	3/2.0 (+1)	1,400 (+8%)	18mo	$179,000	$128	36

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: 20.6%
• Equity multiple: 1.84×
• Total profit: $23,336
• Equity at exit: $14,761

10-year hold

• IRR: 28.8%
• Equity multiple: 3.56×
• Total profit: $71,034
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,638 high
• Mortgage (P&I): −$519
• Tax from tax record: −$108 /mo · $1,301/yr
• Insurance: −$41
• HOA: −$7
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $618

Break-even live

Break-even rent $855

Max offer price $99,000

Occupancy floor 57%

Sensitivity live

Price	-10% $674	-5% $646	+0% $618	+5% $590	+10% $562
Rent	-10% $489	-5% $554	+0% $618	+5% $683	+10% $748
Rate	-1.0pp $668	-0.5pp $643	base $618	+0.5pp $593	+1.0pp $566

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7406 Mill Ridge Ct Montgomery, AL	3.0	2.0	1785	$2,250	$1.26	45d	1	0.51mi
2229 Halcyon Downs Loop Unit 1525028P Montgomery, AL	3.0	2.0	1571	$5,675	$3.61	14d	1	0.60mi
8700 Seaton Blvd Montgomery, AL	1.0–3.0	1.0–2.0	1081	$1,532	$1.42	14d	35	0.60mi
7104 Fair Oaks Ct Montgomery, AL	3.0	2.0	1656	$1,881	$1.14	44d	1	0.71mi
3201 Watchman Dr Montgomery, AL	1.0–3.0	1.0–2.0	1054	$1,345	$1.28	14d	10	0.80mi
7701 Taylor Oaks Cir Montgomery, AL	1.0–3.0	1.0–2.0	1047	$1,574	$1.50	14d	22	1.19mi
1944 Woodrun Dr Montgomery, AL	3.0	2.0	1689	$1,595	$0.94	14d	1	1.37mi

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 1 events

1. 2026-05-22
   listed $99,000 Active

ⓘ 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: $1,301 · $108/mo
• Projected year-2 tax: $1,301 · $108/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: $19,656
• − Mortgage interest: −$5,546
• − Property taxes: −$1,301
• − Insurance: −$495
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − HOA: −$84
• − Depreciation: −$2,880
• Taxable income: $6,206
• Est. tax owed @ 24.0%: −$1,489
• After-tax cash flow: $5,929/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

1 event — show timeline

• 2026-05-22 Listed $99,000 MAAR

Property tax history

+6.2%/yr

Latest (2025): $1,301 · +3.8% YoY. Source: county tax records.