126 Grovewood Ct · Montgomery, AL 36108

$105,000

3 bd · 2.0 ba · 2,314 sqft · SingleFamily public records · 127 Days on market

Built 1990 $45/sqft · 38% below area Est $170k · 38% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Appreciation +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

FIX AND FLIP, FIX AND LIVE, OR FIX AND RENT. Endless possibilities. This is a large home situated in the country area but close to the city of Montgomery and Prattville. Three bedrooms and three bathrooms. Some renovations to the bathrooms were completed but there are other repairs needed. Property is priced to sell.

Key facts

• Large home
• Country area
• Parking

Tags

• LARGE HOME
• COUNTRY AREA
• RENOVATIONS TO BATHROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: 65 active listings in the ZIP; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($726 loan paydown + $3k appreciation (2.7% local appreciation)).
• Montgomery County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 29y 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 $49k; list at $105k implies a 114% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.33% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.09%
• DSCR: 1.85
• GRM: 6.2

CMA / ARV

• ARV (median comp): $169,650
• List price: $105,000
• Delta: -38.11%
• Verdict: UNDERPRICED
• Comps: 15 within 2.0 mi

Projected returns pro-forma

2.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.39×
• Total profit: $40,783
• Equity at exit: $45,488

10-year hold

• IRR: 25.9%
• Equity multiple: 4.59×
• Total profit: $105,449
• Equity at exit: $68,790

Cash invested: $29,400 (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 36108

• Home prices YoY: 2.9%
• Active inventory: 65
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $468

Break-even live

Break-even rent $809

Max offer price $105,000

Occupancy floor 62%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $105,000 Active 127 DOM
2. 2026-06-17
   days on market $105,000 Active 126 DOM
3. 2026-06-16
   days on market $105,000 Active 125 DOM
4. 2026-06-15
   days on market $105,000 Active 124 DOM
5. 2026-06-14
   days on market $105,000 Active 122 DOM
6. 2026-06-13
   days on market $105,000 Active 121 DOM
7. 2026-06-10
   days on market $105,000 Active 119 DOM
8. 2026-06-09
   days on market $105,000 Active 118 DOM
9. 2026-06-08
   days on market $105,000 Active 117 DOM
10. 2026-06-07
    days on market $105,000 Active 116 DOM
11. 2026-06-03
    pricedays on market $105,000 Active 112 DOM
12. 2026-06-02
    days on market $108,000 Active 111 DOM
13. 2026-06-01
    days on market $108,000 Active 110 DOM
14. 2026-05-31
    days on market $108,000 Active 109 DOM
15. 2026-05-30
    days on market $108,000 Active 108 DOM
16. 2026-04-27
    price $108,000 318-char remark

    Show marketing remark (318 chars)

    FIX AND FLIP, FIX AND LIVE, OR FIX AND RENT. Endless possibilities. This is a large home situated in the country area but close to the city of Montgomery and Prattville. Three bedrooms and three bathrooms. Some renovations to the bathrooms were completed but there are other repairs needed. Property is priced to sell.

17. 2026-03-06
    status Active 318-char remark

    Show marketing remark (318 chars)

    FIX AND FLIP, FIX AND LIVE, OR FIX AND RENT. Endless possibilities. This is a large home situated in the country area but close to the city of Montgomery and Prattville. Three bedrooms and three bathrooms. Some renovations to the bathrooms were completed but there are other repairs needed. Property is priced to sell.

18. 2026-03-02
    historical Contingent 318-char remark

    Show marketing remark (318 chars)

    FIX AND FLIP, FIX AND LIVE, OR FIX AND RENT. Endless possibilities. This is a large home situated in the country area but close to the city of Montgomery and Prattville. Three bedrooms and three bathrooms. Some renovations to the bathrooms were completed but there are other repairs needed. Property is priced to sell.

19. 2026-02-09
    listed $110,000 Active 318-char remark

    Show marketing remark (318 chars)

    FIX AND FLIP, FIX AND LIVE, OR FIX AND RENT. Endless possibilities. This is a large home situated in the country area but close to the city of Montgomery and Prattville. Three bedrooms and three bathrooms. Some renovations to the bathrooms were completed but there are other repairs needed. Property is priced to sell.

20. 2012-06-29
    soldstatus $49,000 122-char remark

    Show marketing remark (122 chars)

    This home is perfect for the family that wants to be close to everything, but still live in the country. Close to downtown

21. 2012-04-23
    listed $51,455 122-char remark

    Show marketing remark (122 chars)

    This home is perfect for the family that wants to be close to everything, but still live in the country. Close to downtown

22. 2010-03-11
    listed $79,900
23. 2009-03-20
    listed $94,900
24. 2001-01-12
    soldstatus $63,500
25. 2000-11-10
    listed $63,500
26. 1997-10-30
    listed $89,000
27. 1997-03-04
    listed $90,000

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $540 · $45/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 3/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 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: $16,816
• − Mortgage interest: −$5,882
• − Property taxes: −$540
• − Insurance: −$525
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$3,055
• Taxable income: $4,124
• Est. tax owed @ 24.0%: −$990
• After-tax cash flow: $4,622/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): 15,549

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 (82%)
• Race & ethnicity: Black 82% White 10% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 2.71%
• Current HPI: 95.2405
• 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

+20.0% since first listed

12 events — show timeline

• 2026-04-27 Price Changed $108,000 MAAR
• 2026-03-06 Relisted — MAAR
• 2026-03-02 Contingent — MAAR
• 2026-02-09 Listed $110,000 MAAR
• 2012-06-29 Sold (MLS) $49,000 MAAR
• 2012-04-23 Listed $51,455 MAAR
• 2010-03-11 Listed $79,900 MAAR
• 2009-03-20 Listed $94,900 MAAR
• 2001-01-12 Sold (MLS) $63,500 MAAR
• 2000-11-10 Listed $63,500 MAAR
• 1997-10-30 Listed $89,000 MAAR
• 1997-03-04 Listed $90,000 MAAR

Property tax history

+5.7%/yr

Latest (2022): $540 · +4.2% YoY. Source: county tax records.