2737 Gardner Rd · Grady, AL 36036

$118,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 26 Days on market

Built 1956 2.65 ac lot

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Why this score? — see what drove the C- 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 +18.2/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• DSCR +5.7/10.0
• 1% rule +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

This home has tons of potential sitting on 2.65 acres just need some TLC for this diamond in the rough to make her shine again. Call for a showing or call your favorite agent to show

Key facts

• 2.65 acre lot
• 2 parking spots
• Built 1956

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $106k (10.1% below list).
• Recommended offer: $106k (10.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Dunbarramer School (math 5% / reading 5%, grade F, #618 of 627 statewide, top 100%, 62 students, 89% FRL); Park Crossing High School (math 12% / reading 27%, grade F, #169 of 305 statewide, top 59%, 906 students, 53% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: 5 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 $5k of equity ($816 loan paydown + $5k appreciation (4.0% 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 (4.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,052 (10.1% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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: 0.90% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.81×
• Total profit: $26,918
• Equity at exit: $59,458

10-year hold

• IRR: 14.8%
• Equity multiple: 3.40×
• Total profit: $79,233
• Equity at exit: $96,955

Cash invested: $33,040 (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 36036

• Home prices YoY: 2.9%
• Active inventory: 5
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$619
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $106

Break-even live

Break-even rent $927

Max offer price $118,000

Occupancy floor 85%

Sensitivity live

Price	-10% $172	-5% $139	+0% $106	+5% $72	+10% $39
Rent	-10% $22	-5% $64	+0% $106	+5% $147	+10% $189
Rate	-1.0pp $165	-0.5pp $136	base $106	+0.5pp $75	+1.0pp $44

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $118,000 Active 26 DOM
2. 2026-06-18
   days on market $118,000 Active 23 DOM
3. 2026-06-17
   days on market $118,000 Active 22 DOM
4. 2026-06-16
   days on market $118,000 Active 21 DOM
5. 2026-06-15
   days on market $118,000 Active 20 DOM
6. 2026-06-14
   days on market $118,000 Active 18 DOM
7. 2026-06-13
   days on market $118,000 Active 17 DOM
8. 2026-06-10
   statusdays on market $118,000 Active 15 DOM
9. 2026-02-27
   status Pending
10. 2026-02-13
    listed $118,000 Active
11. 2025-06-09
    listed $135,000 Active
12. 2022-06-13
    soldstatus $118,000
13. 2018-06-07
    soldstatus $50,000

ⓘ 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: $772 · $64/mo
• Projected year-2 tax: $772 · $64/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 5/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,726
• − Mortgage interest: −$6,610
• − Property taxes: −$772
• − Insurance: −$590
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$3,433
• Taxable loss: −$714
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $1,438/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 — Grady

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,840

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 White (57%)
• Race & ethnicity: White 57% Black 37% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 4% Lithuanian 1% Slovak 1%
• Foreign-born: 0%

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: ▲ 3.95%
• Current HPI: 138.7588
• 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

+136.0% since first listed

5 events — show timeline

• 2026-02-27 Pending — MAAR
• 2026-02-13 Listed $118,000 MAAR
• 2025-06-09 Listed $135,000 SAMLS
• 2022-06-13 Sold (Public Records) $118,000 Public Records
• 2018-06-07 Sold (Public Records) $50,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $772 · +6.9% YoY. Source: county tax records.