336 Hillside Rd · Montgomery, AL 36109

$126,500

3 bd · 2.0 ba · 1,276 sqft · SingleFamily public records · 61 Days on market

Built 1966 0.40 ac lot $99/sqft · 19% below area Est $156k · 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.3/10.0
• 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

Welcome home to this charming 3-bedroom, 2-bath property situated on a corner lot in the Eastmont neighborhood. From the moment you arrive, you’ll notice the front patio, spacious front yard, and mature trees that add character and curb appeal. Step inside to a welcoming foyer featuring stone flooring, which opens into a spacious dining room and family room (filled with huge windows that allow for abundant natural light). Just off the main living area, the kitchen is equipped with new appliances. Off the kitchen, the den provides a flexible space perfect for relaxing, working, or entertaining. The hallway and bedrooms boast wood floors, adding warmth and continuity throughout the home. Outdoors, enjoy a super, large backyard ideal for gatherings, playtime, kids roaming, grilling out, or simply enjoying the peaceful setting. Additional updates include a new gas stove, a newer roof, and a newer water heater, offering both comfort and peace of mind. This home combines space, natural light, and thoughtful updates in a well-established neighborhood. It's ready for its next owner to make it their own.

Key facts

• Spacious front yard
• Front patio
• New appliances

Tags

• CORNER LOT
• FRONT PATIO
• SPACIOUS FRONT YARD
• MATURE TREES
• STONE FLOORING
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $119k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: Rents rising (+2.6%/yr); 207 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $875 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 + 2.6% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($119k) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,910 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 1.13% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.20%
• DSCR: 1.59
• GRM: 7.4

CMA / ARV

• ARV (median comp): $156,427
• List price: $126,500
• Delta: -19.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Blake St	0.28mi	3/2.0	1,194 (-6%)	0mo	$162,000	$136	76
230 Kiefer Dr	0.24mi	3/2.0	1,400 (+10%)	3mo	$167,000	$119	70
4317 Hillside Oaks Ct	0.26mi	2/2.0 (-1)	1,179 (-8%)	1mo	$140,000	$119	70
4536 Wake Forest Dr	0.52mi	3/2.0	1,244 (-2%)	4mo	$123,000	$99	68
4362 Eastmont Dr	0.24mi	4/2.0 (+1)	1,380 (+8%)	6mo	$126,000	$91	66
112 Blake St	0.30mi	3/2.0	1,182 (-7%)	11mo	$172,000	$146	64
4021 Caldwell Ct	0.46mi	3/2.0	1,428 (+12%)	0mo	$185,000	$130	59
329 Northwestern Dr	0.51mi	3/2.0	1,402 (+10%)	4mo	$110,000	$78	56
3929 Kerri Cir	0.69mi	3/2.0	1,351 (+6%)	12mo	$164,900	$122	48
4242 Beardsley Dr	0.67mi	3/2.0	1,382 (+8%)	10mo	$167,000	$121	46
4023 Ware Hill Dr	0.62mi	2/2.0 (-1)	1,425 (+12%)	4mo	$163,000	$114	44
816 Hatcher St	0.71mi	3/2.0	1,448 (+14%)	2mo	$159,000	$110	43

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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $3,755
• Equity at exit: $18,862

10-year hold

• IRR: 12.0%
• Equity multiple: 1.93×
• Total profit: $32,933
• Equity at exit: $10,937

Cash invested: $35,420 (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 36109

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 207
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$663
• Tax from tax record: −$24 /mo · $286/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $390

Break-even live

Break-even rent $937

Max offer price $126,500

Occupancy floor 68%

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: $31,625
• Closing costs: $3,795
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4365 Hillside Oaks Montgomery, AL	2.0	2.0	1204	$1,500	$1.25	43d	1	0.27mi
4056 Wares Ferry Rd Montgomery, AL	3.0	2.0	1800	$1,500	$0.83	13d	1	0.43mi
4046 Camellia Dr Unit 1 Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	0.49mi
4536 Wake Forest Dr Montgomery, AL	3.0	2.0	1244	$1,250	$1.00	43d	1	0.54mi
4023 Ware Hill Dr Unit 1507324P Montgomery, AL	2.0	2.0	1420	$4,076	$2.87	13d	1	0.60mi
107 Dalraida Rd Unit A Montgomery, AL	3.0	2.0	1237	$1,200	$0.97	43d	1	0.76mi
3806 Marie Cook Dr Montgomery, AL	3.0	2.0	1791	$1,675	$0.94	13d	1	0.85mi
3737 Dalraida Pkwy Montgomery, AL	3.0	1.0	1618	$1,150	$0.71	43d	1	0.89mi
610 S Georgetown Dr Unit 1386555P Montgomery, AL	3.0	1.0	1474	$3,635	$2.47	13d	1	0.96mi
3801 Cedar Ave Montgomery, AL	3.0	2.0	1818	$1,681	$0.92	21d	1	0.97mi
3692 Fairfield Dr Montgomery, AL	3.0	2.0	1524	$1,400	$0.92	21d	1	1.02mi
4732 Retreat Rd Montgomery, AL	2.0	2.0	1034	$995	$0.96	21d	1	1.03mi
538 Hollow Wood Rd Montgomery, AL	2.0	2.0	1053	$1,100	$1.04	43d	1	1.03mi
564 Glade Park Loop Unit 1043856P Montgomery, AL	4.0	2.0	1496	$2,736	$1.83	13d	1	1.04mi
1201 Dalraida Rd Montgomery, AL	3.0	2.0	1673	$1,625	$0.97	43d	1	1.12mi
804 Hillman St Montgomery, AL	3.0	2.0	1356	$1,295	$0.96	21d	1	1.16mi
804 Hillman St Montgomery, AL	3.0	2.0	1370	$1,295	$0.95	13d	1	1.16mi
118 Nottingham Ct Montgomery, AL	3.0	2.0	1344	$1,275	$0.95	43d	1	1.17mi
3462 Biltmore Ave Montgomery, AL	3.0	2.0	1685	$1,225	$0.73	21d	1	1.20mi
605 Plantation Way Montgomery, AL	4.0	2.0	1519	$1,200	$0.79	21d	1	1.22mi
633 Groveland Dr Montgomery, AL	3.0	2.0	1424	$1,200	$0.84	43d	1	1.25mi
3602 Little John Dr Montgomery, AL	4.0	1.0	1286	$1,400	$1.09	21d	1	1.29mi
3515 Cottonwood Dr Montgomery, AL	3.0	1.5	1246	$1,350	$1.08	43d	1	1.34mi
688 Joryne Dr Montgomery, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	1.35mi
516 Lawndale Ln Montgomery, AL	3.0	1.0	1125	$1,150	$1.02	43d	1	1.35mi
750 S Marquette Dr Montgomery, AL	3.0	1.0	1325	$1,195	$0.90	43d	1	1.36mi
535 Lawndale Ln Montgomery, AL	4.0	1.5	1260	$1,100	$0.87	13d	1	1.37mi
860 Greg Dr Montgomery, AL	3.0	2.0	1400	$1,295	$0.93	13d	1	1.41mi
239 Forest Hills Dr Montgomery, AL	4.0	1.5	1500	$1,450	$0.97	21d	1	1.44mi
895 Greg Dr Montgomery, AL	3.0	2.0	1489	$1,600	$1.07	13d	1	1.47mi
67 Holliday Dr Montgomery, AL	3.0	1.0	1156	$1,200	$1.04	43d	1	1.49mi
3105 Pelzer Ave Montgomery, AL	4.0	2.0	1605	$1,425	$0.89	43d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $126,500 Active 61 DOM
2. 2026-06-17
   days on market $126,500 Active 60 DOM
3. 2026-06-16
   days on market $126,500 Active 59 DOM
4. 2026-06-15
   days on market $126,500 Active 58 DOM
5. 2026-06-14
   days on market $126,500 Active 56 DOM
6. 2026-06-13
   days on market $126,500 Active 55 DOM
7. 2026-06-10
   days on market $126,500 Active 53 DOM
8. 2026-06-09
   days on market $126,500 Active 52 DOM
9. 2026-06-08
   days on market $126,500 Active 51 DOM
10. 2026-06-07
    days on market $126,500 Active 50 DOM
11. 2026-06-03
    days on market $126,500 Active 46 DOM
12. 2026-06-02
    days on market $126,500 Active 45 DOM
13. 2026-06-01
    days on market $126,500 Active 44 DOM
14. 2026-05-31
    days on market $126,500 Active 43 DOM
15. 2026-05-30
    days on market $126,500 Active 42 DOM
16. 2026-04-18
    listed $126,500 Active 1118-char remark

    Show marketing remark (1118 chars)

    Welcome home to this charming 3-bedroom, 2-bath property situated on a corner lot in the Eastmont neighborhood. From the moment you arrive, you’ll notice the front patio, spacious front yard, and mature trees that add character and curb appeal. Step inside to a welcoming foyer featuring stone flooring, which opens into a spacious dining room and family room (filled with huge windows that allow for abundant natural light). Just off the main living area, the kitchen is equipped with new appliances. Off the kitchen, the den provides a flexible space perfect for relaxing, working, or entertaining. The hallway and bedrooms boast wood floors, adding warmth and continuity throughout the home. Outdoors, enjoy a super, large backyard ideal for gatherings, playtime, kids roaming, grilling out, or simply enjoying the peaceful setting. Additional updates include a new gas stove, a newer roof, and a newer water heater, offering both comfort and peace of mind. This home combines space, natural light, and thoughtful updates in a well-established neighborhood. It's ready for its next owner to make it their own.

ⓘ 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: $286 · $24/mo
• Projected year-2 tax: $519 · $43/mo
• Expected delta: +$233/yr (+$19/mo · 81.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,158
• − Mortgage interest: −$7,086
• − Property taxes: −$286
• − Insurance: −$632
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$3,680
• Taxable income: $2,728
• Est. tax owed @ 24.0%: −$655
• After-tax cash flow: $4,021/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): 23,581
• Household income: $59,193
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1039.0

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: White 49% Black 39% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -37.64%
• Current HPI: 149.3867
• Rent YoY: ▲ 2.65%
• 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

• 2026-04-18 Listed $126,500 MAAR