102 Running Brook Rd #102 · Hoover, AL 35226

$205,000

3 bd · 3.0 ba · 1,865 sqft · Condo · 82 Days on market

Built 1975 $110/sqft · at area comps Est $212k · at est.

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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 +21.5/30.0
• ARV discount +8.9/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Schools +5.0/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained 3-bedroom, 3-bath condo in a highly desirable Hoover location! This spacious home features a functional layout with generous living areas, abundant natural light, and well-sized bedrooms—each with access to a full bath for added comfort and privacy. Enjoy low-maintenance living with close proximity to shopping, dining, and top-rated schools. An excellent opportunity for homeowners!

Key facts

• Garage
• Community pool
• Built 1975

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $193k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.4% in Hoover — 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 84/100 on livability (#1 in AL, #630 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+.
• Hoover City (urban): math 45% / reading 66% proficiency, ranked #8 of 129 in AL (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.7%/yr); 204 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; list at $205k implies a 120% gain — meaningful room to come down on a strong offer.

Recommended offer $192,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $211,530
• List price: $205,000
• Delta: -3.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.7% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-11,969
• Equity at exit: $30,566

10-year hold

• IRR: 4.9%
• Equity multiple: 1.37×
• Total profit: $21,484
• Equity at exit: $17,725

Cash invested: $57,400 (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 35226

• Rents YoY: 3.7%
• Active inventory: 204
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,184 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $309

Break-even live

Break-even rent $1,793

Max offer price $205,000

Occupancy floor 81%

Sensitivity live

Price	-10% $450	-5% $380	+0% $309	+5% $238	+10% $167
Rent	-10% $136	-5% $223	+0% $309	+5% $395	+10% $481
Rate	-1.0pp $412	-0.5pp $361	base $309	+0.5pp $256	+1.0pp $202

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
191 Castlehill Dr Vestavia, AL	4.0	3.0	2517	$2,550	$1.01	3d	1	0.28mi
2717 Hackberry Rd Vestavia, AL	4.0	1.5	2067	$875	$0.42	45d	1	0.51mi
1716 Vestawood Ct Unit 1714D Vestavia Hills, AL	3.0	2.0	1503	$1,369	$0.91	45d	1	0.62mi
2555 Mountain Lodge Cir Vestavia Hills, AL	1.0–3.0	1.0–2.0	1000	$1,399	$1.40	45d	1	0.71mi
2201 Darlington St Hoover, AL	3.0	2.5	1361	$2,500	$1.84	4d	1	0.90mi
1828 Jacobs Ln Vestavia Hills, AL	3.0	2.0	2203	$3,000	$1.36	45d	1	0.92mi
2128 Montreat Dr Vestavia Hills, AL	3.0	2.5	1705	$1,750	$1.03	45d	1	1.00mi
1515 Vestridge Dr Vestavia Hills, AL	1.0–3.0	2.5	1670	$1,895	$1.13	3d	3	1.44mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-15
   days on market $205,000 Active 82 DOM
2. 2026-06-13
   days on market $205,000 Active 80 DOM
3. 2026-06-10
   days on market $205,000 Active 77 DOM
4. 2026-06-09
   days on market $205,000 Active 76 DOM
5. 2026-06-08
   days on market $205,000 Active 75 DOM
6. 2026-06-07
   days on market $205,000 Active 74 DOM
7. 2026-06-03
   days on market $205,000 Active 70 DOM
8. 2026-06-02
   days on market $205,000 Active 69 DOM
9. 2026-06-01
   days on market $205,000 Active 68 DOM
10. 2026-05-31
    days on market $205,000 Active 67 DOM
11. 2026-05-08
    price $205,000 413-char remark

    Show marketing remark (413 chars)

    Beautifully maintained 3-bedroom, 3-bath condo in a highly desirable Hoover location! This spacious home features a functional layout with generous living areas, abundant natural light, and well-sized bedrooms—each with access to a full bath for added comfort and privacy. Enjoy low-maintenance living with close proximity to shopping, dining, and top-rated schools. An excellent opportunity for homeowners!

12. 2026-03-26
    listed $220,000 Active 413-char remark

    Show marketing remark (413 chars)

    Beautifully maintained 3-bedroom, 3-bath condo in a highly desirable Hoover location! This spacious home features a functional layout with generous living areas, abundant natural light, and well-sized bedrooms—each with access to a full bath for added comfort and privacy. Enjoy low-maintenance living with close proximity to shopping, dining, and top-rated schools. An excellent opportunity for homeowners!

13. 2015-10-29
    soldstatus $93,000 270-char remark

    Show marketing remark (270 chars)

    Move Right In to This 3BR/3BA condo - Open Floor Plan - Renovated Kitchen with New Cabinets, Backsplash, Countertops, Appliances & Flooring. Carpet Recently Replaced and Fresh Paint Practically Throughout - Covered Porch off Living Area - Quick Possession Possible

14. 2015-09-12
    historical 270-char remark

    Show marketing remark (270 chars)

    Move Right In to This 3BR/3BA condo - Open Floor Plan - Renovated Kitchen with New Cabinets, Backsplash, Countertops, Appliances & Flooring. Carpet Recently Replaced and Fresh Paint Practically Throughout - Covered Porch off Living Area - Quick Possession Possible

15. 2015-02-24
    listed $95,000 270-char remark

    Show marketing remark (270 chars)

    Move Right In to This 3BR/3BA condo - Open Floor Plan - Renovated Kitchen with New Cabinets, Backsplash, Countertops, Appliances & Flooring. Carpet Recently Replaced and Fresh Paint Practically Throughout - Covered Porch off Living Area - Quick Possession Possible

16. 2013-11-15
    soldstatus $67,125
17. 2013-09-24
    listed $66,950

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,210
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − Depreciation: −$5,964
• Taxable income: $470
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $3,593/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: Hoover City
• NCES district ID: 0100007
• Math proficiency: 45% ▼ -25.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $76,210
• Composite: 49.77/100
• National rank: #1960
• State rank: #8 of 129 in AL

Livability — Hoover

• Score: 84/100
• State rank: #1
• US rank: #630

Category grades

Amenities B- Commute A- Cost of living C Crime A+ Employment A+ Housing A+ Health & safety C User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoover, AL
• County: Jefferson County · 527,445 people
• City population: 76,805
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 38,588
• Household income: $124,516
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 539.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 669,185 people
• By 2030: 669,694 · +0.1%
• By 2040: 661,388 · -1.2%
• By 2050: 643,086 · -3.9%
• By 2075: 577,267 · -13.7%
• By 2100: 474,758 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 13% Asian 8% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Italian 6% Slovak 3% Serbian 3%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 2% Other Indo-European 2% Chinese 2%

Political lean MEDSL · Jefferson

• 2024 margin: D (+10.4) · D 54.6% · R 44.2% · Other 1.2%
• 2008→2024 swing: +5.4pp toward D · 2008: 5.1pp · 2024: 10.4pp
• All cycles: 2024: D+10.4 2020: D+13.2 2016: D+7.2 2012: D+6.0 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -200.60%
• Current HPI: 214.5202
• Rent YoY: ▲ 3.70%
• Metro: Birmingham-Hoover, 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

+206.2% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $205,000 Greater Alabama MLS
• 2026-03-26 Listed $220,000 Greater Alabama MLS
• 2015-10-29 Sold (MLS) $93,000 Greater Alabama MLS
• 2015-09-12 Delisted — Greater Alabama MLS
• 2015-02-24 Listed $95,000 Greater Alabama MLS
• 2013-11-15 Sold (MLS) $67,125 Greater Alabama MLS
• 2013-09-24 Listed $66,950 Greater Alabama MLS