623 Wenonah Way · Warrior, AL 35091

$289,900

4 bd · 2.0 ba · 1,774 sqft · SingleFamily · 113 Days on market

Built 2026 6,751 sqft lot $163/sqft · at area comps Est $303k · at est. $74/mo HOA · 4% of rent ↓ 1% since listing

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +9.5/15.0
• Cash flow +6.5/30.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Schools +1.8/10.0
• DSCR +0.8/10.0

Listing remarks MLS

Ask about our interest rates, paid closing cost and easily added options. The one-level Cali plan provides an efficient, four-bedroom, two-bath design in 1,774 square feet. One of the unique features is the integration of the kitchen, breakfast area and great room in an open concept design perfect for entertaining. Enjoy early morning coffee or quiet evenings under the shaded covered patio. The bedroom on-suite is your private getaway with a shower, double vanity and large walk-in closet. A two-car garage, laundry room and pantry provide utility and storage. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders' warranty. Your new home also includes our smart home technology package!

Key facts

• Private getaway
• Shaded covered patio
• Open concept design

Tags

• OPEN CONCEPT DESIGN
• SHADED COVERED PATIO
• PRIVATE GETAWAY
• LARGE WALK-IN CLOSET
• SMART HOME TECHNOLOGY PACKAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-490 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (24.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (30.7% below list).
• Recommended offer: $201k (30.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#360 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D, amenities F.
• Jefferson County (suburban): math 9% / reading 32% proficiency, ranked #104 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 129 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $200,946 (30.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.69% ✗
• Cap rate: 4.26%
• Cash-on-cash: -7.24%
• DSCR: 0.68
• GRM: 12.0

CMA / ARV

• ARV (median comp): $303,298
• List price: $289,900
• Delta: -4.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
635 Wenonah Way	0.03mi	4/2.0	1,774 (0%)	1mo	$299,900	$169	98
632 Wenonah Way	0.04mi	4/2.0	1,774 (0%)	1mo	$306,696	$173	98
648 Wenonah Way	0.07mi	4/2.0	1,774 (0%)	5mo	$285,000	$161	92
649 Wenonah Way	0.09mi	4/2.0	1,774 (0%)	6mo	$287,400	$162	91
659 Wenonah Way	0.06mi	4/2.0	1,774 (0%)	8mo	$292,150	$165	91
656 Wenonah Way	0.08mi	4/2.0	1,774 (0%)	8mo	$289,450	$163	89
556 Rimel Farms Pkwy	0.10mi	4/3.0	1,941 (+9%)	5mo	$332,400	$171	72
567 Rimel Farms Pkwy	0.11mi	4/3.0	1,941 (+9%)	6mo	$337,222	$174	70
557 Rimel Farms Pkwy	0.10mi	4/2.0	2,025 (+14%)	4mo	$338,000	$167	68
643 Wenonah Way	0.05mi	5/3.0 (+1)	2,012 (+13%)	5mo	$312,400	$155	62
652 Wenonah Way	0.08mi	5/3.0 (+1)	2,012 (+13%)	6mo	$308,897	$154	60
660 Wenonah Way	0.09mi	5/3.0 (+1)	2,012 (+13%)	11mo	$309,900	$154	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.56×
• Total profit: $126,757
• Equity at exit: $261,165

10-year hold

• IRR: 17.7%
• Equity multiple: 5.90×
• Total profit: $397,970
• Equity at exit: $563,212

Cash invested: $81,172 (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 35091

• Home prices YoY: 8.8%
• Active inventory: 129
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,009 medium
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$74
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-490

Break-even live

Break-even rent $2,630

Max offer price $219,002

Occupancy floor —

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
632 Wenonah WAY Kimberly, AL	4.0	2.0	1774	$1,995	$1.12	10d	1	0.04mi
516 Way Station Pl Kimberly, AL	4.0	3.0	2256	$2,200	$0.98	1d	1	1.04mi

HOA detail

• Monthly dues: $74 · $888/yr

Listing history 19 events

1. 2026-06-18
   days on market $289,900 Active 113 DOM
2. 2026-06-17
   price $289,900 Active 112 DOM
3. 2026-06-17
   days on market $299,900 Active 112 DOM
4. 2026-06-16
   days on market $299,900 Active 111 DOM
5. 2026-06-15
   days on market $299,900 Active 110 DOM
6. 2026-06-13
   days on market $299,900 Active 108 DOM
7. 2026-06-10
   days on market $299,900 Active 105 DOM
8. 2026-06-09
   days on market $299,900 Active 104 DOM
9. 2026-06-08
   days on market $299,900 Active 103 DOM
10. 2026-06-07
    days on market $299,900 Active 102 DOM
11. 2026-06-03
    days on market $299,900 Active 98 DOM
12. 2026-06-02
    days on market $299,900 Active 97 DOM
13. 2026-06-01
    days on market $299,900 Active 96 DOM
14. 2026-05-31
    days on market $299,900 Active 95 DOM
15. 2026-04-27
    price $303,900 744-char remark

    Show marketing remark (744 chars)

    Ask about our interest rates, paid closing cost and easily added options. The one-level Cali plan provides an efficient, four-bedroom, two-bath design in 1,774 square feet. One of the unique features is the integration of the kitchen, breakfast area and great room in an open concept design perfect for entertaining. Enjoy early morning coffee or quiet evenings under the shaded covered patio. The bedroom on-suite is your private getaway with a shower, double vanity and large walk-in closet. A two-car garage, laundry room and pantry provide utility and storage. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders' warranty. Your new home also includes our smart home technology package!

16. 2026-04-07
    price $305,900 744-char remark

    Show marketing remark (744 chars)

    Ask about our interest rates, paid closing cost and easily added options. The one-level Cali plan provides an efficient, four-bedroom, two-bath design in 1,774 square feet. One of the unique features is the integration of the kitchen, breakfast area and great room in an open concept design perfect for entertaining. Enjoy early morning coffee or quiet evenings under the shaded covered patio. The bedroom on-suite is your private getaway with a shower, double vanity and large walk-in closet. A two-car garage, laundry room and pantry provide utility and storage. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders' warranty. Your new home also includes our smart home technology package!

17. 2026-03-05
    price $312,400 744-char remark

    Show marketing remark (744 chars)

    Ask about our interest rates, paid closing cost and easily added options. The one-level Cali plan provides an efficient, four-bedroom, two-bath design in 1,774 square feet. One of the unique features is the integration of the kitchen, breakfast area and great room in an open concept design perfect for entertaining. Enjoy early morning coffee or quiet evenings under the shaded covered patio. The bedroom on-suite is your private getaway with a shower, double vanity and large walk-in closet. A two-car garage, laundry room and pantry provide utility and storage. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders' warranty. Your new home also includes our smart home technology package!

18. 2026-02-26
    listed $307,400 Active 1493-char remark

    Show marketing remark (1493 chars)

    Introducing 623 Wenonah Way in our new home community Rimel Way located in Kimberly, Alabama. Welcome to the Cali Plan, featuring a seamless open layout just under 1,800 square feet, this beautiful single- story home offers 4-bedrooms with 2-bathrooms, and a 2-car garage. As you enter the home, you are met with an inviting foyer with storage, a full guest bathroom, and a hall leading to the 2nd and 3rd secondary bedrooms. Further down the hall, on the opposite wall, provides access to the 2-car garage, storage, and your laundry room. Privately tucked away in this area is also the additional 4th bedroom, ideal for guest stays or a private office. Each bedroom is a generous size with a spacious closet. As you continue to the end of the hall, you will find the stunning open layout of the living area and beautiful kitchen. The kitchen includes granite countertops, stainless steel appliances, stylish shaker cabinetry, and a center island perfect for additional seating. With natural light and nearby covered patio access, the living and dining area are integrated perfectly to complete this relaxing atmosphere. Enjoy easy maintenance in this area and all bathrooms with our luxury vinyl plank flooring. The primary bedroom is tucked away off the living area. As natural light fills the room, this suite feels like a dreamlike retreat. The spa-like ensuite bath includes a separate garden tub, relaxing shower, double vanity sink, and large walk-in closet. In addition to all the feat

19. 2026-02-25
    listed $307,400 Active 744-char remark

    Show marketing remark (744 chars)

    Ask about our interest rates, paid closing cost and easily added options. The one-level Cali plan provides an efficient, four-bedroom, two-bath design in 1,774 square feet. One of the unique features is the integration of the kitchen, breakfast area and great room in an open concept design perfect for entertaining. Enjoy early morning coffee or quiet evenings under the shaded covered patio. The bedroom on-suite is your private getaway with a shower, double vanity and large walk-in closet. A two-car garage, laundry room and pantry provide utility and storage. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders' warranty. Your new home also includes our smart home technology package!

ⓘ 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: $24,114
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − HOA: −$888
• − Depreciation: −$8,433
• Taxable loss: −$11,103
• Est. tax savings @ 24.0%: +$2,665
• After-tax cash flow: $-3,215/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: Jefferson County
• NCES district ID: 0101920
• Math proficiency: 9% ▼ -24.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $51,712
• Composite: 18.4/100
• National rank: #8937
• State rank: #104 of 129 in AL

Livability — Warrior

• Score: 58/100
• State rank: #360
• US rank: #21085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,632

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 (92%)
• Race & ethnicity: White 92% Black 5% Two or more races 2%
• Common ancestry: Italian 7% Slovak 4% Lithuanian 3%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 99% English-only · Korean 1% Other Indo-European 1%

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: ▲ 21.37%
• Current HPI: 265.4636
• 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

-1.1% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $303,900 Greater Alabama MLS
• 2026-04-07 Price Changed $305,900 Greater Alabama MLS
• 2026-03-05 Price Changed $312,400 Greater Alabama MLS
• 2026-02-26 Listed $307,400 Zillow
• 2026-02-25 Listed $307,400 Greater Alabama MLS