3225 Allison Bonnett Memorial Dr · Hueytown, AL 35023

$199,000

3 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 4 Days on market

Built 1973 0.55 ac lot Est $212k · 6% under

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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).

• Cash flow +13.7/30.0
• ARV discount +10.2/15.0
• Appreciation +4.7/10.0
• DSCR +4.1/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

PRICED REDUCED/ SELLER OFFERING A $5000 UPGRADE ALLOWANCE with full price offer. This is a great home in the desired Hueytown Area. This spacious home offers three bedrooms, two full baths and a big den down, for great entertaining. There is an eat in kitchen, spacious living room and dining room. With your "updates" to this very spacious and convenient home, it could be the home you have desired. Also, the deck has just been replaced, great for entertaining this spring and summer or just outdoor relaxing. Agents please add this to you list to show.

Key facts

• Lovely kitchen
• New flooring
• New paint

Tags

• SPACIOUS LOT
• NEW FLOORING
• NEW PAINT
• LARGE LIVING ROOM
• LOVELY KITCHEN
• SPACIOUS OPEN BACK DECK

Property features AI

Finance

• Financial info: Down payment assistance available
• HOA & community: No association fees

Exterior

• Parking: Attached garage with front entry; Four total garage spaces (2 on main level, 2 in basement); Driveway parking; Basement parking
• Utilities: Public water; Septic sewer; Gas water heater; Internet service available; Ceiling fans; Programmable thermostat
• Home design: Existing home; Basement entry/foundation; Not a log home
• Construction: Siding (other) exterior; Basement foundation; Daylight basement with concrete block construction
• Exterior features: Fenced yard; Open deck; Some trees on lot; No pool; No patio; Not waterfront

Interior

• Kitchen: Dishwasher (built-in); Electric oven; Electric stove; Refrigerator; Laminate countertops
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level; One bedroom in the basement
• Flooring: Hardwood laminate; Tile floors
• Bathrooms: Two full bathrooms; Separate shower and tub/shower combo
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Recessed lighting; Security system; Wet bar; Window treatments remain
• Laundry & utility: Laundry area in basement; Washer hookup; Electric dryer hookup; Laundry space in garage area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $14 ($167/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 $152k (23.8% below list).
• Recommended offer: $152k (23.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#378 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, 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.
• Zoned schools: Hueytown Primary School (653 students, 64% FRL); Hueytown Middle School (math 0% / reading 30%, grade F, #206 of 257 statewide, top 80%, 789 students, 62% FRL); Hueytown High School (math 7% / reading 20%, grade F, #235 of 305 statewide, top 77%, 1,210 students, 79% FRL) — zoned schools average 68% FRL vs 49% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 255 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $182 of equity ($1k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $165k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $151,695 (23.8% below list)

Questions for the listing agent

1. Built in 1973 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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?
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: 0.76% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $211,584
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4738 Monica Dr	0.27mi	4/2.0 (+1)	1,876 (+3%)	8mo	$240,000	$128	71
725 Salters Dr	0.36mi	3/2.0	1,801 (-1%)	13mo	$240,000	$133	71
1458 Hueytown Rd	0.28mi	4/2.0 (+1)	1,968 (+8%)	5mo	$65,000	$33	65
156 Midway Dr	0.12mi	3/2.0	1,648 (-10%)	17mo	$205,000	$124	65
112 E Jones Ct	0.25mi	3/2.0	1,588 (-13%)	9mo	$162,250	$102	59
721 Salters Dr	0.35mi	3/2.0	1,573 (-14%)	5mo	$245,000	$156	57
112 Lindberg Rd	0.68mi	3/2.5	1,832 (+0%)	12mo	$205,000	$112	55
102 E Crest Rd	0.46mi	4/2.0 (+1)	1,998 (+10%)	10mo	$200,000	$100	49
912 Clark Mountain Rd N	0.44mi	3/1.0	1,584 (-13%)	13mo	$87,500	$55	43
109 Kenilworth Rd	0.63mi	3/2.0	1,640 (-10%)	21mo	$189,900	$116	36

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

Projected returns pro-forma

-0.6% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.77×
• Total profit: $-12,682
• Equity at exit: $51,885

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,316
• Equity at exit: $57,836

Cash invested: $55,720 (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 35023

• Home prices YoY: -0.1%
• Rents YoY: 1.6%
• Active inventory: 255
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $14

Break-even live

Break-even rent $1,499

Max offer price $199,000

Occupancy floor 94%

Sensitivity live

Price	-10% $127	-5% $70	+0% $14	+5% $-42	+10% $-99
Rent	-10% $-106	-5% $-46	+0% $14	+5% $74	+10% $134
Rate	-1.0pp $114	-0.5pp $65	base $14	+0.5pp $-38	+1.0pp $-90

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3269 Allison Bonnett Memorial Dr Bessemer, AL	3.0	2.0	1306	$1,435	$1.10	16d	1	0.28mi
123 Westbrook Rd Bessemer, AL	3.0	2.0	1427	$1,275	$0.89	46d	1	0.63mi
106 Lindberg Rd Bessemer, AL	3.0	2.0	1554	$1,385	$0.89	23d	1	0.65mi
315 Pope Dr Bessemer, AL	3.0	2.0	1292	$1,225	$0.95	21d	1	0.75mi
531 Tinker St Bessemer, AL	3.0	2.0	1766	$2,450	$1.39	12d	1	1.46mi

Listing history 3 events

1. 2026-06-22
   days on market $199,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $199,000 Active 1 DOM

ⓘ 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: $696 · $58/mo
• Projected year-2 tax: $816 · $68/mo
• Expected delta: +$120/yr (+$10/mo · 17.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,203
• − Mortgage interest: −$11,147
• − Property taxes: −$696
• − Insurance: −$995
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$5,789
• Taxable loss: −$3,336
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $968/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 — Hueytown

• Score: 57/100
• State rank: #378
• US rank: #21611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hueytown, AL
• County: Jefferson County · 527,445 people
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 25,533
• Household income: $69,863
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 247.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 30% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▼ -0.60%
• Current HPI: 389.38
• Rent YoY: ▲ 1.60%
• 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

+4.8% since first listed

9 events — show timeline

• 2026-06-17 Listed $199,000 Greater Alabama MLS
• 2026-06-16 Coming Soon $199,000 Greater Alabama MLS
• 2024-08-07 Sold (Public Records) $165,000 Public Records
• 2024-08-06 Sold (MLS) $165,000 Greater Alabama MLS
• 2024-06-17 Contingent — Greater Alabama MLS
• 2024-04-15 Price Changed $179,900 Greater Alabama MLS
• 2024-04-15 Relisted — Greater Alabama MLS
• 2024-04-01 Contingent — Greater Alabama MLS
• 2024-01-19 Listed $189,900 Greater Alabama MLS

Property tax history

-19.5%/yr

Latest (2025): $696 · -52.2% YoY. Source: county tax records.