5917 Dewey Heights Rd · Clay, AL 35126

$149,000

3 bd · 2.0 ba · 1,021 sqft · SingleFamily public records · 33 Days on market

Built 1981 0.39 ac lot $146/sqft · at area comps Est $198k · 25% under

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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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming split-level home on a wooded lot in Pinson featuring 3 bedrooms, 2 baths, approx. 1,300 sqft, an eat-in kitchen, unfinished basement, detached garage, and a covered screened deck overlooking the backyard. Major systems are understood to be in working condition at the time of writing, and the home offers solid value with room for cosmetic updates. Great opportunity for an owner-occupant or investor.

Key facts

• Wooded lot
• Unfinished basement
• Backyard

Tags

• WOODED LOT
• EAT-IN KITCHEN
• UNFINISHED BASEMENT
• COVERED SCREENED DECK
• BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.7% in Clay — 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 75/100 on livability (#16 in AL, #3,849 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute 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: Rents rising (+1.6%/yr); 186 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $4k 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 33 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $149k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.03% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.15%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (median comp): $197,569
• List price: $149,000
• Delta: -24.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6602 Womack Rd	0.28mi	3/2.0	1,008 (-1%)	2mo	$147,000	$146	84
5659 Cheryl Dr	0.15mi	3/2.0	1,008 (-1%)	10mo	$150,000	$149	83
5933 Dewey Heights Rd	0.03mi	3/2.0	1,085 (+6%)	9mo	$169,900	$157	81
5959 Shane Cir	0.55mi	3/2.0	1,070 (+5%)	13mo	$135,000	$126	56
6536 Chrissy Dr	0.63mi	3/2.0	1,133 (+11%)	7mo	$190,000	$168	47
6487 Chrissy Dr	0.63mi	3/2.0	1,129 (+11%)	9mo	$189,900	$168	46

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-6,067
• Equity at exit: $22,216

10-year hold

• IRR: 4.2%
• Equity multiple: 1.29×
• Total profit: $12,089
• Equity at exit: $12,883

Cash invested: $41,720 (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 35126

• Home prices YoY: -22.4%
• Rents YoY: 1.6%
• Active inventory: 186
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,542 high
• Mortgage (P&I): −$781
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $318

Break-even live

Break-even rent $1,139

Max offer price $149,000

Occupancy floor 74%

Sensitivity live

Price	-10% $402	-5% $360	+0% $318	+5% $276	+10% $234
Rent	-10% $196	-5% $257	+0% $318	+5% $379	+10% $440
Rate	-1.0pp $393	-0.5pp $356	base $318	+0.5pp $279	+1.0pp $240

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5653 Cheryl Dr Pinson, AL	3.0	2.0	1015	$1,220	$1.20	12d	1	0.11mi
6541 Womack Rd Pinson, AL	3.0	2.0	1146	$1,470	$1.28	25d	1	0.31mi
6568 Davison Rd Pinson, AL	3.0	2.0	1054	$1,435	$1.36	45d	1	0.40mi
6594 Davison Rd Pinson, AL	3.0	2.0	1304	$1,650	$1.27	25d	1	0.42mi
6469 Chrissy Dr Pinson, AL	3.0	2.0	1110	$1,465	$1.32	11d	1	0.63mi
5433 Faucett Rd Pinson, AL	3.0	2.0	1148	$1,395	$1.22	11d	1	1.12mi
5421 Faucett Rd Pinson, AL	3.0	2.0	1248	$1,195	$0.96	4d	1	1.15mi
6877 Briarwood Dr Pinson, AL	3.0	2.0	1390	$1,595	$1.15	45d	1	1.19mi

Listing history 6 events

1. 2026-05-15
   status Active 410-char remark

   Show marketing remark (410 chars)

   Charming split-level home on a wooded lot in Pinson featuring 3 bedrooms, 2 baths, approx. 1,300 sqft, an eat-in kitchen, unfinished basement, detached garage, and a covered screened deck overlooking the backyard. Major systems are understood to be in working condition at the time of writing, and the home offers solid value with room for cosmetic updates. Great opportunity for an owner-occupant or investor.

2. 2026-05-14
   price $149,000 410-char remark

   Show marketing remark (410 chars)

   Charming split-level home on a wooded lot in Pinson featuring 3 bedrooms, 2 baths, approx. 1,300 sqft, an eat-in kitchen, unfinished basement, detached garage, and a covered screened deck overlooking the backyard. Major systems are understood to be in working condition at the time of writing, and the home offers solid value with room for cosmetic updates. Great opportunity for an owner-occupant or investor.

3. 2026-05-11
   status Pending 410-char remark

   Show marketing remark (410 chars)

   Charming split-level home on a wooded lot in Pinson featuring 3 bedrooms, 2 baths, approx. 1,300 sqft, an eat-in kitchen, unfinished basement, detached garage, and a covered screened deck overlooking the backyard. Major systems are understood to be in working condition at the time of writing, and the home offers solid value with room for cosmetic updates. Great opportunity for an owner-occupant or investor.

4. 2026-04-30
   price $154,000 410-char remark

   Show marketing remark (410 chars)

   Charming split-level home on a wooded lot in Pinson featuring 3 bedrooms, 2 baths, approx. 1,300 sqft, an eat-in kitchen, unfinished basement, detached garage, and a covered screened deck overlooking the backyard. Major systems are understood to be in working condition at the time of writing, and the home offers solid value with room for cosmetic updates. Great opportunity for an owner-occupant or investor.

5. 2026-04-20
   listed $159,999 Active 410-char remark

   Show marketing remark (410 chars)

   Charming split-level home on a wooded lot in Pinson featuring 3 bedrooms, 2 baths, approx. 1,300 sqft, an eat-in kitchen, unfinished basement, detached garage, and a covered screened deck overlooking the backyard. Major systems are understood to be in working condition at the time of writing, and the home offers solid value with room for cosmetic updates. Great opportunity for an owner-occupant or investor.

6. 1997-02-12
   soldstatus $67,500

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $676 · $56/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,500
• − Mortgage interest: −$8,346
• − Property taxes: −$676
• − Insurance: −$745
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$4,335
• Taxable income: $1,438
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $3,472/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 — Clay

• Score: 75/100
• State rank: #16
• US rank: #3849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 527,445 people
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 22,599
• Household income: $83,732
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 267.0

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 0.58)
• Race & ethnicity: White 58% Black 28% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 5% Vietnamese 1% Chinese 0%

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: ▼ -54.52%
• Current HPI: 188.6439
• Rent YoY: ▲ 1.61%
• 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

+120.7% since first listed

6 events — show timeline

• 2026-05-15 Relisted — Greater Alabama MLS
• 2026-05-14 Price Changed $149,000 Greater Alabama MLS
• 2026-05-11 Pending — Greater Alabama MLS
• 2026-04-30 Price Changed $154,000 Greater Alabama MLS
• 2026-04-20 Listed $159,999 Greater Alabama MLS
• 1997-02-12 Sold (Public Records) $67,500 Public Records

Property tax history

+4.5%/yr

Latest (2025): $676 · +0.0% YoY. Source: county tax records.