The Hampton Plan · Kimberly, AL 35091

$267,990

4 bd · 2.0 ba · 1,754 sqft · SingleFamily · 204 Days on market

Good condition

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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 +7.5/15.0
• Cash flow +7.4/30.0
• Condition / age +4.0/5.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Introducing the Hampton, a stunning example of one-level living that combines elegance and functionality. This home features 1,754 square feet of beautifully designed space, offering four spacious bedrooms and two meticulously crafted bathrooms. The open floor plan seamlessly connects the living areas, making it ideal for both relaxation and entertaining. Step outside onto the covered patio or the inviting covered porch, perfect for enjoying your morning coffee or hosting evening gatherings. Each detail of the Hampton has been thoughtfully considered to enhance your lifestyle, providing a harmonious blend of comfort and style.

Key facts

• Covered porch
• Open floor plan
• One-level living

Tags

• ONE-LEVEL LIVING
• OPEN FLOOR PLAN
• COVERED PATIO
• COVERED PORCH

🏗️ New construction. The $267,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $279,039.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $268k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-431 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (19.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (26.1% below list).
• Recommended offer: $198k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.8% in Kimberly — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#99 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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: Bryan Elementary School (math 32% / reading 56%, grade F, #194 of 627 statewide, top 32%, 681 students, 37% FRL); North Jefferson Middle School (math 13% / reading 45%, grade F, #134 of 257 statewide, top 53%, 666 students, 52% FRL); Mortimer Jordan High School (math 23% / reading 27%, grade F, #114 of 305 statewide, top 38%, 861 students, 45% FRL) — zoned schools at 45% FRL track the district average.
• Zoned-school proficiency averages 33% at this address vs 20% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Jefferson County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 150 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,000 (26.1% 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 204 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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 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: 0.71% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.59%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $279,039
• List price: $267,990
• Delta: -3.96%
• 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
9355 Brunswick Ave	0.00mi	3/2.0 (-1)	1,740 (-1%)	0mo	$270,155	$155	94
9347 Brunswick Ave	0.00mi	3/2.0 (-1)	1,740 (-1%)	2mo	$268,640	$154	92
9339 Brunswick Ave	0.00mi	3/2.0 (-1)	1,740 (-1%)	2mo	$260,945	$150	92
9344 Brunswick Ave	0.06mi	3/2.0 (-1)	1,740 (-1%)	0mo	$289,995	$167	91
9332 Brunswick Ave	0.07mi	3/2.0 (-1)	1,740 (-1%)	5mo	$279,195	$160	86
9351 Brunswick Ave	0.00mi	3/2.5 (-1)	1,933 (+10%)	0mo	$276,995	$143	76
9510 Pharris Ln	0.34mi	3/2.0 (-1)	1,753 (-0%)	5mo	$267,000	$152	75
9340 Brunswick Ave	0.00mi	3/2.5 (-1)	1,933 (+10%)	3mo	$288,625	$149	74
9331 Brunswick Ave	0.00mi	3/2.0 (-1)	1,535 (-12%)	3mo	$252,685	$165	71
9312 Brunswick Ave	0.02mi	3/2.5 (-1)	1,933 (+10%)	5mo	$275,995	$143	71
1708 Bone Dry Rd	0.53mi	3/2.0 (-1)	1,748 (-0%)	6mo	$287,000	$164	65
2004 Darwin Cir	0.42mi	3/2.0 (-1)	1,610 (-8%)	3mo	$295,000	$183	60

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: 19.6%
• Equity multiple: 2.59×
• Total profit: $124,615
• Equity at exit: $251,380

10-year hold

• IRR: 18.0%
• Equity multiple: 5.97×
• Total profit: $388,681
• Equity at exit: $542,111

Cash invested: $78,131 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 21 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $265,945 ($143/sqft)
• Median days on market: 235 d
• This list price: 58% of active listings are priced below it
• ARV vs active asking: +11.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35091

• Home prices YoY: 8.8%
• Active inventory: 150
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,980 medium
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,186/yr
• Insurance: −$116
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-431

Break-even live

Break-even rent $2,525

Max offer price $216,726

Occupancy floor —

Sensitivity live

Price	-10% $-238	-5% $-334	+0% $-431	+5% $-527	+10% $-623
Rent	-10% $-587	-5% $-509	+0% $-431	+5% $-352	+10% $-274
Rate	-1.0pp $-290	-0.5pp $-360	base $-431	+0.5pp $-503	+1.0pp $-576

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: $69,760
• Closing costs: $8,371
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 Way Station Pl Kimberly, AL	4.0	3.0	2256	$1,980	$0.88	25d	1	1.40mi

Listing history 50 events

1. 2026-08-08
   days on market $267,990 Active 204 DOM
2. 2026-08-07
   days on market $267,990 Active 203 DOM
3. 2026-08-06
   days on market $267,990 Active 202 DOM
4. 2026-08-05
   days on market $267,990 Active 201 DOM
5. 2026-08-04
   days on market $267,990 Active 200 DOM
6. 2026-08-03
   pricedays on market $267,990 Active 199 DOM
7. 2026-07-31
   days on market $266,900 Active 196 DOM
8. 2026-07-30
   days on market $266,900 Active 194 DOM
9. 2026-07-28
   days on market $266,900 Active 193 DOM
10. 2026-07-26
    days on market $266,900 Active 191 DOM
11. 2026-07-24
    days on market $266,900 Active 189 DOM
12. 2026-07-23
    days on market $266,900 Active 188 DOM
13. 2026-07-22
    days on market $266,900 Active 187 DOM
14. 2026-07-21
    days on market $266,900 Active 186 DOM
15. 2026-07-20
    days on market $266,900 Active 185 DOM
16. 2026-07-19
    days on market $266,900 Active 183 DOM
17. 2026-07-18
    days on market $266,900 Active 182 DOM
18. 2026-07-16
    days on market $266,900 Active 181 DOM
19. 2026-07-15
    days on market $266,900 Active 180 DOM
20. 2026-07-14
    days on market $266,900 Active 179 DOM
21. 2026-07-13
    days on market $266,900 Active 178 DOM
22. 2026-07-13
    days on market $266,900 Active 177 DOM
23. 2026-07-11
    days on market $266,900 Active 176 DOM
24. 2026-07-10
    days on market $266,900 Active 175 DOM
25. 2026-07-09
    days on market $266,900 Active 174 DOM
26. 2026-07-07
    days on market $266,900 Active 172 DOM
27. 2026-07-06
    days on market $266,900 Active 171 DOM
28. 2026-07-05
    days on market $266,900 Active 170 DOM
29. 2026-07-03
    days on market $266,900 Active 168 DOM
30. 2026-07-02
    days on market $266,900 Active 167 DOM
31. 2026-07-01
    days on market $266,900 Active 166 DOM
32. 2026-06-30
    days on market $266,900 Active 165 DOM
33. 2026-06-29
    days on market $266,900 Active 164 DOM
34. 2026-06-28
    days on market $266,900 Active 163 DOM
35. 2026-06-27
    days on market $266,900 Active 162 DOM
36. 2026-06-27
    days on market $266,900 Active 161 DOM
37. 2026-06-25
    days on market $266,900 Active 159 DOM
38. 2026-06-22
    days on market $266,900 Active 157 DOM
39. 2026-06-22
    days on market $266,900 Active 156 DOM
40. 2026-06-18
    days on market $266,900 Active 153 DOM
41. 2026-06-17
    days on market $266,900 Active 152 DOM
42. 2026-06-16
    days on market $266,900 Active 151 DOM
43. 2026-06-15
    days on market $266,900 Active 150 DOM
44. 2026-06-13
    days on market $266,900 Active 148 DOM
45. 2026-06-10
    days on market $266,900 Active 145 DOM
46. 2026-06-09
    days on market $266,900 Active 144 DOM
47. 2026-06-08
    days on market $266,900 Active 143 DOM
48. 2026-06-07
    days on market $266,900 Active 142 DOM
49. 2026-06-03
    days on market $266,900 Active 138 DOM
50. 2026-06-02
    days on market $266,900 Active 137 DOM

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,760
• − Mortgage interest: −$15,631
• − Property taxes: −$4,186
• − Insurance: −$2,193
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$8,117
• Taxable loss: −$10,168
• Est. tax savings @ 24.0%: +$2,440
• After-tax cash flow: $-2,727/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

The Hampton Plan is a well-maintained single-family home with good condition and potential for further value enhancement through minor updates.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value ↑
• Both Install smart home features — Enhances convenience and marketability ↑

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Bryan Elementary School F AL #194/627 Nat'l #17,190/41,679 Middle North Jefferson Middle School F AL #134/257 Nat'l #9,290/14,009 High Mortimer Jordan High School F AL #114/305 Nat'l #12,347/17,239

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

C Composite livability gradescore 66/100

Livability — Kimberly

• Score: 66/100
• State rank: #99
• US rank: #11415

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kimberly, AL
• County: Jefferson · 669,185 people
• Metro: Birmingham, AL
• Population (ZIP): 3,632
• Household income: $93,444
• Rent vs Own: 5.7% rent · 94.3% own

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+0.0% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $266,900 Zillow
• 2026-02-03 Price Changed $268,900 Zillow
• 2026-01-17 Listed $266,900 Zillow