5228 Logan Dr · Meadowbrook, AL 35242

$312,000

3 bd · 2.0 ba · 1,634 sqft · SingleFamily public records · 4 Days on market

Built 1988 0.26 ac lot $191/sqft · 12% below area Est $391k · 20% under $4/mo HOA

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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).

• ARV discount +15.0/15.0
• Cash flow +9.9/30.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover 5228 Logan Dr, recently updated with fresh exterior paint and partial flooring replacement throughout. The kitchen features an accent backsplash and all stainless steel appliances, while the primary bathroom includes double sinks for practicality. A central fireplace adds comfort to the interior, and outside, a deck extends to a fully fenced in backyard. This home combines updates with functional comfort and outdoor space. Included 100-Day Home Warranty with buyer activation

Key facts

• Double sinks
• Central fireplace
• Fresh exterior paint

Tags

• FRESH EXTERIOR PAINT
• PARTIAL FLOORING REPLACEMENT
• ACCENT BACKSPLASH
• STAINLESS STEEL APPLIANCES
• DOUBLE SINKS
• CENTRAL FIREPLACE

Property features AI

Finance

• HOA & community: Yearly association fee of $50 (fees include: Other)

Exterior

• Parking: Attached front-entry 2-car garage
• Utilities: Public water; Septic sewer; Gas water heater; Internet service availability unknown
• Home design: Existing single-family home; Not a tri-level, split level, or split foyer
• Construction: Brick over foundation with wood and other siding; Crawl space foundation
• Exterior features: Screened deck; No pool; No patio; No garden/patio; Not waterfront; Flood plain: No

Interior

• Kitchen: Stone countertops; Built-in dishwasher; Built-in microwave; Gas stove
• Bedrooms: Multiple bedrooms (all on main level) with walk-in closets
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Central electric cooling
• Interior features: Smooth ceilings; One woodburning fireplace with brick surround located in the den; No additional built-in interior features listed
• Laundry & utility: Main-level laundry with washer hookup and electric dryer hookup; Pull-down attic access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $312k.

Deal economics

• At list price, monthly cash flow is $-195 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (31.9% below list).
• Recommended offer: $213k (31.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.9% in Meadowbrook — 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 63/100 on livability (#172 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Shelby County (suburban): math 30% / reading 58% proficiency, ranked #16 of 129 in AL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mt Laurel Elementary School (math 77% / reading 86%, grade A+, #4 of 627 statewide, top 1%, 514 students, 17% FRL); Oak Mountain Middle School (math 38% / reading 72%, grade B-, #17 of 257 statewide, top 7%, 1,175 students, 25% FRL); Oak Mountain High School (math 52% / reading 52%, grade D+, #11 of 305 statewide, top 4%, 1,561 students, 22% FRL) — zoned schools at 21% FRL track the district average.
• Zoned-school proficiency averages 63% at this address vs 44% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Shelby County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 400 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 987 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Shelby County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

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 $212,521 (31.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.68% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• GRM: 12.2

CMA / ARV

• ARV (median comp): $390,901
• List price: $312,000
• Delta: -20.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5228 Logan Dr	0.00mi	3/2.0	1,795 (+10%)	0mo	$325,000	$181	83
4826 Keith Dr	0.14mi	3/2.5	1,838 (+12%)	2mo	$389,000	$212	69
3709 Woodbine Way	0.57mi	3/2.0	1,721 (+5%)	4mo	$372,500	$216	62
5157 Weatherford Dr	0.11mi	3/2.0	1,793 (+10%)	21mo	$325,000	$181	61
5373 Harvest Ridge Ln	0.53mi	3/2.0	1,763 (+8%)	2mo	$392,000	$222	61
5128 S Broken Bow Dr	0.34mi	3/3.0	1,768 (+8%)	7mo	$380,000	$215	61
5122 Colonial Park Rd	0.56mi	3/2.0	1,572 (-4%)	12mo	$342,000	$218	58
5459 Dover Cliff Cir	0.51mi	3/2.5	1,804 (+10%)	22mo	$313,000	$174	39

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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.22×
• Total profit: $-67,713
• Equity at exit: $46,520

10-year hold

• IRR: -23.3%
• Equity multiple: -0.07×
• Total profit: $-93,542
• Equity at exit: $26,976

Cash invested: $87,360 (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 35242

• Home prices YoY: -32.7%
• Rents YoY: 0.8%
• Active inventory: 400
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,125 medium
• Mortgage (P&I): −$1,636
• Tax from tax record: −$104 /mo · $1,247/yr
• Insurance: −$130
• HOA: −$4
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-195

Break-even live

Break-even rent $2,372

Max offer price $277,520

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-107	+0% $-195	+5% $-283	+10% $-372
Rent	-10% $-363	-5% $-279	+0% $-195	+5% $-111	+10% $-27
Rate	-1.0pp $-38	-0.5pp $-116	base $-195	+0.5pp $-276	+1.0pp $-358

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: $78,000
• Closing costs: $9,360
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6232 Sioux Ln Birmingham, AL	3.0	2.5	2010	$2,400	$1.19	12d	1	0.26mi
3394 N Broken Bow Dr Birmingham, AL	3.0	2.5	1604	$2,150	$1.34	45d	1	0.33mi
100 Inverness Ln Birmingham, AL	1.0–3.0	1.0–2.0	1175	$1,450	$1.23	3d	1	1.32mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 3 events

1. 2026-05-05
   status Pending 488-char remark
2. 2026-05-01
   listed $312,000 Active 488-char remark
3. 2026-04-01
   soldstatus $307,800

ⓘ 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: $1,247 · $104/mo
• Projected year-2 tax: $1,279 · $107/mo
• Expected delta: +$32/yr (+$3/mo · 2.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,503
• − Mortgage interest: −$17,477
• − Property taxes: −$1,247
• − Insurance: −$1,560
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − HOA: −$48
• − Depreciation: −$9,076
• Taxable loss: −$7,986
• Est. tax savings @ 24.0%: +$1,917
• After-tax cash flow: $-425/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: Shelby County
• NCES district ID: 0103030
• Math proficiency: 30% ▼ -28.00%
• Reading proficiency: 58% ▲ 2.00%
• Median HH income: $66,672
• Composite: 39.29/100
• National rank: #3995
• State rank: #16 of 129 in AL

Livability — Meadowbrook

• Score: 63/100
• State rank: #172
• US rank: #14884

Category grades

Amenities F Commute F Cost of living C 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: Meadowbrook, AL
• County: Shelby County · 188,970 people
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 57,374
• Household income: $117,047
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 1518.0

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 237,024 people
• By 2030: 249,868 · +5.4%
• By 2040: 272,778 · +15.1%
• By 2050: 291,062 · +22.8%
• By 2075: 326,049 · +37.6%
• By 2100: 335,870 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 10% Two or more races 4% Asian 4% Hispanic / Latino 4%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: +12.6pp toward D · 2008: -53.4pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+40.4 2016: R+50.3 2012: R+55.6 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.14%
• Current HPI: 208.0564
• Rent YoY: ▲ 0.81%
• 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

+5.6% since first listed

4 events — show timeline

• 2026-06-12 Sold (MLS) $325,000 Greater Alabama MLS
• 2026-05-05 Pending — Greater Alabama MLS
• 2026-05-01 Listed $312,000 Greater Alabama MLS
• 2026-04-01 Sold (Public Records) $307,800 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,247 · +48.4% YoY. Source: county tax records.