225 Main St · Brookside, AL 35073

$90,000

3 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 11 Days on market

Built 1935 2,613 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Amazing house in Graysville with 3 bedrooms and 1 bathroom. A stunning area with different features.

Key facts

• Well-designed layout
• Natural light
• Spacious rooms

Tags

• EASY ACCESS TO AMENITIES
• WELL-DESIGNED LAYOUT
• SPACIOUS ROOMS
• NATURAL LIGHT

Property features AI

Finance

• Other: Property is in a flood plain; Lot size approximately 0.06 acre
• Financial info: No financial details provided
• HOA & community: No subdivision (NONE listed)

Exterior

• Parking: Driveway parking; Off-street parking; On-street parking
• Security: No security features listed
• Utilities: Public water; Septic system; Electric water heater; Internet service availability unknown
• Home design: Existing construction; Single-story living (rooms listed at level 1)
• Construction: Vinyl siding; Crawl space foundation; Built as existing (year not specified)
• Exterior features: Open deck; No pool; No patio; No garden/patio; Not waterfront

Interior

• Kitchen: Solid surface countertops; Kitchen on main level
• Bedrooms: Three bedrooms on the main level
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceilings: other (see remarks); No additional interior features listed
• Laundry & utility: Laundry room on main level; Washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 54/100 on livability (#465 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment 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.
• Zoned schools: Brookville Elementary School (math 17% / reading 22%, grade F, #467 of 627 statewide, top 76%, 187 students, 79% FRL); Bragg Middle School (math 6% / reading 51%, grade F, #138 of 257 statewide, top 54%, 746 students, 53% FRL); Gardendale High School (math 21% / reading 28%, grade F, #118 of 305 statewide, top 45%, 1,047 students, 48% FRL).
• Market conditions: 21 active listings in the ZIP; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $4k appreciation (4.1% local appreciation)).
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.55% ✓
• Cap rate: 13.73%
• Cash-on-cash: 26.57%
• DSCR: 2.18
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $23,345
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Tiger Hill Rd	0.31mi	3/1.0	880 (-13%)	10mo	$20,000	$23	56

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

Projected returns pro-forma

4.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 2.92×
• Total profit: $48,297
• Equity at exit: $46,261

10-year hold

• IRR: 31.4%
• Equity multiple: 5.79×
• Total profit: $120,698
• Equity at exit: $76,170

Cash invested: $25,200 (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 35073

• Home prices YoY: 2.4%
• Active inventory: 21
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$36 /mo · $427/yr
• Insurance: −$38
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $502

Break-even live

Break-even rent $760

Max offer price $90,000

Occupancy floor 59%

Sensitivity live

Price	-10% $553	-5% $528	+0% $502	+5% $477	+10% $452
Rent	-10% $392	-5% $447	+0% $502	+5% $558	+10% $613
Rate	-1.0pp $548	-0.5pp $525	base $502	+0.5pp $479	+1.0pp $455

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-22
   days on market $90,000 Active 11 DOM
2. 2026-06-18
   days on market $90,000 Active 8 DOM
3. 2026-06-17
   days on market $90,000 Active 7 DOM
4. 2026-06-16
   days on market $90,000 Active 6 DOM
5. 2026-06-15
   days on market $90,000 Active 5 DOM
6. 2026-06-13
   remarks 525-char remark
7. 2026-06-13
   listed $90,000 Active 3 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: $427 · $36/mo
• Projected year-2 tax: $427 · $36/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 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 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 · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,756
• − Mortgage interest: −$5,041
• − Property taxes: −$427
• − Insurance: −$1,116
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$2,618
• Taxable income: $4,871
• Est. tax owed @ 24.0%: −$1,169
• After-tax cash flow: $4,860/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 — Brookside

• Score: 54/100
• State rank: #465
• US rank: #24004

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookside, AL
• City population: 175
• Population (ZIP): 2,839

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 (69%)
• Race & ethnicity: White 69% Black 27% Two or more races 4%
• Common ancestry: Iranian 2% Slovak 1% Lithuanian 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▲ 4.12%
• Current HPI: 176.8227
• 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

+3.4% since first listed

6 events — show timeline

• 2026-06-10 Listed $90,000 Greater Alabama MLS
• 2025-12-15 Rental Removed $900 SHOWMOJO
• 2025-12-11 Listed for Rent $900 SHOWMOJO
• 2021-04-06 Sold (Public Records) $87,000 Public Records
• 2021-03-31 Sold (MLS) $87,000 Greater Alabama MLS
• 2021-01-29 Listed $87,000 Greater Alabama MLS

Property tax history

+11.1%/yr

Latest (2025): $427 · +0.0% YoY. Source: county tax records.