The Benson II Brunswick Ave · Kimberly, AL 35091

$260,990

3 bd · 2.5 ba · 1,813 sqft · SingleFamily · 447 Days on market

Built 2026 Good condition $144/sqft · 24% below area Est $343k · 24% under ↓ 6% since listing

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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
• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Condition / age +4.0/5.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Step into the Benson II and be greeted by a wide, light-filled entry that flows seamlessly into an open-concept living, dining, and open kitchen area, stretching across the entire width of the home. The well-designed open kitchen enhances efficiency with its countertop workspace, center island with a sink, pantry, and optional planning desk. Personalize your finishes to make this space truly yours. Upstairs, enjoy the 9ft high ceilings in the owner's ensuite, complete with a spacious closet, along with two additional bedrooms, a bath with a conveniently located laundry room, and a loft with a storage closet that can be converted into a fourth bedroom. Don't miss out on this opportunity—reach out today to learn more or schedule your showing!

Key facts

• Pantry
• Light-filled entry
• Countertop workspace

Tags

• LIGHT-FILLED ENTRY
• WELL-DESIGNED KITCHEN
• COUNTERTOP WORKSPACE
• CENTER ISLAND WITH A SINK
• PANTRY
• OPTIONAL PLANNING DESK

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $261k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-380 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (27.7% below list).
• Recommended offer: $189k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: 191 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $28k of equity ($2k loan paydown + $26k 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 447 days — a 12% lower offer ($230k) 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 $188,664 (27.7% 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 447 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.14%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $342,971
• List price: $260,990
• Delta: -23.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
428 Stage Coach Blvd	0.38mi	4/2.0 (+1)	1,768 (-2%)	9mo	$275,000	$156	64
421 Reinsman Cv	0.63mi	4/2.0 (+1)	1,774 (-2%)	7mo	$305,000	$172	54
412 Reinsman Cv	0.67mi	4/2.0 (+1)	1,774 (-2%)	5mo	$307,900	$174	54
420 Reinsman Cv	0.65mi	4/2.0 (+1)	1,774 (-2%)	6mo	$309,900	$175	54
405 Reinsman Cv	0.65mi	4/2.0 (+1)	1,774 (-2%)	9mo	$299,750	$169	51
413 Reinsman Cv	0.65mi	4/2.0 (+1)	1,774 (-2%)	11mo	$309,900	$175	50
9541 Firebrick Dr	0.55mi	4/2.0 (+1)	1,672 (-8%)	6mo	$300,000	$179	49
8771 Warrior Kimberly Rd	0.57mi	3/2.0	2,012 (+11%)	8mo	$250,000	$124	46
424 Reinsman Cv	0.65mi	3/2.0	1,618 (-11%)	6mo	$289,900	$179	45
417 Reinsman Cv	0.63mi	3/2.0	1,618 (-11%)	9mo	$289,900	$179	43
458 Clearwater Ter	0.50mi	4/2.0 (+1)	2,051 (+13%)	9mo	$330,000	$161	40
436 Reed Way	0.73mi	4/2.5 (+1)	2,072 (+14%)	6mo	$295,000	$142	32

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: 19.9%
• Equity multiple: 2.62×
• Total profit: $118,031
• Equity at exit: $235,120

10-year hold

• IRR: 18.2%
• Equity multiple: 6.02×
• Total profit: $366,735
• Equity at exit: $507,046

Cash invested: $73,077 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 25 under contract
• Months of supply: 10.8 mo (9%/mo absorbed)
• Median asking: $299,900 ($157/sqft)
• Median days on market: 351 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: +20.7% 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: 191
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,887 medium
• Mortgage (P&I): −$1,369
• Tax est. 1.5%: −$326 /mo · $3,915/yr
• Insurance: −$109
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-380

Break-even live

Break-even rent $2,367

Max offer price $206,053

Occupancy floor —

Sensitivity live

Price	-10% $-199	-5% $-289	+0% $-380	+5% $-470	+10% $-560
Rent	-10% $-529	-5% $-454	+0% $-380	+5% $-305	+10% $-231
Rate	-1.0pp $-248	-0.5pp $-313	base $-380	+0.5pp $-447	+1.0pp $-516

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: $65,248
• Closing costs: $7,830
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	116d	1	0.73mi
520 Waystation Pl Kimberly, AL	4.0	2.5	2339	$2,150	$0.92	0d	1	0.74mi
321 Reed Way Kimberly, AL	3.0	2.0	1316	$1,471	$1.12	118d	1	0.80mi

Listing history 50 events

1. 2026-10-04
   days on market $260,990 Active 447 DOM
2. 2026-10-03
   days on market $260,990 Active 446 DOM
3. 2026-10-02
   days on market $260,990 Active 445 DOM
4. 2026-10-01
   days on market $260,990 Active 444 DOM
5. 2026-09-30
   days on market $260,990 Active 443 DOM
6. 2026-09-29
   days on market $260,990 Active 442 DOM
7. 2026-09-28
   days on market $260,990 Active 441 DOM
8. 2026-09-27
   days on market $260,990 Active 440 DOM
9. 2026-09-25
   days on market $260,990 Active 438 DOM
10. 2026-09-24
    days on market $260,990 Active 437 DOM
11. 2026-09-23
    days on market $260,990 Active 436 DOM
12. 2026-09-22
    days on market $260,990 Active 435 DOM
13. 2026-09-21
    days on market $260,990 Active 434 DOM
14. 2026-09-20
    days on market $260,990 Active 433 DOM
15. 2026-09-19
    days on market $260,990 Active 432 DOM
16. 2026-09-18
    days on market $260,990 Active 431 DOM
17. 2026-09-17
    days on market $260,990 Active 430 DOM
18. 2026-09-16
    days on market $260,990 Active 429 DOM
19. 2026-09-15
    days on market $260,990 Active 428 DOM
20. 2026-09-14
    days on market $260,990 Active 427 DOM
21. 2026-09-13
    days on market $260,990 Active 426 DOM
22. 2026-09-12
    days on market $260,990 Active 425 DOM
23. 2026-09-11
    days on market $260,990 Active 424 DOM
24. 2026-09-05
    days on market $260,990 Active 418 DOM
25. 2026-09-04
    days on market $260,990 Active 417 DOM
26. 2026-09-03
    pricedays on market $260,990 Active 416 DOM
27. 2026-08-31
    days on market $259,990 Active 413 DOM
28. 2026-08-30
    days on market $259,990 Active 412 DOM
29. 2026-08-28
    days on market $259,990 Active 410 DOM
30. 2026-08-27
    days on market $259,990 Active 409 DOM
31. 2026-08-26
    days on market $259,990 Active 408 DOM
32. 2026-08-25
    days on market $259,990 Active 407 DOM
33. 2026-08-24
    days on market $259,990 Active 406 DOM
34. 2026-08-23
    days on market $259,990 Active 405 DOM
35. 2026-08-22
    days on market $259,990 Active 404 DOM
36. 2026-08-21
    days on market $259,990 Active 403 DOM
37. 2026-08-20
    days on market $259,990 Active 402 DOM
38. 2026-08-19
    days on market $259,990 Active 401 DOM
39. 2026-08-18
    days on market $259,990 Active 400 DOM
40. 2026-08-17
    days on market $259,990 Active 399 DOM
41. 2026-08-16
    days on market $259,990 Active 398 DOM
42. 2026-08-15
    days on market $259,990 Active 397 DOM
43. 2026-08-14
    days on market $259,990 Active 396 DOM
44. 2026-08-13
    days on market $259,990 Active 395 DOM
45. 2026-08-12
    days on market $259,990 Active 394 DOM
46. 2026-08-11
    days on market $259,990 Active 393 DOM
47. 2026-08-10
    days on market $259,990 Active 392 DOM
48. 2026-08-09
    days on market $259,990 Active 391 DOM
49. 2026-08-08
    days on market $259,990 Active 390 DOM
50. 2026-08-07
    days on market $259,990 Active 389 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 10/10 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: $22,640
• − Mortgage interest: −$14,619
• − Property taxes: −$3,915
• − Insurance: −$2,102
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$7,592
• Taxable loss: −$9,212
• Est. tax savings @ 24.0%: +$2,211
• After-tax cash flow: $-2,345/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

This home is in excellent condition with a good condition score of 80. It is move-in ready and has a good resale and rental value. Consider painting the exterior and interior walls, landscaping improvements, adding smart home features, and upgrading the kitchen appliances to further increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑

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%
• 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

-5.8% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $258,900 Greater Alabama MLS
• 2026-02-03 Price Changed $256,900 Greater Alabama MLS
• 2025-12-12 Price Changed $254,900 Greater Alabama MLS
• 2025-11-06 Price Changed $264,900 Greater Alabama MLS
• 2025-11-05 Price Changed $284,900 Greater Alabama MLS
• 2025-07-14 Listed $274,900 Greater Alabama MLS