2801 Clyburne St · Hueytown, AL 35023

$159,700

3 bd · 1.0 ba · 1,289 sqft · SingleFamily public records · 48 Days on market

Built 1968 0.44 ac lot $124/sqft · at area comps Est $160k · at est.

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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).

• Cash flow +18.0/30.0
• ARV discount +7.6/15.0
• DSCR +5.6/10.0
• Appreciation +4.7/10.0
• 1% rule +3.7/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

This one level FULL brick home has lots to offer. Starting with a very large flat beautiful corner lot and several shade trees. Before you get inside don't' miss the above ground pool with the surrounding deck and completely fenced backyard. Pull in to your covered parking on those rainy days. Once you come inside you will find an inviting large living /dining room, galley kitchen and hardwoods throughout. Make this 3 Bedrooms 1.5 Bath home yours today. So many options, Den has been used as a 4th Bedroom before. Don't' miss this opportunity. Conveniently located. Charming Ranch Style home. It's just waiting for you to call home.

Key facts

• 0.44 acre lot
• Parking
• Built 1968

Property features AI

Finance

• Financial info: Property qualifies for down payment assistance; Fire fee included
• HOA & community: No association fee

Exterior

• Parking: Driveway parking; One carport space
• Utilities: Public water; Connected sewer; Gas water heater; Internet service available
• Home design: Existing single-family home; Crawl space foundation; 4-side brick construction
• Construction: 4-side brick exterior; Crawl space foundation
• Exterior features: Fenced yard; Corner lot

Interior

• Kitchen: Laminate countertops; Electric cooktop; Built-in dishwasher; Electric oven; Refrigerator
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level
• Flooring: Carpet; Hardwood; Tile; Vinyl
• Bathrooms: One full bath; One half bath; Tub/shower combo
• Heating & cooling: Gas heating; Central cooling
• Interior features: Ceilings: other (see remarks); Some window treatments to remain; No additional interior features listed
• Laundry & utility: Laundry on main level; Washer hookup; Electric dryer hookup; Pull-down attic access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (12.9% below list).
• Recommended offer: $139k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 5.9% in Hueytown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 57/100 on livability (#378 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, 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: Hueytown Primary School (653 students, 64% FRL); Hueytown High School (math 7% / reading 20%, grade F, #235 of 305 statewide, top 77%, 1,210 students, 79% FRL) — zoned schools average 72% FRL vs 49% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 250 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $146 of equity ($1k loan paydown + $-958 appreciation (-0.6% local appreciation)).
• 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 48 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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.
• Current owner paid $81k; list at $160k implies a 97% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,139 (12.9% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F 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. 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: 0.87% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.16
• GRM: 9.6

CMA / ARV

• ARV (median comp): $160,096
• List price: $159,700
• Delta: -0.25%
• 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
2911 Dwaine Ave	0.32mi	3/2.0	1,331 (+3%)	4mo	$215,000	$162	73
2123 28th Ave	0.33mi	3/2.0	1,345 (+4%)	1mo	$199,000	$148	73
2512 Circle Dr	0.36mi	3/1.0	1,360 (+6%)	5mo	$65,000	$48	70
2716 Emerald Ave	0.14mi	3/2.0	1,400 (+9%)	7mo	$195,000	$139	69
3368 Crescent Dr	0.44mi	2/2.0 (-1)	1,242 (-4%)	1mo	$177,000	$143	64
2032 Shady Ln	0.54mi	2/1.0 (-1)	1,262 (-2%)	4mo	$112,000	$89	63
3217 Circle Dr	0.60mi	3/2.0	1,371 (+6%)	1mo	$100,000	$73	56
111 Opal Ave	0.36mi	3/2.0	1,422 (+10%)	7mo	$95,000	$67	56
2905 Circle Dr	0.38mi	2/2.0 (-1)	1,157 (-10%)	1mo	$134,800	$117	55
2117 Mississippi Ave	0.52mi	3/1.0	1,152 (-11%)	9mo	$137,900	$120	51
2419 Circle Dr	0.39mi	3/1.5	1,449 (+12%)	11mo	$107,200	$74	50
2731 19th St	0.66mi	2/1.0 (-1)	1,184 (-8%)	10mo	$153,000	$129	42

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

Projected returns pro-forma

-0.6% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,326
• Equity at exit: $41,638

10-year hold

• IRR: 4.0%
• Equity multiple: 1.39×
• Total profit: $17,375
• Equity at exit: $46,414

Cash invested: $44,716 (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 35023

• Home prices YoY: -0.1%
• Rents YoY: 1.6%
• Active inventory: 250
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$837
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $138

Break-even live

Break-even rent $1,217

Max offer price $159,700

Occupancy floor 85%

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: $39,925
• Closing costs: $4,791
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2832 Clyburne St Bessemer, AL	3.0	2.0	1295	$1,650	$1.27	1d	1	0.07mi
2822 Brooklane Dr Bessemer, AL	2.0	1.0	975	$1,000	$1.03	44d	1	0.15mi
2109 29th Ave N Bessemer, AL	4.0	2.0	1217	$1,323	$1.09	3d	1	0.44mi
216 Meadowood Ave Bessemer, AL	3.0	1.0	1430	$1,250	$0.87	3d	1	0.53mi
119 Lakeland Ave Bessemer, AL	3.0	1.0	1042	$1,125	$1.08	23d	1	0.57mi
208 Kentwood Ave Bessemer, AL	3.0	1.0	1177	$1,075	$0.91	44d	1	0.66mi
3201 Circle Dr Bessemer, AL	3.0	2.0	1531	$1,750	$1.14	1d	1	0.67mi
116 Avalon Ave Bessemer, AL	4.0	1.0	1207	$1,200	$0.99	44d	1	0.79mi
2234 19th St N Bessemer, AL	2.0	1.0	1106	$975	$0.88	44d	1	0.98mi
309 Sunrise Blvd Bessemer, AL	2.0	1.0	1105	$1,160	$1.05	11d	1	1.01mi
1623 26th Ave N Bessemer, AL	2.0	1.0	1004	$1,095	$1.09	11d	1	1.06mi
1315 27th St N Bessemer, AL	4.0	2.0	1439	$1,250	$0.87	44d	1	1.31mi
1983 Townhouse Ln Bessemer, AL	2.0	2.0	1465	$1,100	$0.75	16d	1	1.40mi
1929 15th St N Bessemer, AL	3.0	2.0	1140	$1,250	$1.10	19d	1	1.41mi
110 Ray Ave Apt 7 Hueytown, AL	2.0	2.0	900	$875	$0.97	3d	1	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $159,700 Active 48 DOM
2. 2026-06-17
   days on market $159,700 Active 47 DOM
3. 2026-06-16
   days on market $159,700 Active 46 DOM
4. 2026-06-15
   days on market $159,700 Active 45 DOM
5. 2026-06-13
   days on market $159,700 Active 43 DOM
6. 2026-06-10
   days on market $159,700 Active 40 DOM
7. 2026-06-09
   days on market $159,700 Active 39 DOM
8. 2026-06-08
   days on market $159,700 Active 38 DOM
9. 2026-06-07
   days on market $159,700 Active 37 DOM
10. 2026-06-03
    days on market $159,700 Active 33 DOM
11. 2026-06-02
    days on market $159,700 Active 32 DOM
12. 2026-06-01
    days on market $159,700 Active 31 DOM
13. 2026-05-31
    days on market $159,700 Active 30 DOM
14. 2026-05-01
    listed $159,700 Active 405-char remark
15. 2026-04-23
    historical $159,700 405-char remark
16. 2014-05-23
    soldstatus $81,000 636-char remark

    Show marketing remark (636 chars)

    This one level FULL brick home has lots to offer. Starting with a very large flat beautiful corner lot and several shade trees. Before you get inside don't' miss the above ground pool with the surrounding deck and completely fenced backyard. Pull in to your covered parking on those rainy days. Once you come inside you will find an inviting large living /dining room, galley kitchen and hardwoods throughout. Make this 3 Bedrooms 1.5 Bath home yours today. So many options, Den has been used as a 4th Bedroom before. Don't' miss this opportunity. Conveniently located. Charming Ranch Style home. It's just waiting for you to call home.

17. 2013-07-29
    listed $81,000 636-char remark

    Show marketing remark (636 chars)

    This one level FULL brick home has lots to offer. Starting with a very large flat beautiful corner lot and several shade trees. Before you get inside don't' miss the above ground pool with the surrounding deck and completely fenced backyard. Pull in to your covered parking on those rainy days. Once you come inside you will find an inviting large living /dining room, galley kitchen and hardwoods throughout. Make this 3 Bedrooms 1.5 Bath home yours today. So many options, Den has been used as a 4th Bedroom before. Don't' miss this opportunity. Conveniently located. Charming Ranch Style home. It's just waiting for you to call home.

18. 2000-04-03
    soldstatus $84,000
19. 1994-09-23
    soldstatus $34,000

ⓘ 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: $685 · $57/mo
• Projected year-2 tax: $685 · $57/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,697
• − Mortgage interest: −$8,946
• − Property taxes: −$685
• − Insurance: −$798
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$4,646
• Taxable loss: −$1,050
• Est. tax savings @ 24.0%: +$252
• After-tax cash flow: $1,909/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 — Hueytown

• Score: 57/100
• State rank: #378
• US rank: #21611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hueytown, AL
• County: Jefferson County · 527,445 people
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 25,533
• Household income: $69,863
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 247.0

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 0.56)
• Race & ethnicity: White 58% Black 30% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▼ -0.60%
• Current HPI: 389.38
• Rent YoY: ▲ 1.60%
• 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

+369.7% since first listed

6 events — show timeline

• 2026-05-01 Listed $159,700 Greater Alabama MLS
• 2026-04-23 Coming Soon $159,700 Greater Alabama MLS
• 2014-05-23 Sold (MLS) $81,000 Greater Alabama MLS
• 2013-07-29 Listed $81,000 Greater Alabama MLS
• 2000-04-03 Sold (Public Records) $84,000 Public Records
• 1994-09-23 Sold (Public Records) $34,000 Public Records