6776 N Old Highway 31 · Gardendale, AL 35071

$169,900

3 bd · 1.0 ba · 1,273 sqft · SingleFamily public records · 99 Days on market

Built 1935 7.00 ac lot $133/sqft · 15% below area Est $199k · 15% under

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Why this score? — see what drove the C+ 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 +25.3/30.0
• ARV discount +14.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover an incredible opportunity in the rapidly growing community of Gardendale. This beautiful property is currently zoned C-1 commercial, offering a wide range of possibilities for investors, developers, or business owners looking to establish themselves in a prime location. Situated just minutes from the planned Northern Beltline, this property is perfectly positioned to benefit from the area's continued growth and increasing traffic flow. The lot features an existing older home that could be renovated for office or commercial use or removed to make way for new development, depending on your vision. With its excellent location, strong future growth potential, and flexible zoning, this property presents a rare chance to secure a valuable piece of real estate in one of North Jefferson County’s most promising areas. Endless potential. Outstanding location. A smart investment for the future.

Key facts

• Flexible zoning
• Prime location
• Existing older home

Tags

• C-1 COMMERCIAL ZONING
• EXISTING OLDER HOME
• PRIME LOCATION
• NORTHERN BELTLINE PROXIMITY
• STRONG FUTURE GROWTH POTENTIAL
• FLEXIBLE ZONING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 5.5% in Gardendale — 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 66/100 on livability (#113 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment 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.
• Market conditions: 97 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• 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 99 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $170k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.75%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

• ARV (median comp): $198,771
• List price: $169,900
• Delta: -14.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
276 Echols Rd	0.07mi	3/1.5	1,235 (-3%)	14mo	$205,000	$166	78
293 Echols Dr	0.14mi	3/1.5	1,190 (-6%)	10mo	$239,000	$201	73
4741 Mulberry Dr	0.65mi	3/2.0	1,294 (+2%)	14mo	$110,000	$85	51

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,974
• Equity at exit: $25,333

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $28,828
• Equity at exit: $14,690

Cash invested: $47,572 (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 35071

• Home prices YoY: -21.1%
• Active inventory: 97
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,770 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$50 /mo · $596/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $387

Break-even live

Break-even rent $1,280

Max offer price $169,900

Occupancy floor 73%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2549 Ferguson Rd Gardendale, AL	3.0	1.5	1092	$1,250	$1.14	23d	1	1.31mi

Listing history 15 events

1. 2026-06-18
   days on market $169,900 Active 99 DOM
2. 2026-06-17
   days on market $169,900 Active 98 DOM
3. 2026-06-16
   days on market $169,900 Active 97 DOM
4. 2026-06-15
   days on market $169,900 Active 96 DOM
5. 2026-06-13
   days on market $169,900 Active 94 DOM
6. 2026-06-10
   days on market $169,900 Active 91 DOM
7. 2026-06-09
   days on market $169,900 Active 90 DOM
8. 2026-06-08
   days on market $169,900 Active 89 DOM
9. 2026-06-07
   days on market $169,900 Active 88 DOM
10. 2026-06-03
    days on market $169,900 Active 84 DOM
11. 2026-06-02
    days on market $169,900 Active 83 DOM
12. 2026-06-01
    days on market $169,900 Active 82 DOM
13. 2026-05-31
    days on market $169,900 Active 81 DOM
14. 2026-03-05
    listed $169,900 Active 911-char remark

    Show marketing remark (911 chars)

    Discover an incredible opportunity in the rapidly growing community of Gardendale. This beautiful property is currently zoned C-1 commercial, offering a wide range of possibilities for investors, developers, or business owners looking to establish themselves in a prime location. Situated just minutes from the planned Northern Beltline, this property is perfectly positioned to benefit from the area's continued growth and increasing traffic flow. The lot features an existing older home that could be renovated for office or commercial use or removed to make way for new development, depending on your vision. With its excellent location, strong future growth potential, and flexible zoning, this property presents a rare chance to secure a valuable piece of real estate in one of North Jefferson County’s most promising areas. Endless potential. Outstanding location. A smart investment for the future.

15. 1988-09-26
    soldstatus $42,500

ⓘ 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: $596 · $50/mo
• Projected year-2 tax: $697 · $58/mo
• Expected delta: +$101/yr (+$8/mo · 16.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,237
• − Mortgage interest: −$9,517
• − Property taxes: −$596
• − Insurance: −$850
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$4,943
• Taxable income: $1,935
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $4,176/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 — Gardendale

• Score: 66/100
• State rank: #113
• US rank: #12225

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardendale, AL
• County: Jefferson County · 527,445 people
• City population: 17,288
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 17,288
• Household income: $82,074
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 151.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 21% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -55.29%
• Current HPI: 206.7447
• Rent YoY: —
• 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

+299.8% since first listed

2 events — show timeline

• 2026-03-05 Listed $169,900 Greater Alabama MLS
• 1988-09-26 Sold (Public Records) $42,500 Public Records

Property tax history

-3.3%/yr

Latest (2025): $596 · +0.0% YoY. Source: county tax records.