4544 Shades Crest Rd · Helena, AL 35022

$335,000

4 bd · 4.0 ba · 2,254 sqft · SingleFamily public records · 79 Days on market

Built 1964 1.71 ac lot $149/sqft · at area comps Est $408k · 18% under

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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 +7.8/30.0
• Rent growth +5.0/5.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4-bedroom, 3.5-bath home sits on 1.7 acres with beautiful mountain views and multiple decks to enjoy the scenery. Inside, you’ll find a spacious layout with a living room, dining room, and a finished basement den, along with a separate laundry area for added convenience. The oversized master bedroom offers approximately 300 square feet, providing a comfortable private retreat. Real hardwood floors run throughout most of the home, adding warmth and character. A detached workshop is located at the back of the property, complete with electricity and a garage door—ideal for storage, hobbies, or projects. With generous living space, scenic surroundings, and a functional layout, this property offers a great combination of comfort, privacy, and versatility.

Key facts

• 1.71 acre lot
• 2 garage spots
• Built 1964

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-369 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (38.7% below list).
• Recommended offer: $205k (38.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.1% in Helena — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#39 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.
• Market conditions: Rents rising fast (+14.8%/yr); 311 active listings in the ZIP; solid renter incomes; 987 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• It's been on market 79 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $135k; list at $335k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 44% 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 $205,340 (38.7% 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 79 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.61% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.73%
• DSCR: 0.79
• GRM: 13.6

CMA / ARV

• ARV (median comp): $407,500
• List price: $335,000
• Delta: -17.79%
• 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
237 Scotts Trce	0.17mi	4/3.0	2,347 (+4%)	12mo	$339,900	$145	71
1079 Asbury Cir	0.53mi	4/3.5	2,248 (-0%)	6mo	$450,000	$200	68
2721 Crossvine Dr	0.20mi	4/2.5	2,113 (-6%)	14mo	$335,000	$159	63
2939 Glen Gate Dr	0.63mi	3/3.0 (-1)	2,252 (-0%)	3mo	$337,000	$150	59
2656 Piedmont Dr	0.30mi	3/2.0 (-1)	2,084 (-8%)	3mo	$400,000	$192	58
2752 Oakleaf Cir	0.54mi	4/2.5	2,085 (-8%)	2mo	$480,001	$230	55
90 Countryside Ln	0.55mi	3/2.5 (-1)	2,229 (-1%)	9mo	$394,500	$177	54
1063 Asbury Cir	0.52mi	4/3.0	2,280 (+1%)	20mo	$502,450	$220	54
1082 Asbury Cir	0.52mi	4/2.5	2,350 (+4%)	13mo	$460,000	$196	52
2694 Piedmont Dr	0.31mi	3/2.5 (-1)	2,060 (-9%)	12mo	$395,000	$192	50
220 Chestnut Forest Dr	0.71mi	4/3.0	2,529 (+12%)	1mo	$399,900	$158	42
2722 Piedmont Dr	0.40mi	4/2.5	2,554 (+13%)	23mo	$355,000	$139	34

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.28×
• Total profit: $-67,127
• Equity at exit: $49,950

10-year hold

• IRR: -5.6%
• Equity multiple: 0.57×
• Total profit: $-40,039
• Equity at exit: $28,965

Cash invested: $93,800 (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 35022

• Home prices YoY: -20.2%
• Rents YoY: 14.8%
• Active inventory: 311
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $2,053 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$95 /mo · $1,143/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-369

Break-even live

Break-even rent $2,521

Max offer price $269,746

Occupancy floor —

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $335,000 Active 79 DOM
2. 2026-06-17
   days on market $335,000 Active 78 DOM
3. 2026-06-16
   days on market $335,000 Active 77 DOM
4. 2026-06-15
   days on market $335,000 Active 76 DOM
5. 2026-06-13
   days on market $335,000 Active 74 DOM
6. 2026-06-13
   days on market $335,000 Active 73 DOM
7. 2026-06-10
   days on market $335,000 Active 71 DOM
8. 2026-06-09
   days on market $335,000 Active 70 DOM
9. 2026-06-08
   days on market $335,000 Active 69 DOM
10. 2026-06-07
    days on market $335,000 Active 68 DOM
11. 2026-06-05
    days on market $335,000 Active 65 DOM
12. 2026-06-03
    days on market $335,000 Active 64 DOM
13. 2026-06-02
    days on market $335,000 Active 63 DOM
14. 2026-06-01
    days on market $335,000 Active 62 DOM
15. 2026-05-31
    days on market $335,000 Active 61 DOM
16. 2026-05-07
    historical Contingent 777-char remark

    Show marketing remark (777 chars)

    This 4-bedroom, 3.5-bath home sits on 1.7 acres with beautiful mountain views and multiple decks to enjoy the scenery. Inside, you’ll find a spacious layout with a living room, dining room, and a finished basement den, along with a separate laundry area for added convenience. The oversized master bedroom offers approximately 300 square feet, providing a comfortable private retreat. Real hardwood floors run throughout most of the home, adding warmth and character. A detached workshop is located at the back of the property, complete with electricity and a garage door—ideal for storage, hobbies, or projects. With generous living space, scenic surroundings, and a functional layout, this property offers a great combination of comfort, privacy, and versatility.

17. 2026-03-31
    listed $365,000 Active 777-char remark

    Show marketing remark (777 chars)

    This 4-bedroom, 3.5-bath home sits on 1.7 acres with beautiful mountain views and multiple decks to enjoy the scenery. Inside, you’ll find a spacious layout with a living room, dining room, and a finished basement den, along with a separate laundry area for added convenience. The oversized master bedroom offers approximately 300 square feet, providing a comfortable private retreat. Real hardwood floors run throughout most of the home, adding warmth and character. A detached workshop is located at the back of the property, complete with electricity and a garage door—ideal for storage, hobbies, or projects. With generous living space, scenic surroundings, and a functional layout, this property offers a great combination of comfort, privacy, and versatility.

18. 2026-03-26
    historical $365,000 777-char remark

    Show marketing remark (777 chars)

    This 4-bedroom, 3.5-bath home sits on 1.7 acres with beautiful mountain views and multiple decks to enjoy the scenery. Inside, you’ll find a spacious layout with a living room, dining room, and a finished basement den, along with a separate laundry area for added convenience. The oversized master bedroom offers approximately 300 square feet, providing a comfortable private retreat. Real hardwood floors run throughout most of the home, adding warmth and character. A detached workshop is located at the back of the property, complete with electricity and a garage door—ideal for storage, hobbies, or projects. With generous living space, scenic surroundings, and a functional layout, this property offers a great combination of comfort, privacy, and versatility.

19. 2005-10-07
    soldstatus $135,000
20. 2005-04-15
    soldstatus $95,000

ⓘ 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: $1,143 · $95/mo
• Projected year-2 tax: $1,374 · $114/mo
• Expected delta: +$231/yr (+$19/mo · 20.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 44% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,641
• − Mortgage interest: −$18,765
• − Property taxes: −$1,143
• − Insurance: −$1,675
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − Depreciation: −$9,745
• Taxable loss: −$10,630
• Est. tax savings @ 24.0%: +$2,551
• After-tax cash flow: $-1,881/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 — Helena

• Score: 71/100
• State rank: #39
• US rank: #7223

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

• County: Jefferson County · 527,445 people
• City population: 20,251
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 23,126
• Household income: $81,846
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 554.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 53% White 41% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Italian 1% Slovak 1% Iranian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · Spanish 3% 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: ▼ -55.40%
• Current HPI: 219.3839
• Rent YoY: ▲ 14.80%
• 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

+284.2% since first listed

5 events — show timeline

• 2026-05-07 Contingent — Greater Alabama MLS
• 2026-03-31 Listed $365,000 Greater Alabama MLS
• 2026-03-26 Coming Soon $365,000 Greater Alabama MLS
• 2005-10-07 Sold (Public Records) $135,000 Public Records
• 2005-04-15 Sold (Public Records) $95,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,143 · +2.3% YoY. Source: county tax records.