3830 Windhover Dr #1 · Hoover, AL 35216

$135,000

3 bd · 2.5 ba · 1,583 sqft · Condo · 470 Days on market

Built 1975 Good condition $85/sqft · 10% below area Est $150k · 10% under ↓ 7% since listing

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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
• ARV discount +11.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedrooms, 2 and 1/2 baths, with large private deck on back. Basement parking with lots of storage. End unit, conveniently located close to entrance. Very near to interstate, shopping and restaurants. Great location!

Key facts

• Private deck
• Lots of storage
• End unit

Tags

• PRIVATE DECK
• BASEMENT PARKING
• LOTS OF STORAGE
• END UNIT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $832 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 2.4% in Hoover — 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 84/100 on livability (#1 in AL, #630 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+.
• 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: Rents rising (+2.6%/yr); 135 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 36% of the median local income ($75k/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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 470 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 470 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.66% ✓
• Cap rate: 13.69%
• Cash-on-cash: 26.42%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (median comp): $149,580
• List price: $135,000
• Delta: -9.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 1.80×
• Total profit: $30,254
• Equity at exit: $20,129

10-year hold

• IRR: 27.8%
• Equity multiple: 3.41×
• Total profit: $91,009
• Equity at exit: $11,672

Cash invested: $37,800 (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 35216

• Rents YoY: 2.6%
• Active inventory: 135
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,235 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $832

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 58%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4012 Lennox Rd Vestavia Hills, AL	3.0	2.5	1674	$2,765	$1.65	43d	1	0.08mi
4020 Lennox Rd Vestavia Hills, AL	3.0	2.5	1674	$2,665	$1.59	43d	1	0.09mi
2512 Christie Cir Vestavia Hills, AL	3.0	2.0	1951	$2,800	$1.44	43d	1	0.10mi
4429 Lennox Pl Unit 4415 Birmingham, AL	3.0	3.0	1645	$2,450	$1.49	19d	1	0.18mi
4429 Lennox Pl Unit 12 65 Birmingham, AL	3.0	3.0	1645	$2,450	$1.49	10d	1	0.18mi
4429 Lennox Pl Unit 4429 Birmingham, AL	3.0	3.0	1645	$2,450	$1.49	1d	1	0.18mi
3744 Spearman Dr Hoover, AL	3.0	2.0	1668	$1,850	$1.11	43d	1	0.21mi
3709 Stone Ridge Ter Hoover, AL	2.0	2.0	1535	$1,750	$1.14	1d	1	0.54mi
3741 Chestnut Ridge Ln Vestavia Hills, AL	1.0–3.0	1.0–2.0	1450	$1,450	$1.00	1d	61	0.58mi
3400 Chestnut Ridge Ln Birmingham, AL	2.0–3.0	2.0	1263	$1,675	$1.33	1d	8	0.62mi
3411 Cedar Crest Cir Hoover, AL	3.0	2.5	1336	$2,150	$1.61	1d	1	0.64mi
2149 Emerald Pointe Dr Birmingham, AL	1.0–3.0	1.0–1.5	885	$1,249	$1.41	23d	1	0.64mi
4248 Ashwood Cv Vestavia Hills, AL	3.0	2.5	1428	$1,850	$1.30	2d	1	0.72mi
601 Wildbrook Ln Hoover, AL	1.0–3.0	1.0–2.0	1340	$1,400	$1.04	1d	4	0.77mi
3454 Heather Ln Hoover, AL	4.0	3.0	2176	$2,600	$1.19	21d	1	0.79mi
1443 River Walk Cir Vestavia Hills, AL	3.0	2.5	1654	$1,895	$1.15	2d	1	0.84mi
6100 Rime Village Dr E Vestavia Hills, AL	1.0–2.0	1.5–2.0	1307	$1,446	$1.11	1d	10	0.88mi
2139 Rocky Ridge Ranch Rd Hoover, AL	1.0–3.0	1.0–2.0	1044	$1,489	$1.43	1d	4	0.94mi
3627 Cedarbrook Dr Hoover, AL	1.0–2.0	1.0–2.0	894	$1,070	$1.20	19d	1	1.06mi
990 Wisteria Pl Birmingham, AL	3.0	2.0	1450	$1,620	$1.12	1d	3	1.08mi
3565 Lorna Rd Hoover, AL	1.0–3.0	1.0–1.5	975	$1,100	$1.13	43d	1	1.10mi
2135 Centennial Dr Birmingham, AL	3.0	1.0–2.0	955	$1,250	$1.31	1d	21	1.17mi
2071 Alpine Vlg Birmingham, AL	1.0–3.0	1.0–2.0	1000	$1,195	$1.20	2d	9	1.25mi
3400 Treeline Ct Hoover, AL	1.0–3.0	1.0–2.0	950	$1,320	$1.39	21d	13	1.30mi
200 River Haven Ln Hoover, AL	1.0–3.0	1.5–2.5	1485	$1,802	$1.21	1d	32	1.37mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $135,000 Active 470 DOM
2. 2026-06-17
   days on market $135,000 Active 469 DOM
3. 2026-06-16
   days on market $135,000 Active 468 DOM
4. 2026-06-15
   days on market $135,000 Active 467 DOM
5. 2026-06-13
   days on market $135,000 Active 465 DOM
6. 2026-06-10
   days on market $135,000 Active 462 DOM
7. 2026-06-09
   days on market $135,000 Active 461 DOM
8. 2026-06-08
   days on market $135,000 Active 460 DOM
9. 2026-06-07
   days on market $135,000 Active 459 DOM
10. 2026-06-03
    days on market $135,000 Active 455 DOM
11. 2026-06-02
    days on market $135,000 Active 454 DOM
12. 2026-06-01
    days on market $135,000 Active 453 DOM
13. 2026-05-31
    days on market $135,000 Active 452 DOM
14. 2026-05-07
    price $135,000 217-char remark

    Show marketing remark (217 chars)

    3 bedrooms, 2 and 1/2 baths, with large private deck on back. Basement parking with lots of storage. End unit, conveniently located close to entrance. Very near to interstate, shopping and restaurants. Great location!

15. 2025-12-14
    price $130,000 217-char remark

    Show marketing remark (217 chars)

    3 bedrooms, 2 and 1/2 baths, with large private deck on back. Basement parking with lots of storage. End unit, conveniently located close to entrance. Very near to interstate, shopping and restaurants. Great location!

16. 2025-07-26
    price $146,000 217-char remark

    Show marketing remark (217 chars)

    3 bedrooms, 2 and 1/2 baths, with large private deck on back. Basement parking with lots of storage. End unit, conveniently located close to entrance. Very near to interstate, shopping and restaurants. Great location!

17. 2025-03-05
    listed $145,000 Active 217-char remark

    Show marketing remark (217 chars)

    3 bedrooms, 2 and 1/2 baths, with large private deck on back. Basement parking with lots of storage. End unit, conveniently located close to entrance. Very near to interstate, shopping and restaurants. Great location!

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,815
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − Depreciation: −$3,927
• Taxable income: $8,335
• Est. tax owed @ 24.0%: −$2,000
• After-tax cash flow: $7,988/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 75/100 Cosmetic rehab

This property is in good condition with cosmetic updates needed. Painting and landscaping can significantly increase its value.

Value-add opportunities

• Both Painting — Fresh paint can make a home look more appealing and increase its value
• Both Landscaping — Well-maintained landscaping can increase curb appeal and property value
• Both New flooring — New flooring can improve the home's appearance and increase its value
• Both New kitchen appliances — Upgrading to new appliances can make the kitchen more functional and attractive
• Both New bathroom fixtures — Upgrading to new fixtures can make the bathrooms more functional and attractive

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can make a home look more appealing and increase its value ↑
• Both Landscaping — Well-maintained landscaping can increase curb appeal and property value ↑
• Both New flooring — New flooring can improve the home's appearance and increase its value ↑
• Both New kitchen appliances — Upgrading to new appliances can make the kitchen more functional and attractive ↑
• Both New bathroom fixtures — Upgrading to new fixtures can make the bathrooms more functional and attractive ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Hoover

• Score: 84/100
• State rank: #1
• US rank: #630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 527,445 people
• City population: 76,805
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 34,327
• Household income: $74,525
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1747.0

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 61% Black 24% Hispanic / Latino 8% Asian 5% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Arabic 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: ▼ -259.83%
• Current HPI: 239.8705
• Rent YoY: ▲ 2.59%
• 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

-6.9% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $135,000 Greater Alabama MLS
• 2025-12-14 Price Changed $130,000 Greater Alabama MLS
• 2025-07-26 Price Changed $146,000 Greater Alabama MLS
• 2025-03-05 Listed $145,000 Greater Alabama MLS