5560 Woodcreek Dr · Clay, AL 35126

$172,500

3 bd · 2.5 ba · 2,418 sqft · SingleFamily public records · 48 Days on market

Built 1975 0.42 ac lot $71/sqft · 43% below area Est $302k · 43% 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.2/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Do you have a large family or love to host gatherings? if so, this house is perfect for you. There is so much room for entertaining guests. Walk into this home and be amazed by the hardwood and attention to detail with crown molding. Formal living room and dining room, great Room, kitchen, den and guest bath all on main level - great for family functions and entertainment. Great room has fireplace with gas logs and huge french doors leading to large beautiful screened deck which overlooks a professionally landscaped yard. Den on main level has large storage closet and walk in closet. Kitchen has been updated and is only waiting on someone to make it theirs. Kitchen cabinets have been updated with granite counter tops with tile back splash. Upstairs has 4 bedrooms all with spacious closets and 2 full baths.

Key facts

• 0.42 acre lot
• 2 garage spots
• Built 1975

Property features AI

Finance

• Financial info: Down payment assistance available

Exterior

• Parking: Front garage entry; Assigned parking and driveway parking; Two garage spaces (main level)
• Utilities: Public water; Septic sewer; Gas water heater; Internet service availability unknown
• Home design: Brick-over-foundation construction; Crawl space foundation; Located in the Wood Creek subdivision; Existing (previously built) home
• Construction: Brick over foundation
• Exterior features: Screened porch; No pool; No patio; No decks; No garden/patio; Not waterfront

Interior

• Kitchen: Laminate countertops; Electric oven; Electric stove
• Bedrooms: Master bedroom on upper level; Additional bedrooms on upper level; Bonus room on upper level
• Flooring: Carpet; Hardwood laminate; Tile; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath and additional full bath on upper level; Bathroom features include separate shower and tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Smooth ceilings; One gas fireplace in the den with masonry surround; Attic present
• Laundry & utility: Main-level laundry; Washer hookup; Electric dryer hookup; Laundry space located in the garage area

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $167k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.7% in Clay — 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 75/100 on livability (#16 in AL, #3,849 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute 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: Clay Elementary School (math 10% / reading 40%, grade F, #414 of 627 statewide, top 66%, 632 students, 48% FRL); Claychalkville High School (math 6% / reading 9%, grade F, #261 of 305 statewide, top 87%, 1,361 students, 56% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 186 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 48 days — a 3% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $24k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,325 (3.0% 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 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.95%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $302,396
• List price: $172,500
• Delta: -42.96%
• 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
5838 Sumpter Dr	0.18mi	3/2.0	2,458 (+2%)	2mo	$300,000	$122	85
5535 Kennesaw Pass	0.23mi	4/2.0 (+1)	2,576 (+6%)	6mo	$318,000	$123	66
5619 Summit Pointe	0.52mi	4/3.0 (+1)	2,482 (+3%)	1mo	$317,500	$128	64
5931 Marchester Cir	0.12mi	4/3.0 (+1)	2,077 (-14%)	14mo	$282,000	$136	52
5549 Balboa Ct	0.60mi	3/2.0	2,634 (+9%)	4mo	$150,000	$57	52
5289 Willow Ridge Ln	0.73mi	3/2.0	2,464 (+2%)	12mo	$237,000	$96	50
5408 Brewer Dr	0.65mi	3/2.0	2,167 (-10%)	1mo	$279,000	$129	50
2751 Shoemaker St	0.60mi	4/3.0 (+1)	2,188 (-10%)	8mo	$275,000	$126	43
5575 Roberts Dr	0.49mi	3/2.0	2,075 (-14%)	13mo	$289,000	$139	41
5592 Summit Pointe	0.56mi	2/2.0 (-1)	2,175 (-10%)	13mo	$299,000	$137	39
5568 Spanish Trce	0.62mi	4/2.0 (+1)	2,104 (-13%)	9mo	$131,000	$62	35
5732 Shadow Lake Dr	0.68mi	4/3.0 (+1)	2,776 (+15%)	13mo	$380,000	$137	26

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.79×
• Total profit: $-10,187
• Equity at exit: $25,720

10-year hold

• IRR: 2.1%
• Equity multiple: 1.14×
• Total profit: $6,917
• Equity at exit: $14,915

Cash invested: $48,300 (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 35126

• Home prices YoY: -22.4%
• Rents YoY: 1.6%
• Active inventory: 186
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,928 medium
• Mortgage (P&I): −$905
• Tax from tax record: −$226 /mo · $2,718/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $320

Break-even live

Break-even rent $1,523

Max offer price $172,500

Occupancy floor 78%

Sensitivity live

Price	-10% $418	-5% $369	+0% $320	+5% $271	+10% $222
Rent	-10% $168	-5% $244	+0% $320	+5% $396	+10% $472
Rate	-1.0pp $407	-0.5pp $364	base $320	+0.5pp $275	+1.0pp $230

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5505 Leighaven Way Pinson, AL	3.0	2.5	1682	$2,000	$1.19	11d	1	0.23mi
5520 Desoto Cir Pinson, AL	3.0	2.0	1720	$1,823	$1.06	12d	1	0.82mi
5010 Darlene Dr Pinson, AL	3.0	2.0	1914	$1,550	$0.81	25d	1	1.50mi

Listing history 25 events

1. 2026-06-18
   days on market $172,500 Active 48 DOM
2. 2026-06-17
   days on market $172,500 Active 47 DOM
3. 2026-06-16
   pricedays on market $172,500 Active 46 DOM
4. 2026-06-15
   days on market $196,000 Active 45 DOM
5. 2026-06-13
   days on market $196,000 Active 43 DOM
6. 2026-06-10
   days on market $196,000 Active 40 DOM
7. 2026-06-09
   days on market $196,000 Active 39 DOM
8. 2026-06-08
   days on market $196,000 Active 38 DOM
9. 2026-06-07
   days on market $196,000 Active 37 DOM
10. 2026-06-03
    days on market $196,000 Active 33 DOM
11. 2026-06-02
    days on market $196,000 Active 32 DOM
12. 2026-06-01
    days on market $196,000 Active 31 DOM
13. 2026-05-31
    days on market $196,000 Active 30 DOM
14. 2026-05-01
    listed $196,000 Active 532-char remark
15. 2022-12-14
    soldstatus $263,900
16. 2022-12-05
    soldstatus $263,900 Sold 817-char remark

    Show marketing remark (817 chars)

    Do you have a large family or love to host gatherings? if so, this house is perfect for you. There is so much room for entertaining guests. Walk into this home and be amazed by the hardwood and attention to detail with crown molding. Formal living room and dining room, great Room, kitchen, den and guest bath all on main level - great for family functions and entertainment. Great room has fireplace with gas logs and huge french doors leading to large beautiful screened deck which overlooks a professionally landscaped yard. Den on main level has large storage closet and walk in closet. Kitchen has been updated and is only waiting on someone to make it theirs. Kitchen cabinets have been updated with granite counter tops with tile back splash. Upstairs has 4 bedrooms all with spacious closets and 2 full baths.

17. 2022-10-25
    historical Contingent 817-char remark

    Show marketing remark (817 chars)

    Do you have a large family or love to host gatherings? if so, this house is perfect for you. There is so much room for entertaining guests. Walk into this home and be amazed by the hardwood and attention to detail with crown molding. Formal living room and dining room, great Room, kitchen, den and guest bath all on main level - great for family functions and entertainment. Great room has fireplace with gas logs and huge french doors leading to large beautiful screened deck which overlooks a professionally landscaped yard. Den on main level has large storage closet and walk in closet. Kitchen has been updated and is only waiting on someone to make it theirs. Kitchen cabinets have been updated with granite counter tops with tile back splash. Upstairs has 4 bedrooms all with spacious closets and 2 full baths.

18. 2022-10-22
    listed $265,000 Active 817-char remark

    Show marketing remark (817 chars)

    Do you have a large family or love to host gatherings? if so, this house is perfect for you. There is so much room for entertaining guests. Walk into this home and be amazed by the hardwood and attention to detail with crown molding. Formal living room and dining room, great Room, kitchen, den and guest bath all on main level - great for family functions and entertainment. Great room has fireplace with gas logs and huge french doors leading to large beautiful screened deck which overlooks a professionally landscaped yard. Den on main level has large storage closet and walk in closet. Kitchen has been updated and is only waiting on someone to make it theirs. Kitchen cabinets have been updated with granite counter tops with tile back splash. Upstairs has 4 bedrooms all with spacious closets and 2 full baths.

19. 2022-10-20
    historical $265,000 817-char remark

    Show marketing remark (817 chars)

    Do you have a large family or love to host gatherings? if so, this house is perfect for you. There is so much room for entertaining guests. Walk into this home and be amazed by the hardwood and attention to detail with crown molding. Formal living room and dining room, great Room, kitchen, den and guest bath all on main level - great for family functions and entertainment. Great room has fireplace with gas logs and huge french doors leading to large beautiful screened deck which overlooks a professionally landscaped yard. Den on main level has large storage closet and walk in closet. Kitchen has been updated and is only waiting on someone to make it theirs. Kitchen cabinets have been updated with granite counter tops with tile back splash. Upstairs has 4 bedrooms all with spacious closets and 2 full baths.

20. 2016-07-06
    soldstatus $149,030
21. 2016-07-05
    soldstatus $149,000 Sold

    Show marketing remark (893 chars)

    Lots of space for large family! Great for entertaining!! Enter this home and be WOWed to the hardwood and attention to detail with crown molding. Formal living room and dining room, great Room, kitchen, den and guest bath all on main level - great for family gatherings and entertainment. Great room has fireplace with gas logs and french doors leading to large screened deck. Den on main level has large storage closet and walk in closet. Kitchen has been updated with built-in microwave, stove and large bottom drawer fridge - which will remain. Kitchen cabinets have been updated and granite counter tops with tile back splash. Upstairs has 4 bedrooms all with spacious closets and 2 full baths. Hardwood throughout upstairs except for tile in baths. Large screened deck is overlooking professionally landscaped yard. Roof and HVAC is 3 years old. Home is vinyl siding for easy maintenance.

22. 2016-05-25
    historical Contingent

    Show marketing remark (893 chars)

    Lots of space for large family! Great for entertaining!! Enter this home and be WOWed to the hardwood and attention to detail with crown molding. Formal living room and dining room, great Room, kitchen, den and guest bath all on main level - great for family gatherings and entertainment. Great room has fireplace with gas logs and french doors leading to large screened deck. Den on main level has large storage closet and walk in closet. Kitchen has been updated with built-in microwave, stove and large bottom drawer fridge - which will remain. Kitchen cabinets have been updated and granite counter tops with tile back splash. Upstairs has 4 bedrooms all with spacious closets and 2 full baths. Hardwood throughout upstairs except for tile in baths. Large screened deck is overlooking professionally landscaped yard. Roof and HVAC is 3 years old. Home is vinyl siding for easy maintenance.

23. 2016-05-10
    price $149,900

    Show marketing remark (893 chars)

    Lots of space for large family! Great for entertaining!! Enter this home and be WOWed to the hardwood and attention to detail with crown molding. Formal living room and dining room, great Room, kitchen, den and guest bath all on main level - great for family gatherings and entertainment. Great room has fireplace with gas logs and french doors leading to large screened deck. Den on main level has large storage closet and walk in closet. Kitchen has been updated with built-in microwave, stove and large bottom drawer fridge - which will remain. Kitchen cabinets have been updated and granite counter tops with tile back splash. Upstairs has 4 bedrooms all with spacious closets and 2 full baths. Hardwood throughout upstairs except for tile in baths. Large screened deck is overlooking professionally landscaped yard. Roof and HVAC is 3 years old. Home is vinyl siding for easy maintenance.

24. 2016-03-07
    listed $159,900 Active

    Show marketing remark (893 chars)

    Lots of space for large family! Great for entertaining!! Enter this home and be WOWed to the hardwood and attention to detail with crown molding. Formal living room and dining room, great Room, kitchen, den and guest bath all on main level - great for family gatherings and entertainment. Great room has fireplace with gas logs and french doors leading to large screened deck. Den on main level has large storage closet and walk in closet. Kitchen has been updated with built-in microwave, stove and large bottom drawer fridge - which will remain. Kitchen cabinets have been updated and granite counter tops with tile back splash. Upstairs has 4 bedrooms all with spacious closets and 2 full baths. Hardwood throughout upstairs except for tile in baths. Large screened deck is overlooking professionally landscaped yard. Roof and HVAC is 3 years old. Home is vinyl siding for easy maintenance.

25. 1977-06-09
    soldstatus $48,500

ⓘ 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: $2,718 · $226/mo
• Projected year-2 tax: $2,718 · $226/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,135
• − Mortgage interest: −$9,663
• − Property taxes: −$2,718
• − Insurance: −$862
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$5,018
• Taxable income: $1,173
• Est. tax owed @ 24.0%: −$281
• After-tax cash flow: $3,560/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 — Clay

• Score: 75/100
• State rank: #16
• US rank: #3849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clay, AL
• County: Jefferson County · 527,445 people
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 22,599
• Household income: $83,732
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 267.0

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 0.58)
• Race & ethnicity: White 58% Black 28% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 5% Vietnamese 1% Chinese 0%

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: ▼ -54.52%
• Current HPI: 188.6439
• Rent YoY: ▲ 1.61%
• 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

+255.7% since first listed

15 events — show timeline

• 2026-06-16 Price Changed $172,500 Greater Alabama MLS
• 2026-05-20 Relisted — Greater Alabama MLS
• 2026-05-20 Contingent — Greater Alabama MLS
• 2026-05-01 Listed $196,000 Greater Alabama MLS
• 2022-12-14 Sold (Public Records) $263,900 Public Records
• 2022-12-05 Sold (MLS) $263,900 Greater Alabama MLS
• 2022-10-25 Contingent — Greater Alabama MLS
• 2022-10-22 Listed $265,000 Greater Alabama MLS
• 2022-10-20 Coming Soon $265,000 Greater Alabama MLS
• 2016-07-06 Sold (Public Records) $149,030 Public Records
• 2016-07-05 Sold (MLS) $149,000 Greater Alabama MLS
• 2016-05-25 Contingent — Greater Alabama MLS
• 2016-05-10 Price Changed $149,900 Greater Alabama MLS
• 2016-03-07 Listed $159,900 Greater Alabama MLS
• 1977-06-09 Sold (Public Records) $48,500 Public Records

Property tax history

+11.8%/yr

Latest (2025): $2,718 · -3.1% YoY. Source: county tax records.