524 Way Station Pl · Kimberly, AL 35091

$319,900

4 bd · 2.5 ba · 2,164 sqft · SingleFamily · 93 Days on market

Built 2026 6,534 sqft lot $148/sqft · at area comps Est $331k · at est. $50/mo HOA · 2% of rent ↓ 2% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +9.0/15.0
• Cash flow +6.5/30.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Schools +1.8/10.0
• DSCR +0.8/10.0

Listing remarks MLS

Ask about our interest rates, paid closing cost and easily added options. The Penwell is a two-story plan with 4 bedrooms and 2.5 bathrooms in 2,164 square feet. The main level features a flex room adjacent to the foyer, ideal for a formal dining room or home office. The gourmet kitchen has an oversized island for extra seating and a large pantry, and it opens to the dining area and a spacious living room. Bedroom One is on the second level and offers a private bathroom, double vanities and a large walk-in closet. There are 3 additional bedrooms, a full bathroom, and a walk-in laundry room. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders warranty. Your new home also includes our smart home technology package!

Key facts

• Gourmet kitchen
• Large pantry
• Private bathroom

Tags

• GOURMET KITCHEN
• OVERSIZED ISLAND
• LARGE PANTRY
• PRIVATE BATHROOM
• DOUBLE VANITIES
• LARGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-535 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (24.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (31.7% below list).
• Recommended offer: $218k (31.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#99 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing 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.
• Zoned schools: Bryan Elementary School (math 32% / reading 56%, grade F, #194 of 627 statewide, top 32%, 681 students, 37% FRL); North Jefferson Middle School (math 13% / reading 45%, grade F, #134 of 257 statewide, top 53%, 666 students, 52% FRL); Mortimer Jordan High School (math 23% / reading 27%, grade F, #114 of 305 statewide, top 38%, 861 students, 45% FRL) — zoned schools at 45% FRL track the district average.
• Zoned-school proficiency averages 33% at this address vs 20% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Jefferson County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 131 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $218,454 (31.7% 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 93 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.68% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.17%
• DSCR: 0.68
• GRM: 12.2

CMA / ARV

• ARV (median comp): $331,198
• List price: $319,900
• Delta: -3.41%
• 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
516 Way Station Pl	0.00mi	4/2.5	2,256 (+4%)	1mo	$334,900	$148	92
416 Reinsman Cv	0.11mi	4/2.5	2,174 (+0%)	3mo	$327,496	$151	91
508 Way Station Pl	0.02mi	4/2.5	2,256 (+4%)	3mo	$334,900	$148	90
428 Reinsman Cv	0.11mi	4/2.5	2,256 (+4%)	1mo	$334,900	$148	87
8779 Warrior Kimberly Rd	0.22mi	4/2.0	2,116 (-2%)	3mo	$275,000	$130	81
201 Expressman Ln	0.20mi	4/3.0	2,273 (+5%)	2mo	$378,075	$166	79
245 Expressman Ln	0.23mi	4/3.0	2,273 (+5%)	4mo	$375,000	$165	76
8771 Warrior Kimberly Rd	0.23mi	3/2.0 (-1)	2,012 (-7%)	3mo	$250,000	$124	68
461 Clearwater Ter	0.73mi	4/3.0	2,239 (+4%)	1mo	$369,000	$165	57
458 Clearwater Ter	0.68mi	4/2.0	2,051 (-5%)	4mo	$330,000	$161	54
10404 Meadowsweet Dr	0.73mi	4/3.0	2,273 (+5%)	2mo	$369,885	$163	54
553 Rimel Farms Pkwy	0.73mi	4/3.0	2,273 (+5%)	5mo	$362,400	$159	52

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.57×
• Total profit: $140,217
• Equity at exit: $288,191

10-year hold

• IRR: 17.7%
• Equity multiple: 5.91×
• Total profit: $439,837
• Equity at exit: $621,495

Cash invested: $89,572 (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 35091

• Home prices YoY: 8.8%
• Active inventory: 131
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,185 medium
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,798/yr
• Insurance: −$133
• HOA: −$50
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-535

Break-even live

Break-even rent $2,862

Max offer price $242,489

Occupancy floor —

Sensitivity live

Price	-10% $-314	-5% $-424	+0% $-535	+5% $-646	+10% $-756
Rent	-10% $-708	-5% $-621	+0% $-535	+5% $-449	+10% $-362
Rate	-1.0pp $-374	-0.5pp $-454	base $-535	+0.5pp $-618	+1.0pp $-702

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 Way Station Pl Kimberly, AL	4.0	3.0	2256	$2,200	$0.98	3d	1	0.02mi
632 Wenonah WAY Kimberly, AL	4.0	2.0	1774	$1,995	$1.12	12d	1	1.05mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 3 events

1. 2026-04-27
   price $319,900 776-char remark

   Show marketing remark (776 chars)

   Ask about our interest rates, paid closing cost and easily added options. The Penwell is a two-story plan with 4 bedrooms and 2.5 bathrooms in 2,164 square feet. The main level features a flex room adjacent to the foyer, ideal for a formal dining room or home office. The gourmet kitchen has an oversized island for extra seating and a large pantry, and it opens to the dining area and a spacious living room. Bedroom One is on the second level and offers a private bathroom, double vanities and a large walk-in closet. There are 3 additional bedrooms, a full bathroom, and a walk-in laundry room. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders warranty. Your new home also includes our smart home technology package!

2. 2026-02-26
   listed $324,900 Active 1500-char remark

   Show marketing remark (1500 chars)

   Welcome to 524 Way Station Place in our new home community Doss Ferry located in Kimberly, Alabama. Introducing the Princeton, an incredible two-story floor plan covering 2,164 square feet and offering 4 bedrooms and 2.5 bathrooms. On the main level, you'll find a chef-inspired kitchen with a generously sized island and a walk-in pantry, perfect for those who love cooking. In addition, there's a flexible space that can be transformed into a formal dining room or a functional home office, catering to your specific needs. The kitchen seamlessly connects to a spacious living room, leading to an outdoor patio, creating an ideal space for entertaining guests. Moving to the second level, you'll discover Bedroom One, featuring a luxurious bathroom complete with a double vanity, separate shower, private bathroom, and a spacious walk-in closet. Additionally, there are 3 additional bedrooms, a full bathroom, and a convenient walk-in laundry room on this level, providing ample space for the whole family. The Princeton is crafted with quality materials and exceptional craftsmanship, showcasing meticulous attention to detail, and it comes with a one-year builder's warranty. Moreover, every home includes a one-year builder's warranty to provide you with extra peace of mind. It's important to mention that our smart home technology package is also included in the deal. The Smart Home Technology Package provided is designed for easy use and offers unmatched convenience, allowing you to effort

3. 2026-02-25
   listed $324,900 Active 776-char remark

   Show marketing remark (776 chars)

   Ask about our interest rates, paid closing cost and easily added options. The Penwell is a two-story plan with 4 bedrooms and 2.5 bathrooms in 2,164 square feet. The main level features a flex room adjacent to the foyer, ideal for a formal dining room or home office. The gourmet kitchen has an oversized island for extra seating and a large pantry, and it opens to the dining area and a spacious living room. Bedroom One is on the second level and offers a private bathroom, double vanities and a large walk-in closet. There are 3 additional bedrooms, a full bathroom, and a walk-in laundry room. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders warranty. Your new home also includes our smart home technology package!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,214
• − Mortgage interest: −$17,919
• − Property taxes: −$4,798
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − HOA: −$600
• − Depreciation: −$9,306
• Taxable loss: −$12,203
• Est. tax savings @ 24.0%: +$2,929
• After-tax cash flow: $-3,491/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 — Kimberly

• Score: 66/100
• State rank: #99
• US rank: #11415

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

• Census place: Kimberly, AL
• Population (ZIP): 3,632

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 (92%)
• Race & ethnicity: White 92% Black 5% Two or more races 2%
• Common ancestry: Italian 7% Slovak 4% Lithuanian 3%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 99% English-only · Korean 1% Other Indo-European 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: ▲ 21.37%
• Current HPI: 265.4636
• Rent YoY: —
• Metro: —
• 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

-1.5% since first listed

3 events — show timeline

• 2026-04-27 Price Changed $319,900 Greater Alabama MLS
• 2026-02-26 Listed $324,900 Zillow
• 2026-02-25 Listed $324,900 Greater Alabama MLS