304 Willoughby Rd · Westover, AL 35147

$292,900

3 bd · 2.0 ba · 1,376 sqft · SingleFamily · 82 Days on market

Built 2026 10,541 sqft lot $213/sqft · 6% below area Est $312k · 6% under $20/mo HOA · 1% of rent

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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 +10.2/15.0
• Cash flow +7.3/30.0
• Appreciation +5.3/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Welcome to 304 Willoughby Road in our new home community Stonehenge located in Sterrett, Alabama. The Burke plan offers a well-designed layout with three bedrooms and two bathrooms, spanning a single level and 1,376 square feet of space. One of the standout features of the Burke floorplan is the open concept design that seamlessly connects the living area, kitchen, and breakfast area, making it ideal for hosting gatherings. Additionally, you can enjoy peaceful moments on the covered patio, whether you're sipping morning coffee or unwinding in the evenings. The primary suite serves as your personal retreat, boasting a luxurious bath with a walk-in shower, double marble vanities, a vaulted ceiling, and a spacious walk-in closet. Practicality is paramount with a two-car garage, laundry room, and pantry providing ample utility and storage. The home is crafted with high-quality materials and meticulous workmanship, showcasing superior attention to detail. Your home also comes with a one-year builder's warranty for added peace of mind. Notably, our smart home technology package is included, featuring a range of advanced devices. This includes a programmable thermostat by Honeywell, a Z-Wave door lock by Kwikset, a Z-Wave wireless switch by Eaton Corporation, a Qolsys, Inc. touchscreen Smart Home control device, an automation platform from Alarm. com, and a SkyBell video doorbell. For more information, consult a New Home Sales Agent today!

Key facts

• Double vanity
• Covered patio
• Spacious bathroom

Tags

• ONE LEVEL LIVING
• IMPRESSIVE LAYOUT
• COVERED PATIO
• OWNER'S SUITE
• SPACIOUS BATHROOM
• DOUBLE VANITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $293k.

Deal economics

• At list price, monthly cash flow is $-389 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (28.5% below list).
• Recommended offer: $209k (28.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#255 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute 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: 95 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 987 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.7% local appreciation)).
• Shelby County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($275k) 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 $209,498 (28.5% 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 82 days. Have you received any prior offers? Is the seller open to a 28% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.72% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.69%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $311,889
• List price: $292,900
• Delta: -6.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Willoughby Rd	0.04mi	3/2.0	1,376 (0%)	2mo	$287,900	$209	97
297 Willoughby Rd	0.04mi	3/2.0	1,376 (0%)	3mo	$289,900	$211	96
288 Willoughby Rd	0.03mi	3/2.0	1,376 (0%)	4mo	$287,400	$209	95
281 Willoughby Rd	0.01mi	3/2.0	1,376 (0%)	7mo	$295,400	$215	94
292 Willoughby Rd	0.02mi	4/2.0 (+1)	1,497 (+9%)	4mo	$289,900	$194	76
277 Willoughby Rd	0.04mi	4/2.0 (+1)	1,497 (+9%)	6mo	$299,900	$200	73

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

Projected returns pro-forma

0.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.71×
• Total profit: $-23,586
• Equity at exit: $95,391

10-year hold

• IRR: -0.3%
• Equity multiple: 0.97×
• Total profit: $-2,527
• Equity at exit: $123,282

Cash invested: $82,012 (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 35147

• Home prices YoY: 0.3%
• Active inventory: 95
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,095 medium
• Mortgage (P&I): −$1,536
• Tax est. 1.5%: −$366 /mo · $4,394/yr
• Insurance: −$122
• HOA: −$20
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-389

Break-even live

Break-even rent $2,588

Max offer price $236,593

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: $73,225
• Closing costs: $8,787
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
173 Chelsea Park Rd Chelsea, AL	3.0	2.0	1694	$2,070	$1.22	3d	1	0.55mi
464 Crossbridge Rd Chelsea, AL	4.0	2.5	1858	$2,175	$1.17	12d	1	0.69mi
224 Park Crest Run Chelsea, AL	4.0	2.0	1774	$2,195	$1.24	3d	1	0.82mi
170 Sharpe St Sterrett, AL	3.0	2.0	1408	$1,935	$1.37	44d	1	1.09mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 15 events

1. 2026-06-15
   pricestatus $292,900 Pending 82 DOM
2. 2026-06-15
   days on market $294,900 Active 82 DOM
3. 2026-06-13
   days on market $294,900 Active 80 DOM
4. 2026-06-13
   days on market $294,900 Active 79 DOM
5. 2026-06-10
   days on market $294,900 Active 77 DOM
6. 2026-06-09
   days on market $294,900 Active 76 DOM
7. 2026-06-08
   days on market $294,900 Active 75 DOM
8. 2026-06-07
   days on market $294,900 Active 74 DOM
9. 2026-06-05
   days on market $294,900 Active 71 DOM
10. 2026-06-03
    days on market $294,900 Active 70 DOM
11. 2026-06-02
    days on market $294,900 Active 69 DOM
12. 2026-06-01
    days on market $294,900 Active 68 DOM
13. 2026-05-31
    days on market $294,900 Active 67 DOM
14. 2026-03-25
    listed $304,900 Active 1456-char remark

    Show marketing remark (597 chars)

    Ask about our interest rates, paid closing cost and easily added options. The Burke plan features one level living with an impressive layout. Three Bedrooms, and two full Bathrooms in over 1,376 square feet, including vaulted ceilings, and a contemporary open concept Living and Dining Room, and Kitchen. The covered patio is perfect for outdoor entertaining. The owner's suite is located at the rear featuring a spacious bathroom with double vanity and walk-in closet. Two Bedrooms, and full bathroom with private hall, are adjacent the living room. Smart Home system and Builder 1-2-10 Warranty!

15. 2026-03-25
    listed $304,900 Active 597-char remark

    Show marketing remark (597 chars)

    Ask about our interest rates, paid closing cost and easily added options. The Burke plan features one level living with an impressive layout. Three Bedrooms, and two full Bathrooms in over 1,376 square feet, including vaulted ceilings, and a contemporary open concept Living and Dining Room, and Kitchen. The covered patio is perfect for outdoor entertaining. The owner's suite is located at the rear featuring a spacious bathroom with double vanity and walk-in closet. Two Bedrooms, and full bathroom with private hall, are adjacent the living room. Smart Home system and Builder 1-2-10 Warranty!

ⓘ 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: $25,140
• − Mortgage interest: −$16,407
• − Property taxes: −$4,394
• − Insurance: −$1,464
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − HOA: −$240
• − Depreciation: −$8,521
• Taxable loss: −$9,908
• Est. tax savings @ 24.0%: +$2,378
• After-tax cash flow: $-2,292/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 — Westover

• Score: 61/100
• State rank: #255
• US rank: #17944

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: Westover, AL
• Population (ZIP): 6,971

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 10% Black 10% Two or more races 10%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 9%

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: ▲ 0.70%
• Current HPI: 200.0103
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-25 Listed $304,900 Zillow
• 2026-03-25 Listed $304,900 Greater Alabama MLS