1002 Meadowood Ave · Hueytown, AL 35023

$119,000

2 bd · 1.5 ba · 1,066 sqft · SingleFamily public records · 71 Days on market

Built 1961 7,405 sqft lot $112/sqft · 20% below area Est $155k · 23% 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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.8/10.0
• Appreciation +4.7/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Presenting a beautifully renovated turn-key residence that offers exceptional value for both homeowners and savvy investors alike. This charming three-bedroom, one & a half bathroom home has been thoughtfully updated to deliver modern comfort and enduring appeal, ensuring a move-in-ready experience from day one. The attractive price point makes this property an outstanding opportunity for those seeking strong rental income potential in a desirable location. Situated within convenient proximity to Hueytown High School and local amenities, this home appeals to a broad range of tenants and families. The combination of quality renovations and an accessible price point creates an opportunity that discerning buyers will not want to overlook. Schedule your showing today.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1961

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (1.9% below list).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.9% in Hueytown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 57/100 on livability (#378 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime 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.
• Market conditions: Rents rising (+1.6%/yr); 250 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $109 of equity ($823 loan paydown + $-714 appreciation (-0.6% local appreciation)).
• 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 71 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago 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.

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 $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.98% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 8.5

CMA / ARV

• ARV (median comp): $154,833
• List price: $119,000
• Delta: -23.14%
• 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
121 Meadowood Ave	0.09mi	3/1.0 (+1)	1,053 (-1%)	2mo	$155,670	$148	85
924 Brooklane Dr	0.04mi	3/1.0 (+1)	1,092 (+2%)	9mo	$149,900	$137	80
116 June Ave	0.26mi	3/1.0 (+1)	1,054 (-1%)	10mo	$159,500	$151	70
117 Gwin Ave	0.45mi	2/1.5	1,084 (+2%)	11mo	$144,100	$133	67
1024 Brooklane Dr	0.09mi	3/1.0 (+1)	1,164 (+9%)	14mo	$118,872	$102	62
209 Nabors Ave	0.18mi	3/2.0 (+1)	1,160 (+9%)	11mo	$205,000	$177	60
2838 Brooklane Dr	0.30mi	3/2.0 (+1)	975 (-8%)	8mo	$98,150	$101	58
193 Mabelon Dr	0.71mi	3/1.5 (+1)	1,100 (+3%)	1mo	$178,000	$162	56
2905 Circle Dr	0.64mi	2/2.0	1,157 (+8%)	1mo	$134,800	$117	53
2822 Brooklane Dr	0.36mi	3/1.0 (+1)	975 (-8%)	12mo	$97,000	$99	52
304 Sunrise Blvd	0.74mi	2/2.0	1,099 (+3%)	11mo	$108,000	$98	49
324 Wickstead Rd	0.68mi	3/1.5 (+1)	1,161 (+9%)	7mo	$162,000	$140	42

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

Projected returns pro-forma

-0.6% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-754
• Equity at exit: $31,027

10-year hold

• IRR: 4.6%
• Equity multiple: 1.44×
• Total profit: $14,723
• Equity at exit: $34,585

Cash invested: $33,320 (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 35023

• Home prices YoY: -0.1%
• Rents YoY: 1.6%
• Active inventory: 250
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,167 high
• Mortgage (P&I): −$624
• Tax from tax record: −$128 /mo · $1,541/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $120

Break-even live

Break-even rent $1,015

Max offer price $119,000

Occupancy floor 85%

Sensitivity live

Price	-10% $188	-5% $154	+0% $120	+5% $87	+10% $53
Rent	-10% $28	-5% $74	+0% $120	+5% $166	+10% $213
Rate	-1.0pp $180	-0.5pp $151	base $120	+0.5pp $89	+1.0pp $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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Lakeland Ave Bessemer, AL	3.0	1.0	1042	$1,125	$1.08	24d	1	0.15mi
216 Meadowood Ave Bessemer, AL	3.0	1.0	1430	$1,250	$0.87	4d	1	0.21mi
208 Kentwood Ave Bessemer, AL	3.0	1.0	1177	$1,075	$0.91	44d	1	0.26mi
2822 Brooklane Dr Bessemer, AL	2.0	1.0	975	$1,000	$1.03	44d	1	0.35mi
2832 Clyburne St Bessemer, AL	3.0	2.0	1295	$1,650	$1.27	2d	1	0.37mi
309 Sunrise Blvd Bessemer, AL	2.0	1.0	1105	$1,160	$1.05	12d	1	0.74mi
2423 Circle Dr Bessemer, AL	2.0	1.0	732	$1,050	$1.43	44d	1	0.81mi
1983 Townhouse Ln Bessemer, AL	2.0	2.0	1465	$1,100	$0.75	17d	1	1.05mi
110 Ray Ave Apt 7 Hueytown, AL	2.0	2.0	900	$875	$0.97	4d	1	1.11mi
123 Westbrook Rd Bessemer, AL	3.0	2.0	1427	$1,275	$0.89	45d	1	1.29mi
116 Vail Ave Bessemer, AL	2.0	1.0	1008	$975	$0.97	20d	1	1.32mi
2020 High School Rd Unit C Bessemer, AL	2.0	1.0	733	$750	$1.02	15d	1	1.36mi
2234 19th St N Bessemer, AL	2.0	1.0	1106	$975	$0.88	44d	1	1.39mi
1623 26th Ave N Bessemer, AL	2.0	1.0	1004	$1,095	$1.09	12d	1	1.40mi
1409 Hueytown Rd Unit 76 Bessemer, AL	2.0	1.0	876	$995	$1.14	4d	1	1.49mi
1409 Hueytown Rd Apt 63 Bessemer, AL	2.0	1.0	876	$995	$1.14	44d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $119,000 Active 71 DOM
2. 2026-06-17
   days on market $119,000 Active 70 DOM
3. 2026-06-16
   days on market $119,000 Active 69 DOM
4. 2026-06-15
   days on market $119,000 Active 68 DOM
5. 2026-06-13
   days on market $119,000 Active 66 DOM
6. 2026-06-10
   days on market $119,000 Active 63 DOM
7. 2026-06-09
   days on market $119,000 Active 62 DOM
8. 2026-06-08
   days on market $119,000 Active 61 DOM
9. 2026-06-07
   days on market $119,000 Active 60 DOM
10. 2026-06-03
    days on market $119,000 Active 56 DOM
11. 2026-06-02
    days on market $119,000 Active 55 DOM
12. 2026-06-01
    days on market $119,000 Active 54 DOM
13. 2026-05-31
    days on market $119,000 Active 53 DOM
14. 2026-04-08
    listed $119,000 Active 780-char remark

    Show marketing remark (850 chars)

    Presenting a beautifully renovated turn-key residence that offers exceptional value for both homeowners and savvy investors alike. This charming three-bedroom, one & a half bathroom home has been thoughtfully updated to deliver modern comfort and enduring appeal. Every detail has been carefully considered throughout the renovation, ensuring a move-in-ready experience from day one. The attractive price point makes this property an outstanding opportunity for those seeking strong rental income potential in a desirable location. Situated within convenient proximity to Hueytown High School and local amenities, this home appeals to a broad range of tenants and families. The combination of quality renovations and an accessible price point creates an opportunity that discerning buyers will not want to overlook. Schedule your showing today!

15. 2026-04-08
    listed $119,000 Active 850-char remark

    Show marketing remark (850 chars)

    Presenting a beautifully renovated turn-key residence that offers exceptional value for both homeowners and savvy investors alike. This charming three-bedroom, one & a half bathroom home has been thoughtfully updated to deliver modern comfort and enduring appeal. Every detail has been carefully considered throughout the renovation, ensuring a move-in-ready experience from day one. The attractive price point makes this property an outstanding opportunity for those seeking strong rental income potential in a desirable location. Situated within convenient proximity to Hueytown High School and local amenities, this home appeals to a broad range of tenants and families. The combination of quality renovations and an accessible price point creates an opportunity that discerning buyers will not want to overlook. Schedule your showing today!

16. 2025-09-14
    price $120,000
17. 2025-07-23
    price $100,000
18. 2019-03-28
    soldstatus $108,900
19. 2019-03-28
    listed $108,900
20. 2019-02-01
    soldstatus $70,000
21. 1992-10-01
    soldstatus $45,000
22. 1981-08-01
    soldstatus $43,421

ⓘ 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: $1,541 · $128/mo
• Projected year-2 tax: $1,541 · $128/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 ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,010
• − Mortgage interest: −$6,666
• − Property taxes: −$1,541
• − Insurance: −$595
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$3,462
• Taxable loss: −$495
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $1,562/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 — Hueytown

• Score: 57/100
• State rank: #378
• US rank: #21611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hueytown, AL
• County: Jefferson County · 527,445 people
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 25,533
• Household income: $69,863
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 247.0

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 58% Black 30% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▼ -0.60%
• Current HPI: 389.38
• Rent YoY: ▲ 1.60%
• 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

+174.1% since first listed

9 events — show timeline

• 2026-04-08 Listed $119,000 WAMLS
• 2026-04-08 Listed $119,000 Greater Alabama MLS
• 2025-09-14 Price Changed $120,000 Greater Alabama MLS
• 2025-07-23 Price Changed $100,000 Greater Alabama MLS
• 2019-03-28 Listed $108,900 Greater Alabama MLS
• 2019-03-28 Sold (MLS) $108,900 Greater Alabama MLS
• 2019-02-01 Sold (Public Records) $70,000 Public Records
• 1992-10-01 Sold (Public Records) $45,000 Public Records
• 1981-08-01 Sold (Public Records) $43,421 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,541 · +0.0% YoY. Source: county tax records.