501 Hillsboro Ln · Helena, AL 35080

$189,900

2 bd · 1.5 ba · 1,236 sqft · Townhouse public records · 49 Days on market

Built 1986 3,441 sqft lot $154/sqft · 8% above area Est $207k · 8% under

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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).

• Cash flow +12.4/30.0
• ARV discount +11.2/15.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate condition 1 side brick and maintenance free. Private, big, flat backyard. Don't miss this great opportunity. Priced to sell FAST.

Key facts

• Double vanity
• Large walk-in closet
• En suite bath

Tags

• FULLY FENCED BACKYARD
• WOOD-BURNING BRICK FIREPLACE
• DEDICATED DINING AREA
• LARGE WALK-IN CLOSET
• EN SUITE BATH
• DOUBLE VANITY

Property features AI

Finance

• Other: Subdivision: Breckenridge Park
• Financial info: Quarterly garbage fee
• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet availability (AT&T)
• Home design: Two-level (main and upper); Existing construction; One-side brick and vinyl siding exterior; Slab foundation
• Construction: 1 side brick with vinyl siding
• Exterior features: Fenced yard; Open patio

Interior

• Kitchen: Laminate countertops; Dishwasher (built-in); Microwave (built-in); Electric oven; Refrigerator
• Bedrooms: Master bedroom on upper level; Additional bedroom(s) on upper level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: One full bathroom; One half bathroom; Tub/shower combo
• Heating & cooling: Central heating with gas furnace; Central air conditioning
• Interior features: 1 fireplace with a brick, wood-burning hearth in the family room; Ceilings: Other (see remarks); Eating area off the kitchen; Attic present
• Laundry & utility: Laundry room on upper level; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $-31 ($-369/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (20.9% below list).
• Recommended offer: $150k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.1% in Helena — 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 71/100 on livability (#39 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Helena Elementary School (868 students, 30% FRL); Helena Middle (math 17% / reading 63%, grade F, #59 of 257 statewide, top 23%, 1,035 students, 30% FRL); Helena High School (math 38% / reading 41%, grade F, #34 of 305 statewide, top 12%, 1,418 students, 28% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: 141 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 987 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($118k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Shelby County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $133k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,269 (20.9% 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 49 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

• ARV (median comp): $206,864
• List price: $189,900
• Delta: -8.20%
• 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
401 Hillsboro Ln	0.09mi	3/2.0 (+1)	1,230 (-0%)	10mo	$210,000	$171	80
1505 Hillsboro Ln	0.08mi	2/2.0	1,192 (-4%)	14mo	$189,900	$159	77
201 Amy Ln	0.27mi	2/2.0	1,211 (-2%)	9mo	$193,000	$159	74
1008 Ashley Brook Ln	0.43mi	2/2.0	1,269 (+3%)	4mo	$228,000	$180	70
1914 Highway 58	0.29mi	2/1.5	1,290 (+4%)	11mo	$170,000	$132	70
191 Rocky Ridge Dr	0.13mi	2/2.0	1,120 (-9%)	8mo	$160,000	$143	69
203 Rocky Ridge Dr	0.14mi	2/2.0	1,095 (-11%)	11mo	$194,500	$178	63
1016 Ashley Brook Ln	0.43mi	2/2.0	1,170 (-5%)	13mo	$200,000	$171	58
2032 Ashley Brook Way	0.54mi	2/2.0	1,180 (-4%)	12mo	$205,000	$174	55
7532 Spencer Ln	0.75mi	2/2.0	1,264 (+2%)	10mo	$190,000	$150	51
128 Rocky Ridge Dr	0.15mi	3/2.5 (+1)	1,386 (+12%)	18mo	$218,000	$157	49
7515 Spencer Ln	0.75mi	2/2.0	1,199 (-3%)	18mo	$190,000	$158	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-32,767
• Equity at exit: $28,315

10-year hold

• IRR: -9.5%
• Equity multiple: 0.41×
• Total profit: $-31,201
• Equity at exit: $16,419

Cash invested: $53,172 (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 35080

• Home prices YoY: -26.4%
• Active inventory: 141
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$996
• Tax from tax record: −$143 /mo · $1,715/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-31

Break-even live

Break-even rent $1,542

Max offer price $184,464

Occupancy floor 97%

Sensitivity live

Price	-10% $77	-5% $23	+0% $-31	+5% $-85	+10% $-138
Rent	-10% $-149	-5% $-90	+0% $-31	+5% $29	+10% $88
Rate	-1.0pp $65	-0.5pp $18	base $-31	+0.5pp $-80	+1.0pp $-130

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 Hillsboro Ln Helena, AL	2.0	1.5	1000	$1,250	$1.25	13d	1	0.03mi
104 Hillsboro Ln Helena, AL	2.0	1.5	995	$1,200	$1.21	25d	1	0.04mi
2812 Saint Patrick Pl N Helena, AL	3.0	2.0	1326	$1,790	$1.35	16d	1	0.40mi
8028 Rockhampton Cir Helena, AL	3.0	2.0	1438	$1,955	$1.36	5d	1	0.60mi
177 Cedar Bend Dr Helena, AL	3.0	2.5	1500	$1,750	$1.17	3d	1	0.61mi
1016 Wyndham Ln Helena, AL	3.0	2.0	1132	$1,650	$1.46	25d	1	0.71mi
9014 Brookline Ln Helena, AL	2.0	2.0	1171	$1,595	$1.36	17d	1	0.85mi
102 Frances Ln Helena, AL	2.0	2.0	1400	$1,600	$1.14	3d	1	0.98mi
4717 Hollow Ln Helena, AL	3.0	2.0	1298	$1,781	$1.37	21d	1	1.34mi
453 Tocoa Rd Helena, AL	2.0	2.0	1286	$1,475	$1.15	45d	1	1.36mi

Listing history 28 events

1. 2026-06-21
   days on market $189,900 Active 49 DOM
2. 2026-06-18
   days on market $189,900 Active 46 DOM
3. 2026-06-17
   days on market $189,900 Active 45 DOM
4. 2026-06-16
   days on market $189,900 Active 44 DOM
5. 2026-06-15
   days on market $189,900 Active 43 DOM
6. 2026-06-13
   days on market $189,900 Active 41 DOM
7. 2026-06-13
   days on market $189,900 Active 40 DOM
8. 2026-06-10
   days on market $189,900 Active 38 DOM
9. 2026-06-09
   days on market $189,900 Active 37 DOM
10. 2026-06-08
    days on market $189,900 Active 36 DOM
11. 2026-06-07
    days on market $189,900 Active 35 DOM
12. 2026-06-05
    days on market $189,900 Active 32 DOM
13. 2026-06-03
    days on market $189,900 Active 31 DOM
14. 2026-06-02
    days on market $189,900 Active 30 DOM
15. 2026-06-01
    days on market $189,900 Active 29 DOM
16. 2026-05-31
    days on market $189,900 Active 28 DOM
17. 2026-05-18
    price $189,900 964-char remark
18. 2026-05-03
    listed $199,900 Active 964-char remark
19. 2020-11-13
    soldstatus $133,000 Sold 140-char remark

    Show marketing remark (140 chars)

    Immaculate condition 1 side brick and maintenance free. Private, big, flat backyard. Don't miss this great opportunity. Priced to sell FAST.

20. 2020-10-02
    historical Contingent 140-char remark

    Show marketing remark (140 chars)

    Immaculate condition 1 side brick and maintenance free. Private, big, flat backyard. Don't miss this great opportunity. Priced to sell FAST.

21. 2020-09-29
    listed $134,500 Active 140-char remark

    Show marketing remark (140 chars)

    Immaculate condition 1 side brick and maintenance free. Private, big, flat backyard. Don't miss this great opportunity. Priced to sell FAST.

22. 2018-12-07
    soldstatus $107,000
23. 2018-11-19
    soldstatus $107,000 Sold

    Show marketing remark (363 chars)

    2 Bedrooms! 1.5 Baths! * END Unit * HUGE Great Room * Tons of Closet Storage * Wood Burning Fireplace * Large Bedrooms * Tile Backsplash * Fenced-in Backyard * Vinyl Siding * Newly Serviced HVAC * Fenced Back Yard * Carpets Recently Replaced * Roof <10y Old * Utility Storage * Fresh Landscaping * No HOA! * EXCELLENT Condition!

24. 2018-11-13
    historical Contingent

    Show marketing remark (363 chars)

    2 Bedrooms! 1.5 Baths! * END Unit * HUGE Great Room * Tons of Closet Storage * Wood Burning Fireplace * Large Bedrooms * Tile Backsplash * Fenced-in Backyard * Vinyl Siding * Newly Serviced HVAC * Fenced Back Yard * Carpets Recently Replaced * Roof <10y Old * Utility Storage * Fresh Landscaping * No HOA! * EXCELLENT Condition!

25. 2018-11-08
    status Active

    Show marketing remark (363 chars)

    2 Bedrooms! 1.5 Baths! * END Unit * HUGE Great Room * Tons of Closet Storage * Wood Burning Fireplace * Large Bedrooms * Tile Backsplash * Fenced-in Backyard * Vinyl Siding * Newly Serviced HVAC * Fenced Back Yard * Carpets Recently Replaced * Roof <10y Old * Utility Storage * Fresh Landscaping * No HOA! * EXCELLENT Condition!

26. 2018-10-28
    historical Contingent

    Show marketing remark (363 chars)

    2 Bedrooms! 1.5 Baths! * END Unit * HUGE Great Room * Tons of Closet Storage * Wood Burning Fireplace * Large Bedrooms * Tile Backsplash * Fenced-in Backyard * Vinyl Siding * Newly Serviced HVAC * Fenced Back Yard * Carpets Recently Replaced * Roof <10y Old * Utility Storage * Fresh Landscaping * No HOA! * EXCELLENT Condition!

27. 2018-08-23
    listed $110,000 Active

    Show marketing remark (363 chars)

    2 Bedrooms! 1.5 Baths! * END Unit * HUGE Great Room * Tons of Closet Storage * Wood Burning Fireplace * Large Bedrooms * Tile Backsplash * Fenced-in Backyard * Vinyl Siding * Newly Serviced HVAC * Fenced Back Yard * Carpets Recently Replaced * Roof <10y Old * Utility Storage * Fresh Landscaping * No HOA! * EXCELLENT Condition!

28. 2016-07-24
    price $105,000

ⓘ 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: $1,715 · $143/mo
• Projected year-2 tax: $1,715 · $143/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 7/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,032
• − Mortgage interest: −$10,637
• − Property taxes: −$1,715
• − Insurance: −$950
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$5,524
• Taxable loss: −$3,679
• Est. tax savings @ 24.0%: +$883
• After-tax cash flow: $514/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 — Helena

• Score: 71/100
• State rank: #39
• US rank: #7223

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: Helena, AL
• County: Shelby County · 188,970 people
• City population: 20,251
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 20,251
• Household income: $118,344
• Rent vs Own: 9.0% rent · 91.0% own
• Severe rent burden: 174.0

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 (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 1%

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: ▼ -75.03%
• Current HPI: 209.2727
• Rent YoY: —
• 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

+80.9% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $189,900 Greater Alabama MLS
• 2026-05-03 Listed $199,900 Greater Alabama MLS
• 2020-11-13 Sold (MLS) $133,000 Greater Alabama MLS
• 2020-10-02 Contingent — Greater Alabama MLS
• 2020-09-29 Listed $134,500 Greater Alabama MLS
• 2018-12-07 Sold (Public Records) $107,000 Public Records
• 2018-11-19 Sold (MLS) $107,000 Greater Alabama MLS
• 2018-11-13 Contingent — Greater Alabama MLS
• 2018-11-08 Relisted — Greater Alabama MLS
• 2018-10-28 Contingent — Greater Alabama MLS
• 2018-08-23 Listed $110,000 Greater Alabama MLS
• 2016-07-24 Price Changed $105,000 Greater Alabama MLS

Property tax history

+12.7%/yr

Latest (2025): $1,715 · +0.9% YoY. Source: county tax records.