4109 Jim Tate Rd · Graysville, AL 35062

$157,300

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 71 Days on market

Built 1925 2.00 ac lot $165/sqft · 16% above area Est $188k · 16% 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).

• ARV discount +14.8/15.0
• Cash flow +12.0/30.0
• Appreciation +10.0/10.0
• DSCR +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.8/10.0

Listing remarks MLS

This cozy home has so much to offer; 3 bedrooms, 2 bathrooms and lots of space, inside and out! This house was renovated (2023) with granite counter-tops, luxury flooring, newly painted, hardwood floors and so much more! This one is a MUST see!

Key facts

• 2 acre lot
• Parking
• Built 1925

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $-38 ($-460/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (27.2% below list).
• Recommended offer: $115k (27.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#321 in AL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, 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.
• Market conditions: 78 active listings in the ZIP; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,555 (27.2% 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 71 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.73% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 11.4

CMA / ARV

• ARV (median comp): $187,516
• List price: $157,300
• Delta: -16.11%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.5%
• Equity multiple: 2.89×
• Total profit: $83,159
• Equity at exit: $141,708

10-year hold

• IRR: 20.9%
• Equity multiple: 6.60×
• Total profit: $246,666
• Equity at exit: $305,599

Cash invested: $44,044 (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 35062

• Home prices YoY: 9.7%
• Active inventory: 78
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$825
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-38

Break-even live

Break-even rent $1,194

Max offer price $150,532

Occupancy floor 98%

Sensitivity live

Price	-10% $51	-5% $6	+0% $-38	+5% $-83	+10% $-127
Rent	-10% $-129	-5% $-84	+0% $-38	+5% $7	+10% $52
Rate	-1.0pp $41	-0.5pp $2	base $-38	+0.5pp $-79	+1.0pp $-121

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: $39,325
• Closing costs: $4,719
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $157,300 Active 71 DOM
2. 2026-06-17
   days on market $157,300 Active 70 DOM
3. 2026-06-16
   days on market $157,300 Active 69 DOM
4. 2026-06-15
   days on market $157,300 Active 68 DOM
5. 2026-06-13
   days on market $157,300 Active 66 DOM
6. 2026-06-10
   days on market $157,300 Active 63 DOM
7. 2026-06-09
   days on market $157,300 Active 62 DOM
8. 2026-06-08
   days on market $157,300 Active 61 DOM
9. 2026-06-07
   days on market $157,300 Active 60 DOM
10. 2026-06-03
    days on market $157,300 Active 56 DOM
11. 2026-06-02
    days on market $157,300 Active 55 DOM
12. 2026-06-01
    days on market $157,300 Active 54 DOM
13. 2026-05-31
    days on market $157,300 Active 53 DOM
14. 2026-04-07
    listed $157,300 Active 244-char remark

    Show marketing remark (244 chars)

    This cozy home has so much to offer; 3 bedrooms, 2 bathrooms and lots of space, inside and out! This house was renovated (2023) with granite counter-tops, luxury flooring, newly painted, hardwood floors and so much more! This one is a MUST see!

15. 2026-03-20
    historical $1,175
16. 2026-03-05
    price $1,175
17. 2026-02-13
    price $1,190
18. 2026-01-24
    price $1,215
19. 2026-01-05
    price $1,240
20. 2025-12-16
    listed $1,265
21. 2023-12-08
    soldstatus $146,000
22. 2023-06-16
    soldstatus $70,000 Sold 327-char remark

    Show marketing remark (327 chars)

    This 2 bedroom and 1 bath fixer upper is being sold as-is. It is located in the Bagley/Corner school district. Brand new HVAC just installed. A large covered front porch with a swing. Outside is a 2 car carport and a shed. Move in the house and build your dream house on the extra level lot. Close to school, shopping and I-22.

23. 2023-05-17
    listed Contingent 327-char remark

    Show marketing remark (327 chars)

    This 2 bedroom and 1 bath fixer upper is being sold as-is. It is located in the Bagley/Corner school district. Brand new HVAC just installed. A large covered front porch with a swing. Outside is a 2 car carport and a shed. Move in the house and build your dream house on the extra level lot. Close to school, shopping and I-22.

24. 2023-04-18
    listed $72,000 327-char remark

    Show marketing remark (327 chars)

    This 2 bedroom and 1 bath fixer upper is being sold as-is. It is located in the Bagley/Corner school district. Brand new HVAC just installed. A large covered front porch with a swing. Outside is a 2 car carport and a shed. Move in the house and build your dream house on the extra level lot. Close to school, shopping and I-22.

25. 2022-05-11
    price $85,000
26. 2022-05-03
    price $99,900
27. 2009-12-18
    soldstatus $90,000
28. 2000-07-13
    soldstatus $39,900

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $645 · $54/mo
• Expected delta: +$11/yr (+$1/mo · 1.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,747
• − Mortgage interest: −$8,811
• − Property taxes: −$634
• − Insurance: −$786
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$4,576
• Taxable loss: −$3,261
• Est. tax savings @ 24.0%: +$783
• After-tax cash flow: $323/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 — Graysville

• Score: 59/100
• State rank: #321
• US rank: #19807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,674

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 (90%)
• Race & ethnicity: White 90% Black 6% Two or more races 2% Asian 2%
• Common ancestry: Serbian 3% Slovak 3% Iranian 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 94% English-only · German/W. Germanic 3% Spanish 1% Chinese 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: ▲ 22.99%
• Current HPI: 260.41
• 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

+294.2% since first listed

15 events — show timeline

• 2026-04-07 Listed $157,300 Greater Alabama MLS
• 2026-03-20 Rental Removed $1,175 SHOWMOJO
• 2026-03-05 Price Changed $1,175 SHOWMOJO
• 2026-02-13 Price Changed $1,190 SHOWMOJO
• 2026-01-24 Price Changed $1,215 SHOWMOJO
• 2026-01-05 Price Changed $1,240 SHOWMOJO
• 2025-12-16 Listed for Rent $1,265 SHOWMOJO
• 2023-12-08 Sold (Public Records) $146,000 Public Records
• 2023-06-16 Sold (MLS) $70,000 Greater Alabama MLS
• 2023-05-17 Listed — Greater Alabama MLS
• 2023-04-18 Listed $72,000 Greater Alabama MLS
• 2022-05-11 Price Changed $85,000 Greater Alabama MLS
• 2022-05-03 Price Changed $99,900 Greater Alabama MLS
• 2009-12-18 Sold (Public Records) $90,000 Public Records
• 2000-07-13 Sold (Public Records) $39,900 Public Records

Property tax history

+10.7%/yr

Latest (2025): $634 · +139.7% YoY. Source: county tax records.