412 Reinsman Cv · Kimberly, AL 35091

$307,900

4 bd · 2.0 ba · 1,774 sqft · SingleFamily · 87 Days on market

Built 2026 6,098 sqft lot Est $310k · at est. $50/mo HOA · 2% 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).

• Appreciation +10.0/10.0
• ARV discount +7.9/15.0
• Cash flow +6.8/30.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.8/10.0
• DSCR +1.1/10.0

Listing remarks

Ask about our interest rates, paid closing cost and easily added options. The one-level Rhett plan provides an efficient, four-bedroom, two-bath design in 1,774 square feet. One of the unique features is the integration of the kitchen, breakfast area and great room in an open concept design perfect for entertaining. Enjoy early morning coffee or quiet evenings under the shaded covered patio. The bedroom on-suite is your private getaway with a separate shower, double vanity and walk-in closet. A two-car garage, laundry room and pantry provide utility and storage. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders' warranty. Your new home

Key facts

• Shaded covered patio
• Open concept design
• 6,098 sq ft lot

Tags

• OPEN CONCEPT DESIGN
• SHADED COVERED PATIO
• SMART HOME TECHNOLOGY PACKAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $308k.

Deal economics

• At list price, monthly cash flow is $-476 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (30.0% below list).
• Recommended offer: $215k (30.0% 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: Warrior Elementary School (math 17% / reading 52%, grade F, #296 of 627 statewide, top 49%, 551 students, 67% FRL); Mortimer Jordan High School (math 23% / reading 27%, grade F, #114 of 305 statewide, top 38%, 861 students, 45% FRL).
• Market conditions: 129 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($289k) 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 $215,459 (30.0% 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 87 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.62%
• DSCR: 0.71
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $310,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Reinsman Cv	0.00mi	4/2.0	1,774 (0%)	1mo	$307,900	$174	99
420 Reinsman Cv	0.02mi	4/2.0	1,774 (0%)	2mo	$309,900	$175	98
421 Reinsman Cv	0.04mi	4/2.0	1,774 (0%)	3mo	$305,000	$172	96
405 Reinsman Cv	0.04mi	4/2.0	1,774 (0%)	5mo	$299,750	$169	94
413 Reinsman Cv	0.02mi	4/2.0	1,774 (0%)	6mo	$309,900	$175	94
409 Reinsman Cv	0.02mi	4/2.0	1,774 (0%)	7mo	$304,900	$172	93
424 Reinsman Cv	0.02mi	3/2.0 (-1)	1,618 (-9%)	2mo	$289,900	$179	78
417 Reinsman Cv	0.03mi	3/2.0 (-1)	1,618 (-9%)	4mo	$289,900	$179	75
401 Reinsman Cv	0.04mi	3/2.0 (-1)	1,618 (-9%)	6mo	$289,900	$179	73
428 Stage Coach Blvd	0.53mi	4/2.0	1,768 (-0%)	5mo	$275,000	$156	71
9541 Firebrick Dr	0.39mi	4/2.0	1,672 (-6%)	2mo	$300,000	$179	70
8771 Warrior Kimberly Rd	0.12mi	3/2.0 (-1)	2,012 (+13%)	3mo	$250,000	$124	64

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: 19.6%
• Equity multiple: 2.59×
• Total profit: $137,456
• Equity at exit: $277,381

10-year hold

• IRR: 18.0%
• Equity multiple: 5.97×
• Total profit: $428,737
• Equity at exit: $598,182

Cash invested: $86,212 (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: 129
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,155 medium
• Mortgage (P&I): −$1,615
• Tax est. 1.5%: −$385 /mo · $4,618/yr
• Insurance: −$128
• HOA: −$50
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-476

Break-even live

Break-even rent $2,757

Max offer price $239,065

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: $76,975
• Closing costs: $9,237
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	1d	1	0.07mi
321 Reed Way Kimberly, AL	3.0	2.0	1316	$1,886	$1.43	1d	1	0.99mi
632 Wenonah WAY Kimberly, AL	4.0	2.0	1774	$1,995	$1.12	10d	1	1.03mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 11 events

1. 2026-04-10
   status Pending
2. 2026-04-08
   price $307,900
3. 2026-04-07
   price $304,900
4. 2026-03-17
   price $309,900
5. 2026-03-10
   price $314,900
6. 2026-03-04
   price $318,850
7. 2026-02-17
   price $309,900
8. 2026-02-10
   price $318,850
9. 2026-02-09
   status Active
10. 2026-01-12
    status Pending
11. 2025-12-16
    listed $304,900 Active

ⓘ 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: $25,855
• − Mortgage interest: −$17,247
• − Property taxes: −$4,618
• − Insurance: −$1,540
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − HOA: −$600
• − Depreciation: −$8,957
• Taxable loss: −$11,244
• Est. tax savings @ 24.0%: +$2,699
• After-tax cash flow: $-3,010/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

+1.0% since first listed

11 events — show timeline

• 2026-04-10 Pending — Greater Alabama MLS
• 2026-04-08 Price Changed $307,900 Greater Alabama MLS
• 2026-04-07 Price Changed $304,900 Greater Alabama MLS
• 2026-03-17 Price Changed $309,900 Greater Alabama MLS
• 2026-03-10 Price Changed $314,900 Greater Alabama MLS
• 2026-03-04 Price Changed $318,850 Greater Alabama MLS
• 2026-02-17 Price Changed $309,900 Greater Alabama MLS
• 2026-02-10 Price Changed $318,850 Greater Alabama MLS
• 2026-02-09 Relisted — Greater Alabama MLS
• 2026-01-12 Pending — Greater Alabama MLS
• 2025-12-16 Listed $304,900 Greater Alabama MLS