The Rhett Plan · Kimberly, AL 35091

$289,900

4 bd · 2.0 ba · 1,774 sqft · SingleFamily · 377 Days on market

↓ 4% since listing

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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 +7.5/15.0
• 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 +1.8/10.0
• Schools +1.8/10.0
• DSCR +1.0/10.0

Listing remarks MLS

The Rhett plan is a single-level layout that offers a practical design with 4 bedrooms and 2 bathrooms within 1,774 square feet. A standout feature is the seamless integration of the kitchen, breakfast area, and great room in an open concept layout, ideal for hosting guests. The kitchen boasts granite countertops, stainless steel appliances, and a pantry. The spacious Living Area includes trey ceilings and leads to a shaded covered patio. The Bedroom One suite serves as a private retreat with trey ceilings, a luxurious shower, separate garden tub, double marble vanity, private water closet, and a large walk-in closet. A two-car garage and laundry room offer convenience and storage. Additionally, there are 3 other bedrooms and another full bathroom included in the plan. Furthermore, the home comes with a one-year builder's warranty. Notably, your new home is equipped with our smart home technology package. This includes a Z-Wave programmable thermostat manufactured by Honeywell, a Z-Wave door lock manufactured by Kwikset, a Z-Wave wireless switch manufactured by Eaton Corporation, a Qolsys, Inc. touchscreen Smart Home control device, an automation platform from Alarm. com, a SkyBell video doorbell, and an Amazon Echo Dot. For more information, please speak to a New Home Sales Agent.

Key facts

• Shaded covered patio
• Luxurious shower
• Private retreat

Tags

• OPEN CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SHADED COVERED PATIO
• PRIVATE RETREAT
• LUXURIOUS SHOWER

🏗️ New construction. The $289,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $307,523.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-480 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (28.2% below list).
• Recommended offer: $208k (28.2% 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: Bryan Elementary School (math 32% / reading 56%, grade F, #194 of 627 statewide, top 32%, 681 students, 37% FRL); North Jefferson Middle School (math 13% / reading 45%, grade F, #134 of 257 statewide, top 53%, 666 students, 52% FRL); Mortimer Jordan High School (math 23% / reading 27%, grade F, #114 of 305 statewide, top 38%, 861 students, 45% FRL) — zoned schools at 45% FRL track the district average.
• Zoned-school proficiency averages 33% at this address vs 20% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Jefferson County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 131 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 377 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $208,242 (28.2% 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 377 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. 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: 0.68% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.69%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $307,523
• List price: $289,900
• Delta: -5.73%
• 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
421 Reinsman Cv	0.30mi	4/2.0	1,774 (0%)	3mo	$305,000	$172	84
420 Reinsman Cv	0.32mi	4/2.0	1,774 (0%)	2mo	$309,900	$175	84
412 Reinsman Cv	0.34mi	4/2.0	1,774 (0%)	1mo	$307,900	$174	83
428 Stage Coach Blvd	0.27mi	4/2.0	1,768 (-0%)	5mo	$275,000	$156	83
405 Reinsman Cv	0.32mi	4/2.0	1,774 (0%)	5mo	$299,750	$169	81
413 Reinsman Cv	0.32mi	4/2.0	1,774 (0%)	6mo	$309,900	$175	80
409 Reinsman Cv	0.32mi	4/2.0	1,774 (0%)	7mo	$304,900	$172	79
9541 Firebrick Dr	0.30mi	4/2.0	1,672 (-6%)	2mo	$300,000	$179	75
424 Reinsman Cv	0.32mi	3/2.0 (-1)	1,618 (-9%)	2mo	$289,900	$179	64
417 Reinsman Cv	0.31mi	3/2.0 (-1)	1,618 (-9%)	4mo	$289,900	$179	62
401 Reinsman Cv	0.34mi	3/2.0 (-1)	1,618 (-9%)	6mo	$289,900	$179	59
8771 Warrior Kimberly Rd	0.27mi	3/2.0 (-1)	2,012 (+13%)	3mo	$250,000	$124	57

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: $136,938
• Equity at exit: $277,041

10-year hold

• IRR: 18.0%
• Equity multiple: 5.96×
• Total profit: $427,369
• Equity at exit: $597,449

Cash invested: $86,106 (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: 131
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,082 medium
• Mortgage (P&I): −$1,613
• Tax est. 1.5%: −$384 /mo · $4,613/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-480

Break-even live

Break-even rent $2,690

Max offer price $238,050

Occupancy floor —

Sensitivity live

Price	-10% $-268	-5% $-374	+0% $-480	+5% $-586	+10% $-693
Rent	-10% $-645	-5% $-562	+0% $-480	+5% $-398	+10% $-316
Rate	-1.0pp $-325	-0.5pp $-402	base $-480	+0.5pp $-560	+1.0pp $-641

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: $76,881
• Closing costs: $9,226
• 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	3d	1	0.37mi
321 Reed Way Kimberly, AL	3.0	2.0	1316	$1,886	$1.43	3d	1	0.78mi
632 Wenonah WAY Kimberly, AL	4.0	2.0	1774	$1,995	$1.12	12d	1	1.36mi

Listing history 17 events

1. 2026-06-22
   days on market $289,900 Active 377 DOM
2. 2026-06-18
   days on market $289,900 Active 374 DOM
3. 2026-06-17
   days on market $289,900 Active 373 DOM
4. 2026-06-16
   days on market $289,900 Active 372 DOM
5. 2026-06-15
   days on market $289,900 Active 371 DOM
6. 2026-06-13
   days on market $289,900 Active 369 DOM
7. 2026-06-10
   days on market $289,900 Active 366 DOM
8. 2026-06-09
   days on market $289,900 Active 365 DOM
9. 2026-06-08
   days on market $289,900 Active 364 DOM
10. 2026-06-07
    days on market $289,900 Active 363 DOM
11. 2026-06-03
    days on market $289,900 Active 359 DOM
12. 2026-06-02
    days on market $289,900 Active 358 DOM
13. 2026-06-01
    days on market $289,900 Active 357 DOM
14. 2026-05-31
    days on market $289,900 Active 356 DOM
15. 2025-07-03
    price $289,900 1302-char remark

    Show marketing remark (1302 chars)

    The Rhett plan is a single-level layout that offers a practical design with 4 bedrooms and 2 bathrooms within 1,774 square feet. A standout feature is the seamless integration of the kitchen, breakfast area, and great room in an open concept layout, ideal for hosting guests. The kitchen boasts granite countertops, stainless steel appliances, and a pantry. The spacious Living Area includes trey ceilings and leads to a shaded covered patio. The Bedroom One suite serves as a private retreat with trey ceilings, a luxurious shower, separate garden tub, double marble vanity, private water closet, and a large walk-in closet. A two-car garage and laundry room offer convenience and storage. Additionally, there are 3 other bedrooms and another full bathroom included in the plan. Furthermore, the home comes with a one-year builder's warranty. Notably, your new home is equipped with our smart home technology package. This includes a Z-Wave programmable thermostat manufactured by Honeywell, a Z-Wave door lock manufactured by Kwikset, a Z-Wave wireless switch manufactured by Eaton Corporation, a Qolsys, Inc. touchscreen Smart Home control device, an automation platform from Alarm. com, a SkyBell video doorbell, and an Amazon Echo Dot. For more information, please speak to a New Home Sales Agent.

16. 2025-07-02
    price $304,900 1302-char remark

    Show marketing remark (1302 chars)

    The Rhett plan is a single-level layout that offers a practical design with 4 bedrooms and 2 bathrooms within 1,774 square feet. A standout feature is the seamless integration of the kitchen, breakfast area, and great room in an open concept layout, ideal for hosting guests. The kitchen boasts granite countertops, stainless steel appliances, and a pantry. The spacious Living Area includes trey ceilings and leads to a shaded covered patio. The Bedroom One suite serves as a private retreat with trey ceilings, a luxurious shower, separate garden tub, double marble vanity, private water closet, and a large walk-in closet. A two-car garage and laundry room offer convenience and storage. Additionally, there are 3 other bedrooms and another full bathroom included in the plan. Furthermore, the home comes with a one-year builder's warranty. Notably, your new home is equipped with our smart home technology package. This includes a Z-Wave programmable thermostat manufactured by Honeywell, a Z-Wave door lock manufactured by Kwikset, a Z-Wave wireless switch manufactured by Eaton Corporation, a Qolsys, Inc. touchscreen Smart Home control device, an automation platform from Alarm. com, a SkyBell video doorbell, and an Amazon Echo Dot. For more information, please speak to a New Home Sales Agent.

17. 2025-06-09
    listed $302,400 Active 1302-char remark

    Show marketing remark (1302 chars)

    The Rhett plan is a single-level layout that offers a practical design with 4 bedrooms and 2 bathrooms within 1,774 square feet. A standout feature is the seamless integration of the kitchen, breakfast area, and great room in an open concept layout, ideal for hosting guests. The kitchen boasts granite countertops, stainless steel appliances, and a pantry. The spacious Living Area includes trey ceilings and leads to a shaded covered patio. The Bedroom One suite serves as a private retreat with trey ceilings, a luxurious shower, separate garden tub, double marble vanity, private water closet, and a large walk-in closet. A two-car garage and laundry room offer convenience and storage. Additionally, there are 3 other bedrooms and another full bathroom included in the plan. Furthermore, the home comes with a one-year builder's warranty. Notably, your new home is equipped with our smart home technology package. This includes a Z-Wave programmable thermostat manufactured by Honeywell, a Z-Wave door lock manufactured by Kwikset, a Z-Wave wireless switch manufactured by Eaton Corporation, a Qolsys, Inc. touchscreen Smart Home control device, an automation platform from Alarm. com, a SkyBell video doorbell, and an Amazon Echo Dot. For more information, please speak to a New Home Sales Agent.

ⓘ 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: $24,989
• − Mortgage interest: −$17,226
• − Property taxes: −$4,613
• − Insurance: −$1,538
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − Depreciation: −$8,946
• Taxable loss: −$11,332
• Est. tax savings @ 24.0%: +$2,720
• After-tax cash flow: $-3,042/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

-4.1% since first listed

3 events — show timeline

• 2025-07-03 Price Changed $289,900 Zillow
• 2025-07-02 Price Changed $304,900 Zillow
• 2025-06-09 Listed $302,400 Zillow