Is 6667 Spring St in Trussville, AL a good investment?

CashFlowRE grades it D- with a 4.4% cap rate and $-538/mo modeled cash flow at a $349,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 6667 Spring St?

The modeled cap rate is 4.4% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,492/month, from CashFlowRE's rent model.

D- Composite 39.09

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).

ARV discount +12.6/15.0
Cash flow +6.8/30.0
Schools +6.0/10.0
Livability +4.0/5.0
Condition / age +4.0/5.0
Rent growth +2.5/5.0
1% rule +2.1/10.0
DSCR +1.1/10.0
Appreciation +0.0/10.0

$349,000

6667 Spring St · Trussville, AL 35173

3 bd · 2.5 ba · 1,659 sqft · SingleFamily · 10 Days on market

Built 2026 Good condition 2,308 sqft lot Garage $210/sqft · 11% below area Est $394k · 11% under $95/mo HOA · 4% of rent ↓ 5% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Experience the perfect blend of small-town charm and modern convenience in Trussville Springs. This newest offering of thoughtfully designed cottage-style homes is beautifully situated along the scenic Cahaba River, creating a peaceful and picturesque setting. Residents enjoy exceptional community amenities, including a sparkling pool, fenced playground, residents-only walking trail, and a community storm shelter for added peace of mind. Ideally located just off Gadsden Hwy (Hwy 11), this inviting neighborhood offers a private retreat while remaining only minutes from sought-after schools, shopping, dining, and convenient access to I-59, I-459, and I-20.

Key facts

Scenic cahaba river
Fenced playground
Private retreat

What this means for you Summary

Snapshot

This is a 3-bed/2.5-bath single-family listed at $349k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-538 ($-6k/yr) — negative.
To cash-flow at today's rent, offer at most $271k (22.3% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (28.6% below list).
Recommended offer: $249k (28.6% below list) — sets the bar for 1% rule.
Cap rate 4.4% vs local median 3.2% in Trussville — 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 79/100 on livability (#7 in AL, #2,110 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: commute F.
Trussville City (suburban): math 49% / reading 74% proficiency, ranked #5 of 129 in AL (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
Zoned schools: Paine Elementary School (math 68% / reading 82%, grade A, #14 of 627 statewide, top 2%, 1,350 students, 16% FRL); Hewitttrussville Middle School (math 33% / reading 75%, grade B-, #20 of 257 statewide, top 8%, 1,202 students, 16% FRL); Hewitttrussville High School (math 50% / reading 50%, grade D+, #15 of 305 statewide, top 5%, 1,573 students, 15% FRL).
Market conditions: 405 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 65d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 90% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

Climate carrying-cost: moderate flood risk; 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 $249,196 (28.6% below list)

Questions for the listing agent

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?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.71% ✗
Cap rate: 4.44%
Cash-on-cash: -6.61%
DSCR: 0.71
GRM: 11.7

CMA / ARV

ARV (median comp): $393,982
List price: $349,000
Delta: -10.91%
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
6655 Spring St	0.00mi	3/2.5	1,659 (0%)	2mo	$355,015	$214	99
6459 Spring St	0.18mi	3/2.5	1,645 (-1%)	6mo	$399,000	$243	85
6651 Spring St	0.00mi	3/3.5	1,763 (+6%)	3mo	$417,879	$237	83
706 Sage Cir	0.34mi	3/2.0	1,690 (+2%)	11mo	$255,000	$151	70
214 Ash Cir	0.38mi	3/2.0	1,660 (+0%)	13mo	$289,900	$175	70
4304 Cahaba Bnd	0.12mi	3/2.0	1,876 (+13%)	12mo	$385,000	$205	60
4472 Parkwood Cir	0.62mi	2/2.0 (-1)	1,657 (-0%)	6mo	$282,000	$170	59
4461 Parkwood Cir	0.62mi	2/2.0 (-1)	1,581 (-5%)	2mo	$335,000	$212	54
643 E Oak Dr E	0.64mi	4/2.5 (+1)	1,822 (+10%)	3mo	$415,000	$228	46
621 Oak Dr	0.74mi	3/2.0	1,833 (+10%)	1mo	$335,000	$183	45
119 Parkway Dr	0.56mi	3/2.0	1,532 (-8%)	17mo	$505,000	$330	45
141 Vann Cir	0.71mi	3/1.5	1,430 (-14%)	5mo	$295,000	$206	36

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: -27.7%
Equity multiple: 0.07×
Total profit: $-90,736
Equity at exit: $52,037

10-year hold

IRR: -26.0%
Equity multiple: -0.26×
Total profit: $-122,760
Equity at exit: $30,175

Cash invested: $97,720 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 15 active · 9 under contract
Months of supply: 9.0 mo (11%/mo absorbed)
Median asking: $385,000 ($197/sqft)
Median days on market: 24 d
This list price: 13% of active listings are priced below it
ARV vs active asking: +20.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35173

Home prices YoY: -33.4%
Active inventory: 405
Price-to-rent: 11.7×

Monthly cashflow live

Estimated rent: $2,492 high interval (Pro) →
Mortgage (P&I): −$1,830
Tax est. 1.5%: −$436 /mo · $5,235/yr
Insurance: −$145
HOA: −$95
Lot rent: −$0
Vacancy / Maint / Mgmt: −$523
Net cashflow: $-538

Break-even live

Break-even rent $3,173

Max offer price $271,121

Occupancy floor —

Sensitivity live

Price	-10% $-297	-5% $-418	+0% $-538	+5% $-659	+10% $-779
Rent	-10% $-735	-5% $-637	+0% $-538	+5% $-440	+10% $-341
Rate	-1.0pp $-362	-0.5pp $-449	base $-538	+0.5pp $-629	+1.0pp $-721

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: $87,250
Closing costs: $10,470
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Winterberry Ln Trussville, AL	3.0	2.0	1411	$1,850	$1.31	39d	1	0.53mi
165 Morrow Ave Unit 201 Trussville, AL	2.0	2.0	1870	$3,500	$1.87	93d	1	0.99mi
160 Morrow Ave Unit 208 Trussville, AL	2.0	2.0	1450	$2,650	$1.83	93d	1	1.02mi
160 Morrow Ave Unit 204 Trussville, AL	3.0	2.0	1836	$2,850	$1.55	93d	1	1.02mi
6735 Roper Rd Trussville, AL	3.0	2.0	1625	$2,400	$1.48	93d	1	1.04mi
125 Charleston Way Trussville, AL	3.0	3.0	2181	$2,106	$0.97	63d	1	1.22mi
6232 Halcyon Ter Trussville, AL	3.0	2.5	1818	$2,700	$1.49	65d	1	1.42mi
3509 Halcyon Way Trussville, AL	3.0	2.0	1412	$2,895	$2.05	19d	1	1.43mi
3129 Cedarbrook Ln Trussville, AL	3.0	2.0	1231	$1,766	$1.43	63d	1	1.47mi
5938 Limestone Ln Trussville, AL	3.0	2.0	2130	$2,506	$1.18	52d	1	1.48mi

Property features AI

Finance

Other: Located in Trussville Springs subdivisionLot number 333
HOA & community: Annual association fee (covers common grounds maintenance and other items)Association fee collected yearly

Exterior

Parking: Rear garage entryOne garage space (main level)On-street parking available
Utilities: Public waterConnected sewerUnderground utilitiesInternet service available
Home design: Proposed constructionSiding finished with HardiplankSlab foundationLot offers water view
Construction: Hardiplank sidingSlab foundation
Exterior features: Front porchCommunity in-ground pool with perimeter fencingSidewalks and walking pathsBBQ area and playgroundRiver view / Lake/Water view available

Interior

Kitchen: Stone countertops in kitchenBuilt-in dishwasherBuilt-in microwaveGas oven/range
Bedrooms: Bedrooms located on upper levelSplit bedroom layout
Flooring: CarpetVinyl
Bathrooms: Two full bathroomsOne half bathroom
Heating & cooling: Gas heatingCentral air conditioning
Interior features: 9 ft. and higher smooth ceilingsAttic with pull-down accessGreat roomDining roomMaster bath(s)Half bathFull bathLaundry closet on upper level
Laundry & utility: Washer hookupElectric dryer hookupLaundry closet on upper levelTankless water heater

HOA detail $95/mo · $1,140/yr

Likely covers: pool

Listing history 50 events

2026-08-08

days on market $349,000 Active 10 DOM
2026-08-07

days on market $349,000 Active 9 DOM
2026-08-06

days on market $349,000 Active 8 DOM
2026-08-05

days on market $349,000 Active 7 DOM
2026-08-04

days on market $349,000 Active 6 DOM
2026-08-03

days on market $349,000 Active 5 DOM
2026-07-31

days on market $349,000 Active 2 DOM
2026-07-30

pricedays on marketlisting id $349,000 Active 1 DOM
2026-07-28

days on market $351,000 Active 45 DOM
2026-07-26

days on market $351,000 Active 43 DOM
2026-07-24

days on market $351,000 Active 41 DOM
2026-07-23

days on market $351,000 Active 40 DOM
2026-07-22

days on market $351,000 Active 39 DOM
2026-07-21

days on market $351,000 Active 38 DOM
2026-07-20

days on market $351,000 Active 37 DOM
2026-07-19

days on market $351,000 Active 35 DOM
2026-07-18

days on market $351,000 Active 34 DOM
2026-07-16

days on market $351,000 Active 33 DOM
2026-07-15

days on market $351,000 Active 32 DOM
2026-07-14

days on market $351,000 Active 31 DOM
2026-07-13

days on market $351,000 Active 30 DOM
2026-07-13

days on market $351,000 Active 29 DOM
2026-07-11

days on market $351,000 Active 28 DOM
2026-07-10

days on market $351,000 Active 27 DOM
2026-07-09

days on market $351,000 Active 26 DOM
2026-07-07

days on market $351,000 Active 24 DOM
2026-07-06

days on market $351,000 Active 23 DOM
2026-07-05

days on market $351,000 Active 22 DOM
2026-07-03

days on market $351,000 Active 20 DOM
2026-07-02

days on market $351,000 Active 19 DOM
2026-07-01

days on market $351,000 Active 18 DOM
2026-06-30

days on market $351,000 Active 17 DOM
2026-06-29

days on market $351,000 Active 16 DOM
2026-06-28

days on market $351,000 Active 15 DOM
2026-06-27

days on market $351,000 Active 14 DOM
2026-06-27

days on market $351,000 Active 13 DOM
2026-06-25

days on market $351,000 Active 11 DOM
2026-06-22

days on market $351,000 Active 9 DOM
2026-06-21

days on market $351,000 Active 8 DOM
2026-06-18

days on market $351,000 Active 5 DOM
2026-06-17

days on market $351,000 Active 4 DOM
2026-06-16

days on market $351,000 Active 3 DOM
2026-06-15

days on market $351,000 Active 2 DOM
2026-06-13

days on marketlisting id $351,000 Active 1 DOM
2026-06-02

days on market $351,000 Active 45 DOM
2026-06-01

days on market $351,000 Active 44 DOM
2026-05-31

days on market $351,000 Active 43 DOM
2026-05-02

price $351,000 840-char remark
2026-04-18

listed $349,000 Active 840-char remark
2026-03-22

price $375,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

🌊 Flood 5/10 Major FEMA zone X (unshaded) · 26% chance over 30 yrs
🔥 Wildfire 1/10 Low
🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $29,904
− Mortgage interest: −$19,549
− Property taxes: −$5,235
− Insurance: −$1,745
− Repairs & maintenance: −$2,392
− Management: −$2,392
− HOA: −$1,140
− Depreciation: −$10,153
Taxable loss: −$12,703

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$3,049
After-tax cash flow: $-3,410/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.

Condition & rehab AI · 9 photos

Good 80/100 None rehab

This single-family home in Trussville Springs is in good condition with no visible repairs needed. It offers a peaceful setting with community amenities and is conveniently located near schools, shopping, and highways. Consider painting and landscaping improvements to further enhance its value.

Value-add opportunities

Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
Both Landscaping improvements — Enhances curb appeal and adds value ↑
Both New roof (if needed) — Extends lifespan and enhances curb appeal ↑
Both New HVAC system — Improves comfort and energy efficiency ↑

D Composite school gradezoned avg 60/100

Zoned Schools

Elementary Paine Elementary School A AL #14/627 Nat'l #2,065/41,679 Middle Hewitttrussville Middle School B- AL #20/257 Nat'l #2,699/14,009 High Hewitttrussville High School D+ AL #15/305 Nat'l #5,448/17,239

Schools (NCES district)

District: Trussville City
NCES district ID: 0100013
Math proficiency: 49% ▼ -27.00%
Reading proficiency: 74% ▲ 3.00%
Median HH income: $83,473
Composite: 55.42/100
National rank: #1250
State rank: #5 of 129 in AL

B Composite livability gradescore 79/100

Livability — Trussville

Score: 79/100
State rank: #7
US rank: #2110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place: Trussville, AL
County: Jefferson · 669,185 people
City population: 51,725
Metro: Birmingham, AL
Population (ZIP): 32,125
Household income: $113,028
Rent vs Own: 10.6% rent · 89.4% own
Severe rent burden: 16% of renters

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 (82%)
Race & ethnicity: White 82% Black 10% Hispanic / Latino 5% Two or more races 4%
Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
Foreign-born: 4% · Canada, Jamaica
Languages at home: 95% English-only · Spanish 3%

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: ▼ -104.75%
Current HPI: 208.5715
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
#317 Regions Financial Birmingham $8.2B
Healthcare	1	$5B
#300 Encompass Health Birmingham $5.3B

Price history

-4.9% since first listed

7 events — show timeline

2026-06-13 Listed $351,000 Greater Alabama MLS
2026-05-02 Price Changed $351,000 Greater Alabama MLS
2026-03-22 Price Changed $375,000 Greater Alabama MLS
2026-01-04 Price Changed $374,000 Greater Alabama MLS
2025-12-02 Price Changed $372,000 Greater Alabama MLS
2025-11-01 Price Changed $371,000 Greater Alabama MLS
2025-09-30 Price Changed $369,000 Greater Alabama MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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