206 Mabelon Ct · Hueytown, AL 35023

$139,000

3 bd · 2.0 ba · 1,539 sqft · SingleFamily public records · 47 Days on market

Built 1964 0.37 ac lot $90/sqft · 9% below area Est $153k · 9% 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).

• Cash flow +18.4/30.0
• ARV discount +11.6/15.0
• DSCR +5.8/10.0
• Appreciation +4.7/10.0
• 1% rule +4.2/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

This 3-bedroom, 2-bath full brick home is tucked away on a quiet dead-end street in Hueytown, just minutes from shopping and local eateries. Inside, you’ll find hardwood flooring flowing through the living and dining areas, creating a warm and inviting space for everyday living and entertaining. The home sits on a spacious lot and features a fenced-in area, perfect for pets or outdoor enjoyment, along with a convenient carport located just off the kitchen for easy access. Recent updates provide added value and peace of mind, including a new heat pump (2018), HEPA air filtration system (2019), and a fully replaced drain system. This home is ready for some TLC, blends comfort, functionality, and location—ready for its next owner to move in and make it their own.

Key facts

• 0.37 acre lot
• Built 1964
• Listed 47 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (8.3% below list).
• Recommended offer: $127k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 5.9% in Hueytown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 57/100 on livability (#378 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime 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: Rents rising (+1.6%/yr); 250 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $127 of equity ($961 loan paydown + $-834 appreciation (-0.6% local appreciation)).
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $31k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $127,479 (8.3% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.92% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

• ARV (median comp): $152,939
• List price: $139,000
• Delta: -9.11%
• 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
202 Mabelon Ct	0.04mi	3/1.0	1,593 (+4%)	8mo	$157,000	$99	82
327 Carver Ave	0.33mi	3/2.0	1,487 (-3%)	3mo	$130,000	$87	76
138 Baker Ave	0.44mi	3/2.0	1,560 (+1%)	2mo	$165,000	$106	76
98 Dexter Ave	0.48mi	3/2.0	1,484 (-4%)	2mo	$150,000	$101	70
120 Huey Ln	0.56mi	3/2.0	1,523 (-1%)	9mo	$232,500	$153	65
2066 Townhouse Ln	0.62mi	3/2.0	1,555 (+1%)	9mo	$215,900	$139	62
402 Marsh Ave	0.38mi	4/2.0 (+1)	1,623 (+6%)	9mo	$191,500	$118	61
141 Newport Dr	0.43mi	3/2.0	1,679 (+9%)	10mo	$205,000	$122	56
117 Hardy Rd	0.23mi	3/1.0	1,350 (-12%)	12mo	$102,900	$76	55
108 Branch St	0.51mi	3/2.0	1,353 (-12%)	3mo	$125,000	$92	54
1056 Cardinal Cir	0.71mi	4/2.0 (+1)	1,516 (-2%)	11mo	$171,000	$113	50
107 Beta St	0.74mi	3/2.0	1,343 (-13%)	2mo	$154,000	$115	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.6% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.96×
• Total profit: $-1,400
• Equity at exit: $36,241

10-year hold

• IRR: 4.3%
• Equity multiple: 1.42×
• Total profit: $16,303
• Equity at exit: $40,398

Cash invested: $38,920 (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 35023

• Home prices YoY: -0.1%
• Rents YoY: 1.6%
• Active inventory: 250
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,275 high
• Mortgage (P&I): −$729
• Tax from tax record: −$89 /mo · $1,071/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $131

Break-even live

Break-even rent $1,109

Max offer price $139,000

Occupancy floor 85%

Sensitivity live

Price	-10% $210	-5% $170	+0% $131	+5% $92	+10% $52
Rent	-10% $30	-5% $81	+0% $131	+5% $181	+10% $232
Rate	-1.0pp $201	-0.5pp $166	base $131	+0.5pp $95	+1.0pp $58

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Forest Rd Bessemer, AL	3.0	2.0	1200	$1,175	$0.98	15d	1	0.41mi
1983 Townhouse Ln Bessemer, AL	2.0	2.0	1465	$1,100	$0.75	16d	1	0.53mi
106 Lindberg Rd Bessemer, AL	3.0	2.0	1554	$1,385	$0.89	21d	1	0.80mi
123 Westbrook Rd Bessemer, AL	3.0	2.0	1427	$1,275	$0.89	45d	1	0.90mi
109 Oak Ave Bessemer, AL	3.0	1.0	1120	$1,200	$1.07	3d	1	0.97mi
208 Kentwood Ave Bessemer, AL	3.0	1.0	1177	$1,075	$0.91	44d	1	1.10mi
102 Wheeler Dr Bessemer, AL	3.0	1.5	1200	$1,175	$0.98	44d	1	1.19mi
119 Wheeler Dr Bessemer, AL	3.0	2.0	1215	$1,300	$1.07	11d	1	1.22mi
1565 Miles St Dolomite, AL	3.0	2.0	1120	$1,175	$1.05	16d	1	1.23mi
216 Meadowood Ave Bessemer, AL	3.0	1.0	1430	$1,250	$0.87	3d	1	1.27mi
309 Sunrise Blvd Bessemer, AL	2.0	1.0	1105	$1,160	$1.05	11d	1	1.34mi
425 Oakwood Ave Bessemer, AL	2.0–3.0	2.0	1082	$800	$0.74	2d	2	1.36mi

Listing history 23 events

1. 2026-06-18
   days on market $139,000 Active 47 DOM
2. 2026-06-17
   price $139,000 Active 46 DOM
3. 2026-06-17
   days on market $159,900 Active 46 DOM
4. 2026-06-16
   days on market $159,900 Active 45 DOM
5. 2026-06-15
   days on market $159,900 Active 44 DOM
6. 2026-06-13
   days on market $159,900 Active 42 DOM
7. 2026-06-10
   days on market $159,900 Active 39 DOM
8. 2026-06-09
   days on market $159,900 Active 38 DOM
9. 2026-06-08
   days on market $159,900 Active 37 DOM
10. 2026-06-07
    days on market $159,900 Active 36 DOM
11. 2026-06-03
    days on market $159,900 Active 32 DOM
12. 2026-06-02
    days on market $159,900 Active 31 DOM
13. 2026-06-01
    days on market $159,900 Active 30 DOM
14. 2026-05-31
    days on market $159,900 Active 29 DOM
15. 2026-05-15
    price $159,900 782-char remark

    Show marketing remark (782 chars)

    This 3-bedroom, 2-bath full brick home is tucked away on a quiet dead-end street in Hueytown, just minutes from shopping and local eateries. Inside, you’ll find hardwood flooring flowing through the living and dining areas, creating a warm and inviting space for everyday living and entertaining. The home sits on a spacious lot and features a fenced-in area, perfect for pets or outdoor enjoyment, along with a convenient carport located just off the kitchen for easy access. Recent updates provide added value and peace of mind, including a new heat pump (2018), HEPA air filtration system (2019), and a fully replaced drain system. This home is ready for some TLC, blends comfort, functionality, and location—ready for its next owner to move in and make it their own.

16. 2026-05-02
    listed $169,900 Active 782-char remark

    Show marketing remark (782 chars)

    This 3-bedroom, 2-bath full brick home is tucked away on a quiet dead-end street in Hueytown, just minutes from shopping and local eateries. Inside, you’ll find hardwood flooring flowing through the living and dining areas, creating a warm and inviting space for everyday living and entertaining. The home sits on a spacious lot and features a fenced-in area, perfect for pets or outdoor enjoyment, along with a convenient carport located just off the kitchen for easy access. Recent updates provide added value and peace of mind, including a new heat pump (2018), HEPA air filtration system (2019), and a fully replaced drain system. This home is ready for some TLC, blends comfort, functionality, and location—ready for its next owner to move in and make it their own.

17. 2026-04-18
    historical $169,900 782-char remark

    Show marketing remark (782 chars)

    This 3-bedroom, 2-bath full brick home is tucked away on a quiet dead-end street in Hueytown, just minutes from shopping and local eateries. Inside, you’ll find hardwood flooring flowing through the living and dining areas, creating a warm and inviting space for everyday living and entertaining. The home sits on a spacious lot and features a fenced-in area, perfect for pets or outdoor enjoyment, along with a convenient carport located just off the kitchen for easy access. Recent updates provide added value and peace of mind, including a new heat pump (2018), HEPA air filtration system (2019), and a fully replaced drain system. This home is ready for some TLC, blends comfort, functionality, and location—ready for its next owner to move in and make it their own.

18. 2025-08-22
    price $169,900
19. 2020-06-25
    soldstatus $123,750
20. 2020-06-19
    soldstatus $123,750 Sold
21. 2020-05-16
    historical Contingent
22. 2020-05-14
    listed $125,000 Active
23. 1984-03-20
    soldstatus $49,000

ⓘ 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: $1,071 · $89/mo
• Projected year-2 tax: $1,071 · $89/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,297
• − Mortgage interest: −$7,786
• − Property taxes: −$1,071
• − Insurance: −$695
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$4,044
• Taxable loss: −$746
• Est. tax savings @ 24.0%: +$179
• After-tax cash flow: $1,751/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 — Hueytown

• Score: 57/100
• State rank: #378
• US rank: #21611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hueytown, AL
• County: Jefferson County · 527,445 people
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 25,533
• Household income: $69,863
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 247.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 30% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▼ -0.60%
• Current HPI: 389.38
• Rent YoY: ▲ 1.60%
• 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

+226.3% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $159,900 Greater Alabama MLS
• 2026-05-02 Listed $169,900 Greater Alabama MLS
• 2026-04-18 Coming Soon $169,900 Greater Alabama MLS
• 2025-08-22 Price Changed $169,900 Greater Alabama MLS
• 2020-06-25 Sold (Public Records) $123,750 Public Records
• 2020-06-19 Sold (MLS) $123,750 Greater Alabama MLS
• 2020-05-16 Contingent — Greater Alabama MLS
• 2020-05-14 Listed $125,000 Greater Alabama MLS
• 1984-03-20 Sold (Public Records) $49,000 Public Records

Property tax history

+17.1%/yr

Latest (2025): $1,071 · +20.6% YoY. Source: county tax records.