316 Vincent St · Alabaster, AL 35007

$284,000

4 bd · 2.0 ba · 1,672 sqft · SingleFamily public records · 80 Days on market

Built 2014 7,840 sqft lot $170/sqft · at area comps Est $278k · at est. $25/mo HOA · 1% 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).

• Cash flow +12.7/30.0
• ARV discount +6.6/15.0
• Schools +3.9/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Presenting 316 Vincent St. The living room centers on a classic fireplace, creating a warm focal point for relaxing and gathering. In the kitchen, sleek stainless steel appliances streamline meal prep and lend a modern touch to everyday cooking. The bedrooms provide a peaceful retreat with space to unwind at the end of the day. The bathrooms are clean and functional, designed to support an easy daily routine. Practical details are thoughtfully in place throughout the home, reflecting a layout that works well from morning to night. Outside, a patio extends the living area into the open air—ideal for quiet mornings, evening breezes, or simply enjoying a bit of sun. Included 100-Day Home Warranty with buyer activation

Key facts

• Classic fireplace
• Patio
• 7,840 sq ft lot

Tags

• CLASSIC FIREPLACE
• STAINLESS STEEL APPLIANCES
• PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $284k.

Deal economics

• At list price, monthly cash flow is $-30 ($-362/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (23.7% below list).
• Recommended offer: $217k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.1% in Alabaster — 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 76/100 on livability (#14 in AL, #3,512 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities D-, commute F, health & safety F.
• Alabaster City (suburban): math 30% / reading 57% proficiency, ranked #17 of 129 in AL (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.2%/yr); 226 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 987 units permitted in Shelby County in 2024 (0 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 $9k of value loss. Plan a longer hold.
• Shelby County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.
• Current owner paid $243k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,791 (23.7% 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 80 days. Have you received any prior offers? Is the seller open to a 24% 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. Schools are B-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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (median comp): $278,430
• List price: $284,000
• Delta: 2.00%
• 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
300 Vincent St	0.05mi	3/2.0 (-1)	1,548 (-7%)	1mo	$275,000	$178	79
312 Vincent St	0.01mi	3/2.0 (-1)	1,525 (-9%)	2mo	$276,000	$181	78
118 Forest Pkwy	0.18mi	3/2.0 (-1)	1,600 (-4%)	5mo	$150,000	$94	75
201 Makena Way	0.08mi	4/2.0	1,911 (+14%)	5mo	$310,000	$162	68
240 Silver Creek Pkwy	0.54mi	4/2.0	1,703 (+2%)	4mo	$303,000	$178	68
301 Vincent St	0.06mi	4/2.0	1,919 (+15%)	8mo	$295,000	$154	66
30 Monte Tierra Trl	0.57mi	4/2.0	1,752 (+5%)	2mo	$209,900	$120	64
109 Shelby Farms Dr	0.18mi	3/2.0 (-1)	1,461 (-13%)	6mo	$275,000	$188	61
268 Silver Creek Pkwy	0.59mi	3/2.0 (-1)	1,718 (+3%)	10mo	$295,000	$172	55
153 Shelby Farms Dr	0.32mi	3/2.0 (-1)	1,880 (+12%)	8mo	$340,000	$181	52
321 Hidden Ct	0.66mi	4/2.0	1,868 (+12%)	1mo	$270,000	$145	49
29 Monte Tierra Trl	0.57mi	4/2.5	1,904 (+14%)	8mo	$219,900	$115	42

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 · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-49,862
• Equity at exit: $42,345

10-year hold

• IRR: -11.7%
• Equity multiple: 0.33×
• Total profit: $-53,641
• Equity at exit: $24,555

Cash invested: $79,520 (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 35007

• Home prices YoY: -35.0%
• Rents YoY: 2.2%
• Active inventory: 226
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,168 high
• Mortgage (P&I): −$1,489
• Tax from tax record: −$110 /mo · $1,322/yr
• Insurance: −$118
• HOA: −$25
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-30

Break-even live

Break-even rent $2,206

Max offer price $278,670

Occupancy floor 96%

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: $71,000
• Closing costs: $8,520
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Eddings Ln Alabaster, AL	5.0	2.0	1861	$2,000	$1.07	10d	1	0.56mi
328 Hidden Ct Montevallo, AL	4.0	2.0	1726	$1,850	$1.07	1d	1	0.72mi
133 Hidden Trace Ct Montevallo, AL	3.0	2.0	1425	$1,670	$1.17	10d	1	0.74mi
167 Revolutionary Way Montevallo, AL	4.0	2.0	2030	$2,100	$1.03	2d	1	0.77mi
109 Star View Cir Alabaster, AL	3.0	2.0	1601	$1,675	$1.05	23d	1	0.81mi
281 Hillcrest Dr Montevallo, AL	3.0	2.0	1513	$1,820	$1.20	43d	1	0.83mi
225 Hillcrest Dr Montevallo, AL	3.0	2.0	2050	$4,200	$2.05	1d	1	0.96mi
101 Shady Ln Alabaster, AL	3.0	2.0	1765	$1,800	$1.02	19d	1	1.21mi
297 Fran Dr Alabaster, AL	3.0	2.0	1612	$1,725	$1.07	23d	1	1.32mi
420 Meadowlark Pl Alabaster, AL	3.0	3.0	1928	$1,795	$0.93	2d	1	1.32mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 23 events

1. 2026-06-18
   days on market $284,000 Active 80 DOM
2. 2026-06-17
   days on market $284,000 Active 79 DOM
3. 2026-06-16
   days on market $284,000 Active 78 DOM
4. 2026-06-15
   days on market $284,000 Active 77 DOM
5. 2026-06-13
   days on market $284,000 Active 75 DOM
6. 2026-06-10
   days on market $284,000 Active 72 DOM
7. 2026-06-09
   days on market $284,000 Active 71 DOM
8. 2026-06-08
   days on market $284,000 Active 70 DOM
9. 2026-06-07
   days on market $284,000 Active 69 DOM
10. 2026-06-03
    days on market $284,000 Active 65 DOM
11. 2026-06-02
    days on market $284,000 Active 64 DOM
12. 2026-06-01
    days on market $284,000 Active 63 DOM
13. 2026-05-31
    days on market $284,000 Active 62 DOM
14. 2026-04-30
    price $284,000 730-char remark

    Show marketing remark (730 chars)

    Presenting 316 Vincent St. The living room centers on a classic fireplace, creating a warm focal point for relaxing and gathering. In the kitchen, sleek stainless steel appliances streamline meal prep and lend a modern touch to everyday cooking. The bedrooms provide a peaceful retreat with space to unwind at the end of the day. The bathrooms are clean and functional, designed to support an easy daily routine. Practical details are thoughtfully in place throughout the home, reflecting a layout that works well from morning to night. Outside, a patio extends the living area into the open air—ideal for quiet mornings, evening breezes, or simply enjoying a bit of sun. Included 100-Day Home Warranty with buyer activation

15. 2026-04-16
    price $287,000 730-char remark

    Show marketing remark (730 chars)

    Presenting 316 Vincent St. The living room centers on a classic fireplace, creating a warm focal point for relaxing and gathering. In the kitchen, sleek stainless steel appliances streamline meal prep and lend a modern touch to everyday cooking. The bedrooms provide a peaceful retreat with space to unwind at the end of the day. The bathrooms are clean and functional, designed to support an easy daily routine. Practical details are thoughtfully in place throughout the home, reflecting a layout that works well from morning to night. Outside, a patio extends the living area into the open air—ideal for quiet mornings, evening breezes, or simply enjoying a bit of sun. Included 100-Day Home Warranty with buyer activation

16. 2026-03-30
    listed $290,000 Active 730-char remark

    Show marketing remark (730 chars)

    Presenting 316 Vincent St. The living room centers on a classic fireplace, creating a warm focal point for relaxing and gathering. In the kitchen, sleek stainless steel appliances streamline meal prep and lend a modern touch to everyday cooking. The bedrooms provide a peaceful retreat with space to unwind at the end of the day. The bathrooms are clean and functional, designed to support an easy daily routine. Practical details are thoughtfully in place throughout the home, reflecting a layout that works well from morning to night. Outside, a patio extends the living area into the open air—ideal for quiet mornings, evening breezes, or simply enjoying a bit of sun. Included 100-Day Home Warranty with buyer activation

17. 2026-03-23
    soldstatus $243,400
18. 2026-03-20
    soldstatus $243,400 Sold 1018-char remark

    Show marketing remark (1018 chars)

    This well-maintained 4-bedroom, 2-bath home offers exceptional quality and comfort in the highly desirable Southfield Gardens subdivision of Alabaster. The spacious living room features high ceilings, creating an open and inviting atmosphere perfect for entertaining or relaxing. The owner’s suite showcases elegant trey ceilings, a separate shower, and a soaking tub for added luxury. The kitchen includes all appliances, ensuring a smooth move-in experience. TV's are also included. This four-sided brick home is situated in a quiet, well-established neighborhood and provides convenient access to local amenities, including restaurants, shopping, Veteran’s Park, the hospital, and the highly anticipated Alabaster Recreation Center. Offering style, comfort, and convenience—all under $300,000—this property presents an outstanding opportunity to own a beautiful home in one of Alabaster’s most sought-after communities. OPEN HOUSE Saturday 12/20/25 8AM-11AM and Sunday 12/21/25 2PM-5PM

19. 2026-01-21
    historical Contingent 1018-char remark

    Show marketing remark (1018 chars)

    This well-maintained 4-bedroom, 2-bath home offers exceptional quality and comfort in the highly desirable Southfield Gardens subdivision of Alabaster. The spacious living room features high ceilings, creating an open and inviting atmosphere perfect for entertaining or relaxing. The owner’s suite showcases elegant trey ceilings, a separate shower, and a soaking tub for added luxury. The kitchen includes all appliances, ensuring a smooth move-in experience. TV's are also included. This four-sided brick home is situated in a quiet, well-established neighborhood and provides convenient access to local amenities, including restaurants, shopping, Veteran’s Park, the hospital, and the highly anticipated Alabaster Recreation Center. Offering style, comfort, and convenience—all under $300,000—this property presents an outstanding opportunity to own a beautiful home in one of Alabaster’s most sought-after communities. OPEN HOUSE Saturday 12/20/25 8AM-11AM and Sunday 12/21/25 2PM-5PM

20. 2026-01-03
    price $283,500 1018-char remark

    Show marketing remark (1018 chars)

    This well-maintained 4-bedroom, 2-bath home offers exceptional quality and comfort in the highly desirable Southfield Gardens subdivision of Alabaster. The spacious living room features high ceilings, creating an open and inviting atmosphere perfect for entertaining or relaxing. The owner’s suite showcases elegant trey ceilings, a separate shower, and a soaking tub for added luxury. The kitchen includes all appliances, ensuring a smooth move-in experience. TV's are also included. This four-sided brick home is situated in a quiet, well-established neighborhood and provides convenient access to local amenities, including restaurants, shopping, Veteran’s Park, the hospital, and the highly anticipated Alabaster Recreation Center. Offering style, comfort, and convenience—all under $300,000—this property presents an outstanding opportunity to own a beautiful home in one of Alabaster’s most sought-after communities. OPEN HOUSE Saturday 12/20/25 8AM-11AM and Sunday 12/21/25 2PM-5PM

21. 2025-11-13
    listed $299,000 Active 1018-char remark

    Show marketing remark (1018 chars)

    This well-maintained 4-bedroom, 2-bath home offers exceptional quality and comfort in the highly desirable Southfield Gardens subdivision of Alabaster. The spacious living room features high ceilings, creating an open and inviting atmosphere perfect for entertaining or relaxing. The owner’s suite showcases elegant trey ceilings, a separate shower, and a soaking tub for added luxury. The kitchen includes all appliances, ensuring a smooth move-in experience. TV's are also included. This four-sided brick home is situated in a quiet, well-established neighborhood and provides convenient access to local amenities, including restaurants, shopping, Veteran’s Park, the hospital, and the highly anticipated Alabaster Recreation Center. Offering style, comfort, and convenience—all under $300,000—this property presents an outstanding opportunity to own a beautiful home in one of Alabaster’s most sought-after communities. OPEN HOUSE Saturday 12/20/25 8AM-11AM and Sunday 12/21/25 2PM-5PM

22. 2014-05-16
    soldstatus $156,175
23. 2013-04-06
    listed $159,575

ⓘ 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: $1,322 · $110/mo
• Projected year-2 tax: $1,322 · $110/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,015
• − Mortgage interest: −$15,908
• − Property taxes: −$1,322
• − Insurance: −$1,420
• − Repairs & maintenance: −$2,081
• − Management: −$2,081
• − HOA: −$300
• − Depreciation: −$8,262
• Taxable loss: −$5,360
• Est. tax savings @ 24.0%: +$1,286
• After-tax cash flow: $924/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: Alabaster City
• NCES district ID: 0100190
• Math proficiency: 30% ▼ -27.00%
• Reading proficiency: 57% ▲ 5.00%
• Median HH income: $68,690
• Composite: 39.07/100
• National rank: #4052
• State rank: #17 of 129 in AL

Livability — Alabaster

• Score: 76/100
• State rank: #14
• US rank: #3512

Category grades

Amenities D- 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: Alabaster, AL
• County: Shelby County · 188,970 people
• City population: 28,586
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 28,586
• Household income: $88,505
• Rent vs Own: 15.7% rent · 84.3% own
• Severe rent burden: 325.0

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 237,024 people
• By 2030: 249,868 · +5.4%
• By 2040: 272,778 · +15.1%
• By 2050: 291,062 · +22.8%
• By 2075: 326,049 · +37.6%
• By 2100: 335,870 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 14% Hispanic / Latino 13% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 90% English-only · Spanish 8% Chinese 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: +12.6pp toward D · 2008: -53.4pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+40.4 2016: R+50.3 2012: R+55.6 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.63%
• Current HPI: 211.0691
• Rent YoY: ▲ 2.16%
• 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

+78.0% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $284,000 Greater Alabama MLS
• 2026-04-16 Price Changed $287,000 Greater Alabama MLS
• 2026-03-30 Listed $290,000 Greater Alabama MLS
• 2026-03-23 Sold (Public Records) $243,400 Public Records
• 2026-03-20 Sold (MLS) $243,400 Greater Alabama MLS
• 2026-01-21 Contingent — Greater Alabama MLS
• 2026-01-03 Price Changed $283,500 Greater Alabama MLS
• 2025-11-13 Listed $299,000 Greater Alabama MLS
• 2014-05-16 Sold (MLS) $156,175 Greater Alabama MLS
• 2013-04-06 Listed $159,575 Greater Alabama MLS

Property tax history

+12.4%/yr

Latest (2025): $1,322 · +1.2% YoY. Source: county tax records.