825 Ashford Dr · Calera, AL 35040

$253,880

3 bd · 2.0 ba · 2,432 sqft · SingleFamily · 58 Days on market

Built 2026 Good condition 784 sqft lot $104/sqft · 16% below area Est $303k · 16% under $19/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).

• ARV discount +14.8/15.0
• Cash flow +8.5/30.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-story home is perfect for modern lifestyles. An inviting open-concept layout blends the kitchen, living and dining areas to maximize interior space, with a nearby covered patio for simple indoor-outdoor living. All three bedrooms are tucked away to the side for optimal comfort and privacy, including the luxe owner's suite at the back of the home with a full bathroom and walk-in closet.

Key facts

• Open floor plan
• Stunning kitchen
• 2 garage spots

Tags

• OPEN FLOOR PLAN
• SPACIOUS MASTER SUITE
• STUNNING KITCHEN
• ENERGY-EFFICIENT APPLIANCES

Property features AI

Finance

• Other: Monthly garbage fee of $25
• Financial info: Has down payment assistance
• HOA & community: Annual association fee of $225; HOA covers common grounds maintenance and management fee

Exterior

• Parking: Attached front-entry 2-car garage
• Utilities: Public water; Connected sewer; Gas water heater; Underground utilities; Internet available (AT&T or Spectrum)
• Home design: Under construction; Per building plan square footage; 1-side brick and vinyl siding
• Construction: Slab foundation
• Exterior features: Covered patio; Porch; Sidewalks; Street lights; Not waterfront; No pool

Interior

• Kitchen: Laminate countertops; Built-in dishwasher; Disposal; Built-in microwave; Refrigerator included; Some stainless appliances; Gas stove
• Bedrooms: Master bedroom (main level); Bedroom (main level); Bedroom (main level); Walk-in closets; Split bedroom floor plan
• Flooring: Carpet; Hardwood laminate; Vinyl
• Bathrooms: Two full bathrooms; Tub/shower combo; Linen closet
• Heating & cooling: Gas heating; Central cooling
• Interior features: 9 ft. and higher ceilings; Recessed lighting; Attic with pull-down access; Living room; Breakfast room
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $254k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (22.6% below list).
• Recommended offer: $196k (22.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#325 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute F, health & safety F.
• Shelby County (suburban): math 30% / reading 58% proficiency, ranked #16 of 129 in AL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Calera Elementary (752 students, 64% FRL); Calera Middle (math 9% / reading 45%, grade F, #147 of 257 statewide, top 58%, 755 students, 61% FRL); Calera High (math 18% / reading 21%, grade F, #169 of 305 statewide, top 59%, 1,066 students, 59% FRL) — zoned schools average 62% FRL vs 26% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 44% district-wide (-21 pts) — the specific schools serving this property underperform the Shelby County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.7%/yr); 373 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $8k 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 58 days — a 3% lower offer ($246k) 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 $196,407 (22.6% 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 58 days. Have you received any prior offers? Is the seller open to a 23% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.77% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.75%
• DSCR: 0.83
• GRM: 10.8

CMA / ARV

• ARV (median comp): $303,358
• List price: $253,880
• Delta: -16.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 Clear Creek Ln	0.10mi	4/2.5 (+1)	2,347 (-4%)	8mo	$275,000	$117	76
342 Amber Ave	0.14mi	4/2.5 (+1)	2,348 (-4%)	7mo	$298,670	$127	75
873 Camden Loop	0.07mi	4/2.5 (+1)	2,346 (-4%)	12mo	$288,260	$123	74
421 Clear Creek Ln	0.24mi	4/2.5 (+1)	2,347 (-4%)	22mo	$312,230	$133	58
136 Rushton Ln	0.66mi	4/2.0 (+1)	2,452 (+1%)	12mo	$305,000	$124	53
224 Camden Park Ave	0.25mi	3/2.5	2,174 (-11%)	21mo	$298,000	$137	51
138 Addison Dr	0.60mi	4/2.0 (+1)	2,514 (+3%)	16mo	$305,000	$121	48
176 Renwick Ln	0.66mi	3/2.0	2,107 (-13%)	4mo	$294,500	$140	43
1097 Garnet Dr	0.41mi	3/2.0	2,096 (-14%)	22mo	$345,000	$165	39
583 17th St	0.73mi	3/2.0	2,700 (+11%)	15mo	$299,000	$111	35

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 · 3.67% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.24×
• Total profit: $-53,898
• Equity at exit: $37,854

10-year hold

• IRR: -14.1%
• Equity multiple: 0.16×
• Total profit: $-59,419
• Equity at exit: $21,951

Cash invested: $71,086 (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 35040

• Home prices YoY: -16.5%
• Rents YoY: 3.7%
• Active inventory: 373
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,964 high
• Mortgage (P&I): −$1,331
• Tax est. 1.5%: −$317 /mo · $3,808/yr
• Insurance: −$106
• HOA: −$19
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-222

Break-even live

Break-even rent $2,245

Max offer price $221,772

Occupancy floor —

Sensitivity live

Price	-10% $-46	-5% $-134	+0% $-222	+5% $-310	+10% $-397
Rent	-10% $-377	-5% $-299	+0% $-222	+5% $-144	+10% $-67
Rate	-1.0pp $-94	-0.5pp $-157	base $-222	+0.5pp $-288	+1.0pp $-355

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: $63,470
• Closing costs: $7,616
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Ashby St Calera, AL	3.0	2.0	1595	$1,755	$1.10	3d	1	0.70mi
228 Addison Dr Calera, AL	4.0	2.5	2170	$2,040	$0.94	5d	1	0.71mi
1023 Kerry Dr Calera, AL	4.0	2.5	1991	$1,961	$0.98	45d	1	1.17mi
2067 Kerry Cir Calera, AL	4.0	3.0	1996	$1,991	$1.00	5d	1	1.17mi
1059 Kerry Dr Calera, AL	4.0	2.0	1952	$1,900	$0.97	45d	1	1.20mi
34 Dunwar Dr Calera, AL	3.0	2.0	1765	$1,731	$0.98	21d	1	1.29mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 19 events

1. 2026-06-21
   days on market $253,880 Active 58 DOM
2. 2026-06-18
   days on market $253,880 Active 55 DOM
3. 2026-06-17
   days on market $253,880 Active 54 DOM
4. 2026-06-16
   days on market $253,880 Active 53 DOM
5. 2026-06-15
   days on market $253,880 Active 52 DOM
6. 2026-06-13
   days on market $253,880 Active 50 DOM
7. 2026-06-13
   days on market $253,880 Active 49 DOM
8. 2026-06-10
   days on market $253,880 Active 47 DOM
9. 2026-06-09
   days on market $253,880 Active 46 DOM
10. 2026-06-08
    days on market $253,880 Active 45 DOM
11. 2026-06-07
    days on market $253,880 Active 44 DOM
12. 2026-06-05
    days on market $253,880 Active 41 DOM
13. 2026-06-03
    days on market $253,880 Active 40 DOM
14. 2026-06-02
    days on market $253,880 Active 39 DOM
15. 2026-06-01
    days on market $253,880 Active 38 DOM
16. 2026-05-31
    pricedays on market $253,880 Active 37 DOM
17. 2026-04-24
    listed $249,380 Active 671-char remark
18. 2026-04-23
    price $252,380 404-char remark

    Show marketing remark (404 chars)

    This new single-story home is perfect for modern lifestyles. An inviting open-concept layout blends the kitchen, living and dining areas to maximize interior space, with a nearby covered patio for simple indoor-outdoor living. All three bedrooms are tucked away to the side for optimal comfort and privacy, including the luxe owner's suite at the back of the home with a full bathroom and walk-in closet.

19. 2026-04-18
    listed $249,380 Active 404-char remark

    Show marketing remark (404 chars)

    This new single-story home is perfect for modern lifestyles. An inviting open-concept layout blends the kitchen, living and dining areas to maximize interior space, with a nearby covered patio for simple indoor-outdoor living. All three bedrooms are tucked away to the side for optimal comfort and privacy, including the luxe owner's suite at the back of the home with a full bathroom and walk-in closet.

ⓘ 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: $23,569
• − Mortgage interest: −$14,221
• − Property taxes: −$3,808
• − Insurance: −$1,269
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − HOA: −$228
• − Depreciation: −$7,386
• Taxable loss: −$7,115
• Est. tax savings @ 24.0%: +$1,708
• After-tax cash flow: $-955/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 · 12 photos

Good 80/100 None rehab

This home is in excellent condition with minimal repairs needed. It offers a good return on investment with updates that can significantly enhance its resale and rental value.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics.
• Both Install new flooring in bathrooms — New flooring in bathrooms can significantly improve the home's appearance and functionality.
• Both Add landscaping around the front of the house — Landscaping can enhance curb appeal and add value to the property.
• Both Install smart home technology — Smart home features can increase the home's appeal to tech-savvy buyers and renters.
• Both Add a small outdoor seating area — An outdoor seating area can increase the home's appeal and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Install new flooring in bathrooms — New flooring in bathrooms can significantly improve the home's appearance and functionality. ↑
• Both Add landscaping around the front of the house — Landscaping can enhance curb appeal and add value to the property. ↑
• Both Install smart home technology — Smart home features can increase the home's appeal to tech-savvy buyers and renters. ↑
• Both Add a small outdoor seating area — An outdoor seating area can increase the home's appeal and add value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Shelby County
• NCES district ID: 0103030
• Math proficiency: 30% ▼ -28.00%
• Reading proficiency: 58% ▲ 2.00%
• Median HH income: $66,672
• Composite: 39.29/100
• National rank: #3995
• State rank: #16 of 129 in AL

Livability — Calera

• Score: 59/100
• State rank: #325
• US rank: #19917

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calera, AL
• County: Shelby County · 188,970 people
• City population: 19,304
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 19,304
• Household income: $84,554
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 388.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 59% Black 30% Hispanic / Latino 9% Two or more races 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Italian 1% Serbian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 91% English-only · Spanish 6% Arabic 1% 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: ▼ -43.58%
• Current HPI: 220.2843
• Rent YoY: ▲ 3.67%
• 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

+1.8% since first listed

7 events — show timeline

• 2026-05-31 Price Changed $253,880 Greater Alabama MLS
• 2026-05-30 Price Changed $253,880 Zillow
• 2026-05-30 Price Changed $247,250 Greater Alabama MLS
• 2026-05-26 Price Changed $258,380 Zillow
• 2026-04-24 Listed $249,380 Greater Alabama MLS
• 2026-04-23 Price Changed $252,380 Zillow
• 2026-04-18 Listed $249,380 Zillow