2015 Shady Ln · Hueytown, AL 35023

$200,000

3 bd · 2.0 ba · 2,392 sqft · SingleFamily public records · 84 Days on market

Built 1965 0.65 ac lot Est $210k · at est.

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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 +14.5/30.0
• ARV discount +9.7/15.0
• Appreciation +4.7/10.0
• DSCR +4.4/10.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

* Back on the market * . Buyer lost financing 1 week before closing due to credit score change * * . New Roof 2026! Freshly painted interior. This charming home sits on a half acre lot. The property offers two separate driveways, one with a detached double carport and the other driveway is for the 1 car garage in the basement. The main level has 3 bedrooms and 2 full baths. Large laundry room on the main level. Downstairs there is a den, bedroom and half bath with plenty of room in the garage for your car, lawn equipment and storage. Don’t miss out—schedule a showing today and see for yourself! More photos to be added later today and professional photos will be added in the ne

Key facts

• 0.65 acre lot
• Garage
• Built 1965

Property features AI

Finance

• Other: Parcel ID: 30-32-2-011-001.000; Lot size approximately 0.65 acres; Subdivision: Glenview
• Financial info: Down payment assistance available; Quarterly garbage fee of $75

Exterior

• Parking: Side garage entry; One total garage space (listed as 1 garage space); One garage space at basement level; Two carport spaces; Driveway parking
• Utilities: Public water; Sewer connected; Gas water heater; Internet service available
• Home design: Existing (previously built) property; Tri-level: no (home has main level and basement); Split level and split foyer: no
• Construction: Brick over foundation; Other siding; Basement foundation
• Exterior features: Fenced yard; Porch; Covered deck; No pool; No patio; Not on waterfront

Interior

• Kitchen: Tile countertops in kitchen; Electric oven; Refrigerator
• Bedrooms: Three bedrooms on main level; One bedroom in the basement
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom (basement); Full baths include tub/shower combo; Linen closet
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Finished basement with both finished and unfinished areas; Basement constructed of concrete block; Basement foundation; Attic present; Ceilings: other (see remarks); No notable built-in interior features listed
• Laundry & utility: Main-level laundry room; Washer hookup provided; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-12 ($-145/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (19.2% below list).
• Recommended offer: $162k (19.2% below list) — sets the bar for 1% rule.

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, crime F, amenities 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: Hueytown Primary School (653 students, 64% FRL); Hueytown Middle School (math 0% / reading 30%, grade F, #206 of 257 statewide, top 80%, 789 students, 62% FRL); Hueytown High School (math 7% / reading 20%, grade F, #235 of 305 statewide, top 77%, 1,210 students, 79% FRL) — zoned schools average 68% FRL vs 49% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 255 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $183 of equity ($1k loan paydown + $-1k 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 84 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $200k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; 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 $161,500 (19.2% 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 84 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.81% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $210,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3204 20th St N	0.11mi	3/3.0	2,360 (-1%)	12mo	$265,000	$112	79
3338 Crescent Dr	0.21mi	3/2.0	2,122 (-11%)	9mo	$110,000	$52	64
2847 Novel Dr	0.55mi	4/2.0 (+1)	2,205 (-8%)	1mo	$195,000	$88	55
3510 Highland Ave	0.59mi	3/2.5	2,240 (-6%)	6mo	$187,100	$84	55
132 Sterling Dr	0.52mi	4/2.0 (+1)	2,488 (+4%)	14mo	$122,000	$49	53
103 Avalon Ave	0.27mi	4/2.5 (+1)	2,096 (-12%)	12mo	$183,000	$87	50
2922 Devon Rd	0.50mi	4/2.5 (+1)	2,540 (+6%)	16mo	$269,900	$106	46
1855 Edgehill Dr	0.40mi	4/3.0 (+1)	2,719 (+14%)	6mo	$262,000	$96	45
3023 Cherokee Dr	0.74mi	4/2.0 (+1)	2,692 (+12%)	3mo	$147,500	$55	37
632 Sunrise Blvd	0.70mi	4/3.0 (+1)	2,069 (-14%)	2mo	$231,958	$112	34
307 Sunrise Blvd	0.70mi	4/1.0 (+1)	2,072 (-13%)	4mo	$143,000	$69	32
631 Wright Ave	0.72mi	4/2.5 (+1)	2,134 (-11%)	15mo	$230,000	$108	29

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: -5.8%
• Equity multiple: 0.74×
• Total profit: $-14,472
• Equity at exit: $52,145

10-year hold

• IRR: -0.5%
• Equity multiple: 0.95×
• Total profit: $-2,571
• Equity at exit: $58,126

Cash invested: $56,000 (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: 255
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,615 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$100 /mo · $1,203/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-12

Break-even live

Break-even rent $1,630

Max offer price $197,862

Occupancy floor 96%

Sensitivity live

Price	-10% $101	-5% $45	+0% $-12	+5% $-69	+10% $-125
Rent	-10% $-140	-5% $-76	+0% $-12	+5% $52	+10% $115
Rate	-1.0pp $89	-0.5pp $39	base $-12	+0.5pp $-64	+1.0pp $-117

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2825 19th St N Bessemer, AL	3.0	1.5	1991	$1,395	$0.70	45d	1	0.39mi
531 Tinker St Bessemer, AL	3.0	2.0	1766	$2,450	$1.39	12d	1	0.93mi
1032 26th Ave N Bessemer, AL	3.0	1.0	1724	$1,175	$0.68	5d	1	1.40mi

Listing history 28 events

1. 2026-06-22
   days on market $200,000 Active 84 DOM
2. 2026-06-18
   days on market $200,000 Active 81 DOM
3. 2026-06-18
   remarks 687-char remark
4. 2026-06-18
   status $200,000 Active 80 DOM
5. 2026-06-17
   days on market $200,000 Contingent 80 DOM
6. 2026-06-16
   days on market $200,000 Contingent 79 DOM
7. 2026-06-15
   days on market $200,000 Contingent 78 DOM
8. 2026-06-13
   days on market $200,000 Contingent 76 DOM
9. 2026-06-10
   days on market $200,000 Contingent 73 DOM
10. 2026-06-09
    days on market $200,000 Contingent 72 DOM
11. 2026-06-08
    days on market $200,000 Contingent 71 DOM
12. 2026-06-07
    days on market $200,000 Contingent 70 DOM
13. 2026-06-03
    days on market $200,000 Contingent 66 DOM
14. 2026-06-02
    days on market $200,000 Contingent 65 DOM
15. 2026-06-01
    days on market $200,000 Contingent 64 DOM
16. 2026-05-31
    days on market $200,000 Contingent 63 DOM
17. 2026-05-13
    historical Contingent
18. 2026-05-13
    status Active
19. 2026-05-01
    historical Contingent
20. 2026-04-21
    price $200,000
21. 2026-04-09
    price $230,000
22. 2026-03-29
    listed $250,000 Active
23. 2026-03-15
    historical $250,000
24. 2006-01-05
    soldstatus $110,000
25. 2002-06-04
    soldstatus $120,000
26. 1996-02-07
    soldstatus $75,500
27. 1996-01-01
    soldstatus $75,500
28. 1988-10-07
    soldstatus $57,900

ⓘ 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: $1,203 · $100/mo
• Projected year-2 tax: $1,203 · $100/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,380
• − Mortgage interest: −$11,203
• − Property taxes: −$1,203
• − Insurance: −$1,666
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$5,818
• Taxable loss: −$3,612
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $722/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

+245.4% since first listed

12 events — show timeline

• 2026-05-13 Contingent — Greater Alabama MLS
• 2026-05-13 Relisted — Greater Alabama MLS
• 2026-05-01 Contingent — Greater Alabama MLS
• 2026-04-21 Price Changed $200,000 Greater Alabama MLS
• 2026-04-09 Price Changed $230,000 Greater Alabama MLS
• 2026-03-29 Listed $250,000 Greater Alabama MLS
• 2026-03-15 Coming Soon $250,000 Greater Alabama MLS
• 2006-01-05 Sold (Public Records) $110,000 Public Records
• 2002-06-04 Sold (Public Records) $120,000 Public Records
• 1996-02-07 Sold (Public Records) $75,500 Public Records
• 1996-01-01 Sold (Public Records) $75,500 Public Records
• 1988-10-07 Sold (Public Records) $57,900 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,203 · +3.9% YoY. Source: county tax records.