4013 Main St · Brighton, AL 35020

$29,900

3 bd · 1.0 ba · 1,460 sqft · SingleFamily public records · 82 Days on market

Built 1900 0.25 ac lot Est $36k · 18% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION 1ST TIME HOME BUYERS AND INVESTORS!!! THIS HOME WON'T LAST LONG. . Large home featuring Living/Dining room, Kitchen, 3 Bedrooms and 2 baths, Den, 2nd Kitchen and half bath in Basement. All offers subject to CORP APPROVAL. Property SOLD AS-IS & right of redemption may apply. ANY item of significance to be confirmed by selling agent

Key facts

• 0.25 acre lot
• Built 1900
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#459 in AL) — a working-class tenant base; expect higher turnover. Strengths: commute A+, cost of living A+, housing B; Watch: crime F, amenities F, employment 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: Brighton School (math 5% / reading 15%, grade F, #566 of 627 statewide, top 90%, 365 students, 89% FRL) — zoned schools average 89% FRL vs 49% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-3.1%/yr); 115 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 40% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $10k; list at $30k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $28,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
10. 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.
11. 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: 3.91% ✓
• Cap rate: 34.01%
• Cash-on-cash: 98.99%
• DSCR: 5.40
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $36,500
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4005 Main St	0.02mi	3/2.0	1,368 (-6%)	3mo	$60,000	$44	82
4600 Huntsville Ave	0.58mi	3/1.5	1,474 (+1%)	2mo	$35,000	$24	67
1106 Ontario St	0.32mi	3/1.0	1,384 (-5%)	22mo	$33,000	$24	58
4317 Main St	0.32mi	2/1.0 (-1)	1,582 (+8%)	17mo	$40,000	$25	52
527 Selma Rd	0.66mi	3/1.0	1,290 (-12%)	10mo	$124,999	$97	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 88.0%
• Equity multiple: 4.85×
• Total profit: $32,244
• Equity at exit: $4,458

10-year hold

• IRR: 90.4%
• Equity multiple: 9.03×
• Total profit: $67,193
• Equity at exit: $2,585

Cash invested: $8,372 (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 35020

• Home prices YoY: -24.2%
• Rents YoY: -3.1%
• Active inventory: 115
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,169 high
• Mortgage (P&I): −$157
• Tax from tax record: −$64 /mo · $768/yr
• Insurance: −$12
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $635

Break-even live

Break-even rent $366

Max offer price $29,900

Occupancy floor 41%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1254 Lewis St Brighton, AL	3.0	1.0	1200	$850	$0.71	43d	1	0.35mi
4506 Letson St Brighton, AL	3.0	2.0	1032	$1,200	$1.16	23d	1	0.49mi
546 Selma Rd Bessemer, AL	3.0	1.0	888	$900	$1.01	43d	1	0.71mi
520 Brewer Dr Bessemer, AL	3.0	1.0	1040	$1,100	$1.06	3d	1	0.86mi
3019 7th Ave N Bessemer, AL	3.0	1.0	1080	$1,050	$0.97	43d	1	0.91mi
3225 4th Ave N Bessemer, AL	3.0	2.0	1486	$1,300	$0.87	23d	1	0.94mi
6001 Ivy St Birmingham, AL	3.0	1.0	906	$950	$1.05	43d	1	1.03mi
6025 Ivy St Birmingham, AL	4.0	2.0	1232	$1,300	$1.06	43d	1	1.03mi
6029 Ivy St Birmingham, AL	4.0	2.0	1234	$1,200	$0.97	43d	1	1.03mi
1315 27th St N Bessemer, AL	4.0	2.0	1439	$1,250	$0.87	43d	1	1.05mi
5912 Owen St Bessemer, AL	3.0	1.5	1192	$1,300	$1.09	43d	1	1.06mi
832 Alden Ave Birmingham, AL	4.0	2.0	1231	$1,150	$0.93	23d	1	1.11mi
3230 Arlington Ave Bessemer, AL	2.0	2.0	1236	$795	$0.64	43d	1	1.22mi
1109 12th Ave Birmingham, AL	4.0	2.0	1217	$1,475	$1.21	3d	1	1.34mi
80 Wilkes Cir Birmingham, AL	4.0	2.0	1078	$1,200	$1.11	14d	1	1.37mi
806 12th Ave Birmingham, AL	3.0	1.0	1262	$1,075	$0.85	43d	1	1.39mi
63 Wilkes Cir Unit 1 Birmingham, AL	4.0	1.0	1164	$1,250	$1.07	43d	1	1.40mi
63 Wilkes Cir Birmingham, AL	4.0	1.0	1164	$1,200	$1.03	43d	1	1.40mi
1206 15th St Birmingham, AL	3.0	1.0	1600	$950	$0.59	43d	1	1.42mi
5906 5th St S Bessemer, AL	2.0	1.0	916	$900	$0.98	23d	1	1.44mi
603 11th Ave Birmingham, AL	3.0	1.0	1289	$1,100	$0.85	43d	1	1.45mi

Listing history 5 events

1. 2026-04-11
   status Pending
2. 2026-01-10
   listed $29,900 Active
3. 2013-01-14
   soldstatus $9,600 348-char remark

   Show marketing remark (348 chars)

   ATTENTION 1ST TIME HOME BUYERS AND INVESTORS!!! THIS HOME WON'T LAST LONG. . Large home featuring Living/Dining room, Kitchen, 3 Bedrooms and 2 baths, Den, 2nd Kitchen and half bath in Basement. All offers subject to CORP APPROVAL. Property SOLD AS-IS & right of redemption may apply. ANY item of significance to be confirmed by selling agent

4. 2012-10-01
   listed $11,000 348-char remark

   Show marketing remark (348 chars)

   ATTENTION 1ST TIME HOME BUYERS AND INVESTORS!!! THIS HOME WON'T LAST LONG. . Large home featuring Living/Dining room, Kitchen, 3 Bedrooms and 2 baths, Den, 2nd Kitchen and half bath in Basement. All offers subject to CORP APPROVAL. Property SOLD AS-IS & right of redemption may apply. ANY item of significance to be confirmed by selling agent

5. 1983-02-01
   soldstatus $19,900

ⓘ 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: $768 · $64/mo
• Projected year-2 tax: $768 · $64/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 (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,033
• − Mortgage interest: −$1,675
• − Property taxes: −$768
• − Insurance: −$816
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$870
• Taxable income: $7,659
• Est. tax owed @ 24.0%: −$1,838
• After-tax cash flow: $5,783/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 — Brighton

• Score: 54/100
• State rank: #459
• US rank: #23847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brighton, AL
• County: Jefferson County · 527,445 people
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 24,892
• Household income: $35,362
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1001.0

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: Predominantly Black (74%)
• Race & ethnicity: Black 74% Hispanic / Latino 13% White 11% Two or more races 6%
• Hispanic origin (detail): Mexican 10%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

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: ▼ -57.54%
• Current HPI: 179.7702
• Rent YoY: ▼ -3.12%
• 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

+50.3% since first listed

5 events — show timeline

• 2026-04-11 Pending — Greater Alabama MLS
• 2026-01-10 Listed $29,900 Greater Alabama MLS
• 2013-01-14 Sold (MLS) $9,600 Greater Alabama MLS
• 2012-10-01 Listed $11,000 Greater Alabama MLS
• 1983-02-01 Sold (Public Records) $19,900 Public Records

Property tax history

+4.0%/yr

Latest (2025): $768 · +0.0% YoY. Source: county tax records.