5316 Dogwood St · Gardendale, AL 35071

$48,500

2 bd · 1.0 ba · 667 sqft · SingleFamily public records · 13 Days on market

Built 1950 7,405 sqft lot ↓ 3% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Priced under $50,000! This property offers a great opportunity for the right buyer. While it needs renovations, the smaller layout makes it a manageable and affordable project. Whether you're looking for a home, rental, or investment, there's plenty of potential to add value and build equity.

Key facts

• 7,405 sq ft lot
• Built 1950
• Listed 13 days

Property features AI

Finance

• Other: Property in Quail Ridge subdivision; Parcel ID 13-00-08-0-000-030.000; Approximately 0.17 acres

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Electric water heater; Internet service availability: unknown
• Home design: Existing construction; Single-story (rooms listed on main level)
• Construction: Siding (other); Crawl space foundation
• Exterior features: No pool; No patio; No deck; No garden/patio; Not waterfront; Lot view: None

Interior

• Kitchen: Solid surface countertops
• Bedrooms: Two bedrooms on the main level
• Flooring: Hardwood laminate
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Handyman special; Ceilings: Other (see remarks)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on the main level (laundry space: other — see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $811 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Cap rate 26.4% vs local median 5.5% in Gardendale — 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 66/100 on livability (#113 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute F, health & safety 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: Gardendale Elementary School (math 20% / reading 56%, grade F, #263 of 627 statewide, top 42%, 677 students, 48% FRL); Gardendale High School (math 21% / reading 28%, grade F, #118 of 305 statewide, top 45%, 1,047 students, 48% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 97 active listings in the ZIP; solid renter incomes; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $335 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,500

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.87% ✓
• Cap rate: 26.37%
• Cash-on-cash: 71.70%
• DSCR: 4.19
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 71.3%
• Equity multiple: 4.23×
• Total profit: $43,815
• Equity at exit: $7,232

10-year hold

• IRR: 75.3%
• Equity multiple: 8.71×
• Total profit: $104,669
• Equity at exit: $4,193

Cash invested: $13,580 (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 35071

• Home prices YoY: -21.1%
• Active inventory: 97
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,392 medium
• Mortgage (P&I): −$254
• Tax from tax record: −$13 /mo · $160/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $811

Break-even live

Break-even rent $364

Max offer price $48,500

Occupancy floor 37%

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: $12,125
• Closing costs: $1,455
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   status $48,500 Pending 13 DOM
2. 2026-06-18
   days on market $48,500 Active 13 DOM
3. 2026-06-17
   days on market $48,500 Active 12 DOM
4. 2026-06-16
   days on market $48,500 Active 11 DOM
5. 2026-06-15
   days on market $48,500 Active 10 DOM
6. 2026-06-13
   days on market $48,500 Active 8 DOM
7. 2026-06-10
   days on market $48,500 Active 5 DOM
8. 2026-06-09
   days on market $48,500 Active 4 DOM
9. 2026-06-08
   days on market $48,500 Active 3 DOM
10. 2026-06-07
    remarks 293-char remark
11. 2026-06-07
    listed $48,500 Active 2 DOM

ⓘ 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: $160 · $13/mo
• Projected year-2 tax: $199 · $17/mo
• Expected delta: +$38/yr (+$3/mo · 23.9%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,699
• − Mortgage interest: −$2,717
• − Property taxes: −$160
• − Insurance: −$242
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$1,411
• Taxable income: $9,497
• Est. tax owed @ 24.0%: −$2,279
• After-tax cash flow: $7,458/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 — Gardendale

• Score: 66/100
• State rank: #113
• US rank: #12225

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardendale, AL
• County: Jefferson County · 527,445 people
• City population: 17,288
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 17,288
• Household income: $82,074
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 151.0

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 White (69%)
• Race & ethnicity: White 69% Black 21% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -55.29%
• Current HPI: 206.7447
• Rent YoY: —
• 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

-3.0% since first listed

3 events — show timeline

• 2026-06-05 Listed $48,500 Greater Alabama MLS
• 2015-06-23 Sold (Public Records) $35,000 Public Records
• 2001-10-10 Sold (Public Records) $50,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $160 · +0.0% YoY. Source: county tax records.