8754 Highlands Dr · Trussville, AL 35173

$367,900

4 bd · 1.5 ba · 2,084 sqft · SingleFamily public records · 4 Days on market

Built 2019 Est $363k · at est. $113/mo HOA · 4% 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 +11.2/30.0
• ARV discount +6.8/15.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Highlands in Carrington Lakes is a great location in the subdivision just above the clubhouse with lake view. The Cochran J will feature a brick exterior trim on the front with a covered front porch. The covered back porch will be overlooking the lake below. This home will offer a formal dining room, family room open to the kitchen. Upstairs is the owner's suite and 3 more bedrooms and full bath. Amenities include a granite kitchen island with pantry and stainless steel gas appliances, gas fireplace in the family room, and all bedrooms upstairs. Carrington Lakes offers a beautiful large clubhouse with wrap around porch, exercise room, pool, tennis & basketball, sand volleyball, amphitheater, stocked lakes, and trails.

Key facts

• Well manicured yard
• Covered back patio
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FULLY INSULATED WALLS
• COVERED BACK PATIO
• WELL MANICURED YARD
• RECENTLY BUILT RETAINING WALL

Property features AI

Finance

• Other: Subdivision: Carrington Lake
• HOA & community: Yearly association fee ($1,350); HOA fees cover common grounds maintenance and utilities for common areas; Community amenities: clubhouse, fishing, park, sidewalks, street lights, tennis courts, swimming allowed

Exterior

• Parking: Front garage entry; 2-car garage (main level); Driveway parking; Off-street parking; On-street parking; Parking on main level
• Security: Gate entrance with gate attendant (community)
• Utilities: Public water; Connected sewer; Underground utilities; Electric water heater; Internet service available; Energy features: ceiling fans, double-paned windows, LED lighting, programmable thermostat
• Home design: Tri-level home; Existing construction
• Construction: One-side brick with Hardiplank siding; Shingle roof; Slab foundation
• Exterior features: Covered patio; Porch; Community in-ground pool; Patio present

Interior

• Kitchen: Island; Pantry; Eating area; Solid surface countertops; Built-in dishwasher; Built-in microwave; Refrigerator; Gas stove
• Bedrooms: Master bedroom on upper level; Additional bedrooms on upper level
• Flooring: Carpet; Vinyl
• Bathrooms: Three full bathrooms; Master bath with separate shower and garden tub; Separate vanities; Linen closet; Tub/shower combinations
• Heating & cooling: Three or more heating systems with gas heat; Three or more cooling systems, central electric
• Interior features: Smooth ceilings; Recessed lighting; Security system; Gas fireplace with gas starter and gas logs in the great room; Window treatments remain
• Laundry & utility: Laundry room on upper level; Washer hookup; Electric dryer hookup; Pull-down attic

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $368k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $343k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (26.5% below list).
• Recommended offer: $271k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.4% in Trussville — 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 79/100 on livability (#7 in AL, #2,110 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: commute F.
• Trussville City (suburban): math 49% / reading 74% proficiency, ranked #5 of 129 in AL (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Paine Elementary School (math 68% / reading 82%, grade A, #14 of 627 statewide, top 2%, 1,350 students, 16% FRL); Hewitttrussville High School (math 50% / reading 50%, grade D+, #15 of 305 statewide, top 5%, 1,573 students, 15% FRL).
• Market conditions: 344 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 557 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• St. Clair County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $259k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,583 (26.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $362,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8738 Highlands Dr	0.05mi	3/2.5 (-1)	2,130 (+2%)	9mo	$370,000	$174	78
8572 Highlands Trce	0.16mi	3/2.0 (-1)	2,076 (-0%)	18mo	$405,000	$195	70
335 Lakeridge Dr	0.52mi	4/2.5	2,099 (+1%)	7mo	$365,000	$174	65
8701 Highlands Dr	0.16mi	3/3.0 (-1)	2,347 (+13%)	1mo	$365,000	$156	60
1405 Overlook Dr	0.42mi	4/3.5	2,231 (+7%)	1mo	$370,000	$166	60
8551 Highlands Trce	0.25mi	4/3.0	2,264 (+9%)	11mo	$377,500	$167	58
395 Lakeridge Dr	0.57mi	4/2.5	2,229 (+7%)	3mo	$380,000	$170	55
340 Lake Ridge Dr	0.51mi	4/2.5	2,244 (+8%)	6mo	$385,000	$172	54
8468 Ledge Cir	0.55mi	3/2.0 (-1)	2,008 (-4%)	9mo	$374,900	$187	54
375 Lakeridge Dr	0.56mi	3/2.5 (-1)	2,144 (+3%)	9mo	$370,000	$173	53
5844 Carrington Ln	0.61mi	4/3.5	2,218 (+6%)	12mo	$395,000	$178	43
380 Lakeridge Dr	0.54mi	4/2.5	2,300 (+10%)	16mo	$420,000	$183	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.33×
• Total profit: $-68,771
• Equity at exit: $54,855

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-72,008
• Equity at exit: $31,809

Cash invested: $103,012 (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 35173

• Home prices YoY: -33.4%
• Active inventory: 344
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,706 medium
• Mortgage (P&I): −$1,929
• Tax from tax record: −$84 /mo · $1,006/yr
• Insurance: −$153
• HOA: −$113
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $-142

Break-even live

Break-even rent $2,885

Max offer price $342,843

Occupancy floor —

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: $91,975
• Closing costs: $11,037
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1130 Overlook Dr Trussville, AL	4.0	3.0	2549	$2,681	$1.05	44d	1	0.23mi
120 Lake Ridge Dr Trussville, AL	5.0	4.0	2811	$2,750	$0.98	44d	1	0.38mi

HOA detail

• Monthly dues: $113 · $1,356/yr
• Likely covers: gaspool

Listing history 5 events

1. 2026-06-18
   days on market $367,900 Active 4 DOM
2. 2026-06-17
   days on market $367,900 Active 3 DOM
3. 2026-06-16
   days on market $367,900 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $367,900 Active 1 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: $1,006 · $84/mo
• Projected year-2 tax: $1,508 · $126/mo
• Expected delta: +$502/yr (+$42/mo · 49.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,470
• − Mortgage interest: −$20,608
• − Property taxes: −$1,006
• − Insurance: −$1,840
• − Repairs & maintenance: −$2,598
• − Management: −$2,598
• − HOA: −$1,356
• − Depreciation: −$10,703
• Taxable loss: −$8,238
• Est. tax savings @ 24.0%: +$1,977
• After-tax cash flow: $275/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: Trussville City
• NCES district ID: 0100013
• Math proficiency: 49% ▼ -27.00%
• Reading proficiency: 74% ▲ 3.00%
• Median HH income: $83,473
• Composite: 55.42/100
• National rank: #1250
• State rank: #5 of 129 in AL

Livability — Trussville

• Score: 79/100
• State rank: #7
• US rank: #2110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trussville, AL
• City population: 51,725
• Population (ZIP): 32,125

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 94,158 people
• By 2030: 97,008 · +3.0%
• By 2040: 101,615 · +7.9%
• By 2050: 104,537 · +11.0%
• By 2075: 109,350 · +16.1%
• By 2100: 106,785 · +13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 10% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+64.1) · D 17.6% · R 81.7%
• 2008→2024 swing: -0.9pp no change · 2008: -63.2pp · 2024: -64.1pp
• All cycles: 2024: R+64.1 2020: R+64.0 2016: R+68.6 2012: R+66.1 2008: R+63.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.75%
• Current HPI: 208.5715
• Rent YoY: —
• Metro: —
• 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

+819.8% since first listed

6 events — show timeline

• 2026-06-14 Listed $367,900 Greater Alabama MLS
• 2019-07-30 Sold (MLS) $259,470 Greater Alabama MLS
• 2019-06-28 Contingent — Greater Alabama MLS
• 2019-04-25 Listed $264,470 Greater Alabama MLS
• 2019-04-11 Coming Soon $264,470 Greater Alabama MLS
• 2019-04-05 Sold (Public Records) $40,000 Public Records

Property tax history

+30.2%/yr

Latest (2020): $1,006 · +432.4% YoY. Source: county tax records.