2361 Grayson Valley Cir · Grayson Valley, AL 35235

$149,900

3 bd · 2.5 ba · 744 sqft · Townhouse public records · 34 Days on market

Built 1999 $201/sqft · 103% above area Est $148k · at est.

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Why this score? — see what drove the C- 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 +22.0/30.0
• DSCR +7.0/10.0
• ARV discount +6.8/15.0
• 1% rule +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sweet 3BD 3B town home. Having one of the largest floor plans in the community, you will enjoy this easy to maintain yet spacious home! Includes a fenced in backyard w/ storage shed for your outdoor tools and projects! The home comes with two assigned parking spaces for your convenience. The main level features a large living room/family space. The Kitchen includes a breakfast bar that leads to your dining space for entertaining at night or an interactive family space for those busy mornings. Kitchen features a spacious pantry as well! The dining space leads to a covered patio and outdoor space to enjoy the indoor/outdoor lifestyle. The primary bedroom upstairs in very spacious with en suite primary bath and walk in closet!

Key facts

• Built 1999
• Listed 34 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (3.3% below list).
• Recommended offer: $145k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 5.5% in Grayson Valley — 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 65/100 on livability (#139 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: schools D, amenities F, commute 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.
• Market conditions: Rents rising fast (+5.4%/yr); 114 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: 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 $145,012 (3.3% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (median comp): $147,509
• List price: $149,900
• Delta: 1.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2350 Grayson Valley Dr #2350	0.12mi	2/1.0 (-1)	828 (+11%)	1mo	$77,500	$94	64
2348 Grayson Valley Dr #2348	0.16mi	2/1.0 (-1)	828 (+11%)	4mo	$97,500	$118	59
2302 Grayson Valley Dr #2302	0.15mi	2/1.0 (-1)	828 (+11%)	10mo	$105,000	$127	55
2111 Pentland Dr #1	0.15mi	2/1.0 (-1)	828 (+11%)	13mo	$77,500	$94	53
2372 Grayson Valley Dr #1	0.16mi	2/1.0 (-1)	828 (+11%)	13mo	$77,500	$94	52
2352 Grayson Valley Dr #1	0.16mi	2/1.0 (-1)	828 (+11%)	13mo	$77,500	$94	52
2334 Grayson Valley Dr #1	0.17mi	2/1.0 (-1)	828 (+11%)	13mo	$77,500	$94	52
2300 Grayson Valley Dr #2300	0.15mi	2/1.0 (-1)	828 (+11%)	18mo	$108,000	$130	48
2354 Grayson Valley Dr #2354	0.16mi	2/1.0 (-1)	828 (+11%)	19mo	$101,900	$123	47
2308 Grayson Valley Dr #2308	0.13mi	2/1.0 (-1)	828 (+11%)	22mo	$96,500	$117	46
2364 Grayson Valley Dr #0	0.16mi	2/1.0 (-1)	828 (+11%)	22mo	$104,900	$127	44

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 · 5.39% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-5,645
• Equity at exit: $22,351

10-year hold

• IRR: 8.5%
• Equity multiple: 1.71×
• Total profit: $29,725
• Equity at exit: $12,961

Cash invested: $41,972 (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 35235

• Home prices YoY: -21.1%
• Rents YoY: 5.4%
• Active inventory: 114
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$59 /mo · $714/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $238

Break-even live

Break-even rent $1,149

Max offer price $149,900

Occupancy floor 79%

Sensitivity live

Price	-10% $322	-5% $280	+0% $238	+5% $195	+10% $153
Rent	-10% $123	-5% $180	+0% $238	+5% $295	+10% $352
Rate	-1.0pp $313	-0.5pp $276	base $238	+0.5pp $199	+1.0pp $159

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-15
   days on market $149,900 Active 34 DOM
2. 2026-06-13
   days on market $149,900 Active 32 DOM
3. 2026-06-10
   days on market $149,900 Active 29 DOM
4. 2026-06-09
   days on market $149,900 Active 28 DOM
5. 2026-06-08
   days on market $149,900 Active 27 DOM
6. 2026-06-07
   days on market $149,900 Active 26 DOM
7. 2026-06-03
   days on market $149,900 Active 22 DOM
8. 2026-06-02
   days on market $149,900 Active 21 DOM
9. 2026-06-01
   days on market $149,900 Active 20 DOM
10. 2026-05-31
    days on market $149,900 Active 19 DOM
11. 2026-05-12
    listed $149,900 Active 661-char remark
12. 2023-05-15
    soldstatus $142,000
13. 2023-05-12
    soldstatus $142,000 Sold 733-char remark

    Show marketing remark (733 chars)

    Sweet 3BD 3B town home. Having one of the largest floor plans in the community, you will enjoy this easy to maintain yet spacious home! Includes a fenced in backyard w/ storage shed for your outdoor tools and projects! The home comes with two assigned parking spaces for your convenience. The main level features a large living room/family space. The Kitchen includes a breakfast bar that leads to your dining space for entertaining at night or an interactive family space for those busy mornings. Kitchen features a spacious pantry as well! The dining space leads to a covered patio and outdoor space to enjoy the indoor/outdoor lifestyle. The primary bedroom upstairs in very spacious with en suite primary bath and walk in closet!

14. 2023-03-17
    historical Contingent 733-char remark

    Show marketing remark (733 chars)

    Sweet 3BD 3B town home. Having one of the largest floor plans in the community, you will enjoy this easy to maintain yet spacious home! Includes a fenced in backyard w/ storage shed for your outdoor tools and projects! The home comes with two assigned parking spaces for your convenience. The main level features a large living room/family space. The Kitchen includes a breakfast bar that leads to your dining space for entertaining at night or an interactive family space for those busy mornings. Kitchen features a spacious pantry as well! The dining space leads to a covered patio and outdoor space to enjoy the indoor/outdoor lifestyle. The primary bedroom upstairs in very spacious with en suite primary bath and walk in closet!

15. 2023-03-09
    listed $144,900 Active 733-char remark

    Show marketing remark (733 chars)

    Sweet 3BD 3B town home. Having one of the largest floor plans in the community, you will enjoy this easy to maintain yet spacious home! Includes a fenced in backyard w/ storage shed for your outdoor tools and projects! The home comes with two assigned parking spaces for your convenience. The main level features a large living room/family space. The Kitchen includes a breakfast bar that leads to your dining space for entertaining at night or an interactive family space for those busy mornings. Kitchen features a spacious pantry as well! The dining space leads to a covered patio and outdoor space to enjoy the indoor/outdoor lifestyle. The primary bedroom upstairs in very spacious with en suite primary bath and walk in closet!

16. 2021-11-03
    soldstatus $120,000
17. 2021-10-29
    soldstatus $120,000 Sold

    Show marketing remark (926 chars)

    MOVE-IN READY TOWNHOME. Desirable 3 br, 2.5 bath end unit with brick front and vinyl siding. Small, cul de sac street. Private, fenced backyard with storage shed. All freshly painted neutral color, new light fixtures, and new carpet and tile in 2020-2021. Two assigned parking spots in front of unit. Main level features large, spacious living room with coat closet. Kitchen features breakfast bar, stainless appliances, glass tile back splash, real wood light gray cabinets, and spacious pantry. Open but separate dining room with sliding glass doors to covered patio and utility storage closet. Main level also features half bath and laundry room. Upstairs you'll find a huge master bedroom with 2 closets (1 is a walk-in) and private master bath. Second and third bedrooms share a full bath and there are 2 separate linen closets. One of the largest floor plans of all the Grayson Valley townhomes. Clay Chalkville schools.

18. 2021-09-12
    historical Contingent

    Show marketing remark (926 chars)

    MOVE-IN READY TOWNHOME. Desirable 3 br, 2.5 bath end unit with brick front and vinyl siding. Small, cul de sac street. Private, fenced backyard with storage shed. All freshly painted neutral color, new light fixtures, and new carpet and tile in 2020-2021. Two assigned parking spots in front of unit. Main level features large, spacious living room with coat closet. Kitchen features breakfast bar, stainless appliances, glass tile back splash, real wood light gray cabinets, and spacious pantry. Open but separate dining room with sliding glass doors to covered patio and utility storage closet. Main level also features half bath and laundry room. Upstairs you'll find a huge master bedroom with 2 closets (1 is a walk-in) and private master bath. Second and third bedrooms share a full bath and there are 2 separate linen closets. One of the largest floor plans of all the Grayson Valley townhomes. Clay Chalkville schools.

19. 2021-09-11
    listed $124,900 Active

    Show marketing remark (926 chars)

    MOVE-IN READY TOWNHOME. Desirable 3 br, 2.5 bath end unit with brick front and vinyl siding. Small, cul de sac street. Private, fenced backyard with storage shed. All freshly painted neutral color, new light fixtures, and new carpet and tile in 2020-2021. Two assigned parking spots in front of unit. Main level features large, spacious living room with coat closet. Kitchen features breakfast bar, stainless appliances, glass tile back splash, real wood light gray cabinets, and spacious pantry. Open but separate dining room with sliding glass doors to covered patio and utility storage closet. Main level also features half bath and laundry room. Upstairs you'll find a huge master bedroom with 2 closets (1 is a walk-in) and private master bath. Second and third bedrooms share a full bath and there are 2 separate linen closets. One of the largest floor plans of all the Grayson Valley townhomes. Clay Chalkville schools.

20. 2021-09-09
    historical $124,900

    Show marketing remark (926 chars)

    MOVE-IN READY TOWNHOME. Desirable 3 br, 2.5 bath end unit with brick front and vinyl siding. Small, cul de sac street. Private, fenced backyard with storage shed. All freshly painted neutral color, new light fixtures, and new carpet and tile in 2020-2021. Two assigned parking spots in front of unit. Main level features large, spacious living room with coat closet. Kitchen features breakfast bar, stainless appliances, glass tile back splash, real wood light gray cabinets, and spacious pantry. Open but separate dining room with sliding glass doors to covered patio and utility storage closet. Main level also features half bath and laundry room. Upstairs you'll find a huge master bedroom with 2 closets (1 is a walk-in) and private master bath. Second and third bedrooms share a full bath and there are 2 separate linen closets. One of the largest floor plans of all the Grayson Valley townhomes. Clay Chalkville schools.

21. 2020-07-23
    soldstatus $106,600 Sold
22. 2020-05-13
    historical Contingent
23. 2020-05-01
    price $105,000
24. 2020-04-30
    status Active
25. 2020-03-13
    historical Contingent
26. 2020-01-29
    price $100,000
27. 2020-01-16
    listed $105,000 Active
28. 1991-08-29
    soldstatus $48,900
29. 1981-12-01
    soldstatus $40,100

ⓘ 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: $714 · $59/mo
• Projected year-2 tax: $714 · $59/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 5/10 Major 6 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,401
• − Mortgage interest: −$8,397
• − Property taxes: −$714
• − Insurance: −$750
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$4,361
• Taxable income: $397
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $2,756/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 — Grayson Valley

• Score: 65/100
• State rank: #139
• US rank: #13418

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grayson Valley, AL
• County: Jefferson County · 527,445 people
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 20,526
• Household income: $63,295
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 941.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 30% Two or more races 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -54.62%
• Current HPI: 204.6532
• Rent YoY: ▲ 5.39%
• 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

+247.4% since first listed

19 events — show timeline

• 2026-05-27 Sold (Public Records) $139,320 Public Records
• 2023-05-15 Sold (Public Records) $142,000 Public Records
• 2023-05-12 Sold (MLS) $142,000 Greater Alabama MLS
• 2023-03-17 Contingent — Greater Alabama MLS
• 2023-03-09 Listed $144,900 Greater Alabama MLS
• 2021-11-03 Sold (Public Records) $120,000 Public Records
• 2021-10-29 Sold (MLS) $120,000 Greater Alabama MLS
• 2021-09-12 Contingent — Greater Alabama MLS
• 2021-09-11 Listed $124,900 Greater Alabama MLS
• 2021-09-09 Coming Soon $124,900 Greater Alabama MLS
• 2020-07-23 Sold (MLS) $106,600 Greater Alabama MLS
• 2020-05-13 Contingent — Greater Alabama MLS
• 2020-05-01 Price Changed $105,000 Greater Alabama MLS
• 2020-04-30 Relisted — Greater Alabama MLS
• 2020-03-13 Contingent — Greater Alabama MLS
• 2020-01-29 Price Changed $100,000 Greater Alabama MLS
• 2020-01-16 Listed $105,000 Greater Alabama MLS
• 1991-08-29 Sold (Public Records) $48,900 Public Records
• 1981-12-01 Sold (Public Records) $40,100 Public Records

Property tax history

+0.8%/yr

Latest (2025): $714 · +7.6% YoY. Source: county tax records.