4491 Cumby Rd · West Jefferson, AL 35130

$110,000

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 52 Days on market

Built 1939 0.31 ac lot $80/sqft · 37% below area Est $175k · 37% under ↓ 33% 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 +25.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.7/10.0
• 1% rule +5.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Charming 3 bedroom 1 bath home on 0.3 +/- acres, built in 1939 and full of character! Featuring hardwood flooring, solid wood doors, vintage hardware, and plenty of recent updates! Major updates include refinished floors in 2017, new windows, electrical, and HVAC in 2018, Cool sealed roof, gutters, and upgraded bathroom tile in 2019. The kitchen is currently a blank slate and ready for the new owner to turn it into a masterpiece of their own. There is also building in the back yard with a lean-to for extra storage! You will not want to miss out on this stunning home full of character, that would be perfect for an investor, first time home buyer, or someone looking to downsize. Cash, Conventional, or rehab loan only

Key facts

• Hardwood flooring
• Refinished floors
• Solid wood doors

Tags

• HARDWOOD FLOORING
• SOLID WOOD DOORS
• VINTAGE HARDWARE
• REFINISHED FLOORS
• NEW WINDOWS
• UPGRADED BATHROOM TILE

Property features AI

Finance

• Other: Parcel ID: 16-00-20-0-000-018.001; Lot size approximately 0.31 acre; Flood plain: No; Square footage reported per seller (total living area reported)
• Financial info: Down payment assistance available
• HOA & community: Fire fee included; Garbage fee included; Library fee included

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Electric water heater; Internet availability unknown
• Home design: Existing year built (per listing); Crawl space foundation; Siding (other)
• Construction: Siding exterior
• Exterior features: Workshop on the property; No pool, patio, decks, or garden/patio listed; Not waterfront

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Bedrooms on main and upper levels (at least two upstairs); Attic with walk-in access
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Tub/shower combo; 1 full bathroom
• Heating & cooling: Central heating; Electric cooling
• Interior features: Smooth ceilings; Handyman special; Wood-burning fireplace with brick surround in the living room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#527 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute 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: West Jefferson Elementary School (math 12% / reading 42%, grade F, #392 of 627 statewide, top 65%, 94 students, 49% FRL); Oak Grove High School (math 7% / reading 29%, grade F, #187 of 305 statewide, top 62%, 744 students, 53% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 29 active listings in the ZIP; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

• ARV (median comp): $174,752
• List price: $110,000
• Delta: -37.05%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 3.50×
• Total profit: $77,094
• Equity at exit: $99,097

10-year hold

• IRR: 27.6%
• Equity multiple: 7.93×
• Total profit: $213,377
• Equity at exit: $213,706

Cash invested: $30,800 (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 35130

• Home prices YoY: 7.0%
• Active inventory: 29
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $271

Break-even live

Break-even rent $824

Max offer price $110,000

Occupancy floor 72%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $110,000 Active 52 DOM
2. 2026-06-17
   days on market $110,000 Active 51 DOM

   Show marketing remark (734 chars)

   Charming 3 bedroom 1 bath home on 0.3 +/- acres, built in 1939 and full of character! Featuring hardwood flooring, solid wood doors, vintage hardware, and plenty of recent updates! Major updates include refinished floors in 2017, new windows, electrical, and HVAC in 2018, Cool sealed roof, gutters, and upgraded bathroom tile in 2019. The kitchen is currently a blank slate and ready for the new owner to turn it into a masterpiece of their own. There is also building in the back yard with a lean-to for extra storage! You will not want to miss out on this stunning home full of character, that would be perfect for an investor, first time home buyer, or someone looking to downsize. Cash, Conventional, or rehab loan only

3. 2026-06-16
   days on market $110,000 Active 50 DOM
4. 2026-06-15
   days on market $110,000 Active 49 DOM
5. 2026-06-13
   days on market $110,000 Active 47 DOM
6. 2026-06-10
   days on market $110,000 Active 44 DOM
7. 2026-06-09
   days on market $110,000 Active 43 DOM
8. 2026-06-08
   days on market $110,000 Active 42 DOM
9. 2026-06-07
   days on market $110,000 Active 41 DOM
10. 2026-06-03
    days on market $110,000 Active 37 DOM
11. 2026-06-02
    days on market $110,000 Active 36 DOM
12. 2026-06-01
    days on market $110,000 Active 35 DOM
13. 2026-05-31
    days on market $110,000 Active 34 DOM
14. 2026-05-06
    price $105,000 734-char remark

    Show marketing remark (734 chars)

    Charming 3 bedroom 1 bath home on 0.3 +/- acres, built in 1939 and full of character! Featuring hardwood flooring, solid wood doors, vintage hardware, and plenty of recent updates! Major updates include refinished floors in 2017, new windows, electrical, and HVAC in 2018, Cool sealed roof, gutters, and upgraded bathroom tile in 2019. The kitchen is currently a blank slate and ready for the new owner to turn it into a masterpiece of their own. There is also building in the back yard with a lean-to for extra storage! You will not want to miss out on this stunning home full of character, that would be perfect for an investor, first time home buyer, or someone looking to downsize. Cash, Conventional, or rehab loan only

15. 2026-04-27
    listed $110,000 Active 734-char remark

    Show marketing remark (734 chars)

    Charming 3 bedroom 1 bath home on 0.3 +/- acres, built in 1939 and full of character! Featuring hardwood flooring, solid wood doors, vintage hardware, and plenty of recent updates! Major updates include refinished floors in 2017, new windows, electrical, and HVAC in 2018, Cool sealed roof, gutters, and upgraded bathroom tile in 2019. The kitchen is currently a blank slate and ready for the new owner to turn it into a masterpiece of their own. There is also building in the back yard with a lean-to for extra storage! You will not want to miss out on this stunning home full of character, that would be perfect for an investor, first time home buyer, or someone looking to downsize. Cash, Conventional, or rehab loan only

16. 2026-04-27
    listed $110,000 Active 726-char remark

    Show marketing remark (734 chars)

    Charming 3 bedroom 1 bath home on 0.3 +/- acres, built in 1939 and full of character! Featuring hardwood flooring, solid wood doors, vintage hardware, and plenty of recent updates! Major updates include refinished floors in 2017, new windows, electrical, and HVAC in 2018, Cool sealed roof, gutters, and upgraded bathroom tile in 2019. The kitchen is currently a blank slate and ready for the new owner to turn it into a masterpiece of their own. There is also building in the back yard with a lean-to for extra storage! You will not want to miss out on this stunning home full of character, that would be perfect for an investor, first time home buyer, or someone looking to downsize. Cash, Conventional, or rehab loan only

17. 2026-02-18
    price $110,000
18. 2026-02-17
    price $110,000
19. 2025-10-15
    price $115,000
20. 2025-09-27
    price $118,900
21. 2021-12-02
    soldstatus $149,000

ⓘ 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: $341 · $28/mo
• Projected year-2 tax: $451 · $38/mo
• Expected delta: +$110/yr (+$9/mo · 32.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,000
• − Mortgage interest: −$6,162
• − Property taxes: −$341
• − Insurance: −$550
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$3,200
• Taxable income: $1,508
• Est. tax owed @ 24.0%: −$362
• After-tax cash flow: $2,885/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 — West Jefferson

• Score: 50/100
• State rank: #527
• US rank: #25585

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,239

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 (85%)
• Race & ethnicity: White 85% Two or more races 9% Black 6%
• Common ancestry: Scotch-Irish 6% Serbian 1% Italian 1%
• Foreign-born: 0% · Canada, Jamaica

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: ▲ 11.51%
• Current HPI: 176.96
• 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

-33.0% since first listed

9 events — show timeline

• 2026-06-17 Price Changed $99,900 Walker County Area MLS
• 2026-05-06 Price Changed $105,000 Walker County Area MLS
• 2026-04-27 Listed $110,000 Walker County Area MLS
• 2026-04-27 Listed $110,000 Greater Alabama MLS
• 2026-02-18 Price Changed $110,000 Greater Alabama MLS
• 2026-02-17 Price Changed $110,000 Walker County Area MLS
• 2025-10-15 Price Changed $115,000 Walker County Area MLS
• 2025-09-27 Price Changed $118,900 Walker County Area MLS
• 2021-12-02 Sold (Public Records) $149,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $341 · +0.0% YoY. Source: county tax records.