7233 Dons Dr · Rock Creek, AL 35023

$189,000

4 bd · 2.0 ba · 1,512 sqft · Other · 93 Days on market

Built 2024 0.55 ac lot

---

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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Appreciation +4.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Beautifully Updated and Move-In Ready This immaculate 4-bedroom, 2-bath home sits on over half an acre, offering both space and modern comfort. The contemporary manufactured design features a spacious kitchen complete with a breakfast bar, dedicated dining area, farmhouse sink, and durable LVP flooring. The primary suite easily accommodates larger furniture, and the en-suite bathroom includes a relaxing garden tub and a separate shower. Schedule your private showing today.

Key facts

• Spacious kitchen
• Farmhouse sink
• Move in ready

Tags

• MOVE IN READY
• SPACIOUS KITCHEN
• BREAKFAST BAR
• DEDICATED DINING AREA
• FARMHOUSE SINK
• DURABLE LVP FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $189k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/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 $162k (14.4% below list).
• Recommended offer: $162k (14.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#401 in AL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: employment D, schools F, amenities 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 (+1.6%/yr); 250 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $173 of equity ($1k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• 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 93 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $15k; list at $189k implies a 1160% gain — meaningful room to come down on a strong offer.

Recommended offer $161,855 (14.4% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.86% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.37%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.6% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.93×
• Total profit: $-3,665
• Equity at exit: $49,277

10-year hold

• IRR: 3.7%
• Equity multiple: 1.35×
• Total profit: $18,685
• Equity at exit: $54,929

Cash invested: $52,920 (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 35023

• Home prices YoY: -0.1%
• Rents YoY: 1.6%
• Active inventory: 250
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $149

Break-even live

Break-even rent $1,430

Max offer price $189,000

Occupancy floor 86%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Bahia Ln Bessemer, AL	3.0	1.0	1100	$1,410	$1.28	2d	1	0.97mi

Listing history 19 events

1. 2026-06-18
   days on market $189,000 Active 93 DOM
2. 2026-06-17
   days on market $189,000 Active 92 DOM
3. 2026-06-16
   days on market $189,000 Active 91 DOM
4. 2026-06-15
   days on market $189,000 Active 90 DOM
5. 2026-06-13
   days on market $189,000 Active 88 DOM
6. 2026-06-10
   days on market $189,000 Active 85 DOM
7. 2026-06-09
   days on market $189,000 Active 84 DOM
8. 2026-06-08
   days on market $189,000 Active 83 DOM
9. 2026-06-07
   days on market $189,000 Active 82 DOM
10. 2026-06-03
    days on market $189,000 Active 78 DOM
11. 2026-06-02
    days on market $189,000 Active 77 DOM
12. 2026-06-01
    days on market $189,000 Active 76 DOM
13. 2026-05-31
    days on market $189,000 Active 75 DOM
14. 2026-04-16
    price $189,000 477-char remark

    Show marketing remark (477 chars)

    Beautifully Updated and Move-In Ready This immaculate 4-bedroom, 2-bath home sits on over half an acre, offering both space and modern comfort. The contemporary manufactured design features a spacious kitchen complete with a breakfast bar, dedicated dining area, farmhouse sink, and durable LVP flooring. The primary suite easily accommodates larger furniture, and the en-suite bathroom includes a relaxing garden tub and a separate shower. Schedule your private showing today.

15. 2026-03-17
    listed $192,000 Active 477-char remark

    Show marketing remark (477 chars)

    Beautifully Updated and Move-In Ready This immaculate 4-bedroom, 2-bath home sits on over half an acre, offering both space and modern comfort. The contemporary manufactured design features a spacious kitchen complete with a breakfast bar, dedicated dining area, farmhouse sink, and durable LVP flooring. The primary suite easily accommodates larger furniture, and the en-suite bathroom includes a relaxing garden tub and a separate shower. Schedule your private showing today.

16. 2023-07-12
    soldstatus $15,000 Sold 260-char remark

    Show marketing remark (260 chars)

    Looking to build in Oak Grove Schools? Look no further than this gorgeous flat and cleared lot situated on the corner of Park Rd and Don Dr, property has survey and passed a recent perk test. All the work here has been done for you and ready for your new home.

17. 2023-06-17
    historical Contingent 260-char remark

    Show marketing remark (260 chars)

    Looking to build in Oak Grove Schools? Look no further than this gorgeous flat and cleared lot situated on the corner of Park Rd and Don Dr, property has survey and passed a recent perk test. All the work here has been done for you and ready for your new home.

18. 2023-05-26
    listed $15,000 Active 260-char remark

    Show marketing remark (260 chars)

    Looking to build in Oak Grove Schools? Look no further than this gorgeous flat and cleared lot situated on the corner of Park Rd and Don Dr, property has survey and passed a recent perk test. All the work here has been done for you and ready for your new home.

19. 2021-06-18
    soldstatus $7,500

ⓘ 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: $722 · $60/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$52/yr (+$4/mo · 7.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,423
• − Mortgage interest: −$10,587
• − Property taxes: −$722
• − Insurance: −$945
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$5,498
• Taxable loss: −$1,438
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $2,128/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 — Rock Creek

• Score: 57/100
• State rank: #401
• US rank: #22317

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rock Creek, AL
• County: Jefferson County · 527,445 people
• City population: 25,221
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 25,533
• Household income: $69,863
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 247.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 30% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▼ -0.60%
• Current HPI: 389.38
• Rent YoY: ▲ 1.60%
• 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

+2420.0% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $189,000 Greater Alabama MLS
• 2026-03-17 Listed $192,000 Greater Alabama MLS
• 2023-07-12 Sold (MLS) $15,000 Greater Alabama MLS
• 2023-06-17 Contingent — Greater Alabama MLS
• 2023-05-26 Listed $15,000 Greater Alabama MLS
• 2021-06-18 Sold (Public Records) $7,500 Public Records

Property tax history

+23.3%/yr

Latest (2025): $722 · +434.1% YoY. Source: county tax records.