404 Willow Dr · Hueytown, AL 35023

$95,000

2 bd · 1.0 ba · 1,055 sqft · SingleFamily public records · 13 Days on market

Built 1956 0.42 ac lot Est $145k · 34% under

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Appreciation +4.7/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

3/1 with very large workshop or 4 car garage in back yard. Also has a bonus room that could be another bedroom if needed.

Key facts

• 0.42 acre lot
• 4 garage spots
• Built 1956

Property features AI

Exterior

• Parking: Rear garage entry; Detached parking; Driveway parking; On-street parking available; Boat parking; RV parking; Parking on multiple levels; Four total garage spaces; Four main-level garage spaces; Four carport spaces
• Utilities: Public water; Sewer connected; Electric water heater; Internet service available
• Home design: Existing home; Wood construction; Crawl space foundation; Located in Vineland Park subdivision
• Construction: Wood construction
• Exterior features: No pool; No patio; No deck; No garden/patio; Not waterfront; Flood plain: no; Lot view: none; 0.42 acres

Interior

• Kitchen: Kitchen on main level; Breakfast room adjacent to kitchen
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level; Bonus room on main level
• Flooring: Carpet; Hardwood
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceilings: other (see remarks); No additional built-in interior features listed
• Laundry & utility: Main-level laundry with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 10.3% vs local median 5.9% in Hueytown — 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 57/100 on livability (#378 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime 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.
• Zoned schools: Hueytown Primary School (653 students, 64% FRL); Hueytown High School (math 7% / reading 20%, grade F, #235 of 305 statewide, top 77%, 1,210 students, 79% FRL) — zoned schools average 72% FRL vs 49% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 250 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $87 of equity ($657 loan paydown + $-570 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.
• At projected returns (-0.6% appreciation + 1.6% rent growth), your $27k cash investment doubles in ~6 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 $14k; list at $95k implies a 587% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $95,000

Questions for the listing agent

1. Built in 1956 — 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. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.22% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.48%
• DSCR: 1.64
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $144,535
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Sunrise Blvd	0.14mi	2/2.0	1,099 (+4%)	11mo	$108,000	$98	73
121 Meadowood Ave	0.56mi	3/1.0 (+1)	1,053 (-0%)	2mo	$155,670	$148	67
3219 Circle Dr	0.65mi	2/1.0	1,064 (+1%)	4mo	$135,000	$127	65
116 June Ave	0.59mi	3/1.0 (+1)	1,054 (-0%)	10mo	$159,500	$151	59
120 Avalon Ave	0.50mi	3/1.0 (+1)	1,140 (+8%)	1mo	$56,000	$49	57
117 Walker Ave	0.45mi	2/1.0	947 (-10%)	12mo	$155,000	$164	52
117 Gwin Ave	0.69mi	2/1.5	1,084 (+3%)	11mo	$144,100	$133	52
924 Brooklane Dr	0.65mi	3/1.0 (+1)	1,092 (+4%)	9mo	$149,900	$137	51
105 Forest Rd	0.37mi	3/1.0 (+1)	1,200 (+14%)	11mo	$129,000	$108	45
209 Nabors Ave	0.49mi	3/2.0 (+1)	1,160 (+10%)	11mo	$205,000	$177	42
324 Wickstead Rd	0.61mi	3/1.5 (+1)	1,161 (+10%)	7mo	$162,000	$140	42
2838 Brooklane Dr	0.73mi	3/2.0 (+1)	975 (-8%)	8mo	$98,150	$101	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 11.1%
• Equity multiple: 1.50×
• Total profit: $13,397
• Equity at exit: $24,769

10-year hold

• IRR: 15.6%
• Equity multiple: 2.54×
• Total profit: $41,058
• Equity at exit: $27,610

Cash invested: $26,600 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,155 high
• Mortgage (P&I): −$498
• Tax from tax record: −$53 /mo · $641/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $321

Break-even live

Break-even rent $748

Max offer price $95,000

Occupancy floor 67%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Sunrise Blvd Bessemer, AL	2.0	1.0	1105	$1,160	$1.05	11d	1	0.08mi
216 Meadowood Ave Bessemer, AL	3.0	1.0	1430	$1,250	$0.87	3d	1	0.48mi
208 Kentwood Ave Bessemer, AL	3.0	1.0	1177	$1,075	$0.91	44d	1	0.51mi
119 Lakeland Ave Bessemer, AL	3.0	1.0	1042	$1,125	$1.08	23d	1	0.58mi
110 Ray Ave Apt 7 Hueytown, AL	2.0	2.0	900	$875	$0.97	3d	1	0.62mi
116 Vail Ave Bessemer, AL	2.0	1.0	1008	$975	$0.97	19d	1	0.74mi
2822 Brooklane Dr Bessemer, AL	2.0	1.0	975	$1,000	$1.03	44d	1	0.79mi
2832 Clyburne St Bessemer, AL	3.0	2.0	1295	$1,650	$1.27	1d	1	0.87mi
2020 High School Rd Unit C Bessemer, AL	2.0	1.0	733	$750	$1.02	14d	1	0.91mi
123 Westbrook Rd Bessemer, AL	3.0	2.0	1427	$1,275	$0.89	44d	1	0.94mi
1409 Hueytown Rd Unit 76 Bessemer, AL	2.0	1.0	876	$995	$1.14	3d	1	0.97mi
1409 Hueytown Rd Apt 63 Bessemer, AL	2.0	1.0	876	$995	$1.14	44d	1	0.97mi
622 S Parkell Ave Bessemer, AL	3.0	1.0	963	$1,200	$1.25	44d	1	1.04mi
109 Oak Ave Bessemer, AL	3.0	1.0	1120	$1,200	$1.07	3d	1	1.16mi
1444 Hueytown Rd Unit B Hueytown, AL	2.0	1.0	725	$945	$1.30	23d	1	1.18mi
2423 Circle Dr Bessemer, AL	2.0	1.0	732	$1,050	$1.43	44d	1	1.20mi
107 Wheeler Dr Bessemer, AL	2.0	1.0	950	$950	$1.00	44d	1	1.37mi
102 Wheeler Dr Bessemer, AL	3.0	1.5	1200	$1,175	$0.98	44d	1	1.41mi
119 Wheeler Dr Bessemer, AL	3.0	2.0	1215	$1,300	$1.07	11d	1	1.41mi
1623 26th Ave N Bessemer, AL	2.0	1.0	1004	$1,095	$1.09	11d	1	1.42mi
105 Louis Ave Bessemer, AL	2.0	1.0	1073	$1,100	$1.03	44d	1	1.42mi
1983 Townhouse Ln Bessemer, AL	2.0	2.0	1465	$1,100	$0.75	16d	1	1.46mi
3269 Allison Bonnett Memorial Dr Bessemer, AL	3.0	2.0	1306	$1,435	$1.10	14d	1	1.47mi

Listing history 10 events

1. 2026-06-18
   days on market $95,000 Active 13 DOM
2. 2026-06-17
   days on market $95,000 Active 12 DOM
3. 2026-06-16
   days on market $95,000 Active 11 DOM
4. 2026-06-15
   days on market $95,000 Active 10 DOM
5. 2026-06-13
   days on market $95,000 Active 8 DOM
6. 2026-06-10
   days on market $95,000 Active 5 DOM
7. 2026-06-09
   days on market $95,000 Active 4 DOM
8. 2026-06-08
   days on market $95,000 Active 3 DOM
9. 2026-06-07
   remarks 121-char remark
10. 2026-06-07
    listed $95,000 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: $641 · $53/mo
• Projected year-2 tax: $641 · $53/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,857
• − Mortgage interest: −$5,321
• − Property taxes: −$641
• − Insurance: −$475
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$2,764
• Taxable income: $2,439
• Est. tax owed @ 24.0%: −$585
• After-tax cash flow: $3,268/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 — Hueytown

• Score: 57/100
• State rank: #378
• US rank: #21611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hueytown, AL
• County: Jefferson County · 527,445 people
• 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

+295.8% since first listed

4 events — show timeline

• 2026-05-27 Listed $95,000 Greater Alabama MLS
• 2000-02-08 Sold (Public Records) $13,830 Public Records
• 1994-03-02 Sold (Public Records) $30,000 Public Records
• 1985-08-24 Sold (Public Records) $24,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $641 · +0.0% YoY. Source: county tax records.