3821 Windhover Cir · Hoover, AL 35216

$110,000

3 bd · 2.5 ba · 1,520 sqft · Townhouse · 15 Days on market

Built 1975 Good condition $725/mo HOA · 33% of rent

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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
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful and spacious 3-bedroom, 2.5-bath condo offering comfort, charm, and great entertaining spaces! Enjoy the inviting living room featuring a cozy woodburning fireplace, perfect for relaxing evenings at home. The large deck is ideal for entertaining guests, while the charming patio offers a peaceful spot to unwind and enjoy the outdoors. The fully equipped kitchen provides plenty of functionality, and all bedrooms are conveniently located on the second level for added privacy. Move-in ready and full of warmth and character, this home is a must-see! Schedule your showing today!

Key facts

• $725 HOA
• Pool
• Built 1975

Property features AI

Finance

• HOA & community: Monthly association fee; Association fee covers garbage collection, common grounds maintenance, building insurance, pest control, and utilities for common areas

Exterior

• Parking: Assigned parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet service available
• Home design: Existing property; Basement entry level; Full unfinished basement (concrete block foundation)
• Construction: Siding: Hardiplank
• Exterior features: Community in-ground pool; Open patio; Open deck; Garden/patio; Public road access

Interior

• Kitchen: Breakfast bar; Laminate countertops; Electric stove
• Bedrooms: Master bedroom on upper level; Two additional bedrooms on upper level
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath on upper level; Garden tub
• Heating & cooling: Central heating; Central cooling
• Interior features: French doors; Brick woodburning fireplace in the living room; Ceilings: other (see remarks)
• Laundry & utility: Upper-level laundry in a closet; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $110k. Condition is rated good.

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 ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.4% in Hoover — 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 84/100 on livability (#1 in AL, #630 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+.
• 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: Grantswood Community School (math 8% / reading 34%, grade F, #451 of 627 statewide, top 72%, 418 students, 52% FRL); Shades Valley High School (math 29% / reading 39%, grade F, #53 of 305 statewide, top 18%, 1,200 students, 68% FRL).
• Market conditions: Rents rising (+2.6%/yr); 135 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 36% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 15 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.02% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.57%
• DSCR: 1.47
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $244,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2431 Dove Pl	0.04mi	3/2.5	1,513 (-0%)	6mo	$92,000	$61	92
2420 Eagle Ct #2420	0.06mi	3/2.5	1,722 (+13%)	6mo	$115,000	$67	70
4137 Seabrook Ln #4137	0.69mi	3/2.5	1,518 (-0%)	0mo	$273,000	$180	67
3704 Stone Ridge Ter	0.57mi	2/2.0 (-1)	1,535 (+1%)	2mo	$257,500	$168	63
4204 Ashwood Cv	0.66mi	3/2.5	1,576 (+4%)	1mo	$285,500	$181	62
4149 Seabrook Ln	0.70mi	3/2.5	1,428 (-6%)	2mo	$280,000	$196	56
1004 Cedar Crest Dr	0.57mi	3/2.5	1,728 (+14%)	2mo	$250,000	$145	48
3408 Cedar Crest Cir	0.62mi	2/2.5 (-1)	1,400 (-8%)	6mo	$225,000	$161	48
4088 River Walk Ln	0.70mi	3/2.5	1,654 (+9%)	7mo	$250,000	$151	46
4036 River Walk Ln	0.65mi	3/2.5	1,718 (+13%)	3mo	$272,000	$158	45
2261 Ascot Ln	0.60mi	2/2.0 (-1)	1,354 (-11%)	3mo	$272,000	$201	44
1050 Ivy Hills Cir #1050	0.64mi	3/2.5	1,744 (+15%)	4mo	$125,000	$72	42

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-984
• Equity at exit: $16,401

10-year hold

• IRR: 8.5%
• Equity multiple: 1.64×
• Total profit: $19,616
• Equity at exit: $9,511

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 35216

• Rents YoY: 2.6%
• Active inventory: 135
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,223 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$725
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $271

Break-even live

Break-even rent $1,880

Max offer price $110,000

Occupancy floor 83%

Sensitivity live

Price	-10% $347	-5% $309	+0% $271	+5% $233	+10% $195
Rent	-10% $96	-5% $183	+0% $271	+5% $359	+10% $447
Rate	-1.0pp $327	-0.5pp $299	base $271	+0.5pp $243	+1.0pp $214

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: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4012 Lennox Rd Vestavia Hills, AL	3.0	2.5	1674	$2,765	$1.65	44d	1	0.08mi
4020 Lennox Rd Vestavia Hills, AL	3.0	2.5	1674	$2,665	$1.59	44d	1	0.09mi
2512 Christie Cir Vestavia Hills, AL	3.0	2.0	1951	$2,800	$1.44	44d	1	0.10mi
4429 Lennox Pl Unit 4415 Birmingham, AL	3.0	3.0	1645	$2,450	$1.49	19d	1	0.18mi
4429 Lennox Pl Unit 12 65 Birmingham, AL	3.0	3.0	1645	$2,450	$1.49	11d	1	0.18mi
4429 Lennox Pl Unit 4429 Birmingham, AL	3.0	3.0	1645	$2,450	$1.49	2d	1	0.18mi
3744 Spearman Dr Hoover, AL	3.0	2.0	1668	$1,850	$1.11	44d	1	0.21mi
3709 Stone Ridge Ter Hoover, AL	2.0	2.0	1535	$1,750	$1.14	2d	1	0.54mi
3741 Chestnut Ridge Ln Vestavia Hills, AL	1.0–3.0	1.0–2.0	1450	$1,450	$1.00	2d	61	0.58mi
3400 Chestnut Ridge Ln Birmingham, AL	2.0–3.0	2.0	1263	$1,675	$1.33	2d	8	0.62mi
3411 Cedar Crest Cir Hoover, AL	3.0	2.5	1336	$2,150	$1.61	2d	1	0.64mi
2149 Emerald Pointe Dr Birmingham, AL	1.0–3.0	1.0–1.5	885	$1,249	$1.41	24d	1	0.64mi
4248 Ashwood Cv Vestavia Hills, AL	3.0	2.5	1428	$1,850	$1.30	3d	1	0.72mi
601 Wildbrook Ln Hoover, AL	1.0–3.0	1.0–2.0	1340	$1,400	$1.04	2d	4	0.77mi
3454 Heather Ln Hoover, AL	4.0	3.0	2176	$2,600	$1.19	21d	1	0.79mi
1443 River Walk Cir Vestavia Hills, AL	3.0	2.5	1654	$1,895	$1.15	3d	1	0.84mi
6100 Rime Village Dr E Vestavia Hills, AL	1.0–2.0	1.5–2.0	1307	$1,446	$1.11	2d	10	0.88mi
2139 Rocky Ridge Ranch Rd Hoover, AL	1.0–3.0	1.0–2.0	1044	$1,489	$1.43	2d	4	0.94mi
3627 Cedarbrook Dr Hoover, AL	1.0–2.0	1.0–2.0	894	$1,070	$1.20	19d	1	1.06mi
990 Wisteria Pl Birmingham, AL	3.0	2.0	1450	$1,620	$1.12	2d	3	1.08mi
3565 Lorna Rd Hoover, AL	1.0–3.0	1.0–1.5	975	$1,100	$1.13	44d	1	1.10mi
2135 Centennial Dr Birmingham, AL	3.0	1.0–2.0	955	$1,250	$1.31	2d	21	1.17mi
2071 Alpine Vlg Birmingham, AL	1.0–3.0	1.0–2.0	1000	$1,195	$1.20	3d	9	1.25mi
3400 Treeline Ct Hoover, AL	1.0–3.0	1.0–2.0	950	$1,320	$1.39	21d	13	1.30mi
200 River Haven Ln Hoover, AL	1.0–3.0	1.5–2.5	1485	$1,802	$1.21	2d	32	1.37mi

HOA detail

• Monthly dues: $725 · $8,700/yr

Listing history 14 events

1. 2026-06-18
   days on market $110,000 Active 15 DOM
2. 2026-06-17
   days on market $110,000 Active 14 DOM
3. 2026-06-16
   days on market $110,000 Active 13 DOM
4. 2026-06-15
   days on market $110,000 Active 12 DOM
5. 2026-06-13
   days on market $110,000 Active 10 DOM
6. 2026-06-10
   days on market $110,000 Active 7 DOM
7. 2026-06-09
   days on market $110,000 Active 6 DOM
8. 2026-06-08
   days on market $110,000 Active 5 DOM
9. 2026-06-07
   days on market $110,000 Active 4 DOM
10. 2026-06-03
    statusdays on market $110,000 Active 1 DOM
11. 2026-06-02
    days on market $110,000 Coming Soon 13 DOM
12. 2026-06-01
    days on market $110,000 Coming Soon 12 DOM
13. 2026-05-31
    days on market $110,000 Coming Soon 11 DOM
14. 2026-05-21
    historical $110,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,680
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − HOA: −$8,700
• − Depreciation: −$3,200
• Taxable income: $2,149
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $2,739/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This move-in ready townhouse is in good condition with a good curb appeal. Minor updates to the exterior and interior can significantly enhance its value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace front door — Improves security and aesthetics
• Both Upgrade kitchen appliances — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace front door — Improves security and aesthetics ↑
• Both Upgrade kitchen appliances — Modernizes the space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Hoover

• Score: 84/100
• State rank: #1
• US rank: #630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 527,445 people
• City population: 76,805
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 34,327
• Household income: $74,525
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1747.0

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 61% Black 24% Hispanic / Latino 8% Asian 5% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Arabic 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: ▼ -259.83%
• Current HPI: 239.8705
• Rent YoY: ▲ 2.59%
• 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

1 event — show timeline

• 2026-05-21 Coming Soon $110,000 Greater Alabama MLS