1210 Patton Creek Ln #1210 · Hoover, AL 35226

$181,000

3 bd · 2.0 ba · 1,414 sqft · Condo · 68 Days on market

Built 1970 Good condition $128/sqft · at area comps Est $176k · at est.

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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 +15.5/30.0
• 1% rule +7.0/10.0
• ARV discount +6.1/15.0
• Schools +5.0/10.0
• DSCR +4.8/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey Investment Opportunity in Prime Hoover Location Updated 3-bedroom, 2-bath condo with tenant in place—offering immediate income and strong rent growth potential. Renovated in 2023 with new cabinets, granite countertops, and luxury vinyl flooring, plus new kitchen appliances (2025) and screened porch update (2024). Well-maintained community with new roofs (2021–2025), all special assessments paid, and ongoing improvements including road paving and a fully renovated pool (2023). Zoned for Hoover schools and conveniently located within 2 miles of Costco, Sam’s Club, Galleria Mall, recreation center, and public library. A solid, low-maintenance investment in a high-demand area.

Key facts

• New cabinets
• Renovated in 2023
• Granite countertops

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• PRIME HOOVER LOCATION
• RENOVATED IN 2023
• NEW CABINETS
• GRANITE COUNTERTOPS
• LUXURY VINYL FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $181k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $71 ($858/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $181k).
• Recommended offer: $170k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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+.
• Hoover City (urban): math 45% / reading 66% proficiency, ranked #8 of 129 in AL (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.7%/yr); 203 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $5k 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 68 days — a 6% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• 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 $170,140 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 7.0

CMA / ARV

• ARV (median comp): $175,699
• List price: $181,000
• Delta: 3.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.7% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-22,967
• Equity at exit: $26,988

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-6,628
• Equity at exit: $15,650

Cash invested: $50,680 (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 35226

• Rents YoY: 3.7%
• Active inventory: 203
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,169 medium
• Mortgage (P&I): −$949
• Tax est. 1.5%: −$226 /mo · $2,715/yr
• Insurance: −$75
• HOA est. from 1 same-building comp: −$391
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $71

Break-even live

Break-even rent $2,078

Max offer price $181,000

Occupancy floor 92%

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: $45,250
• Closing costs: $5,430
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1755 Napier Dr Hoover, AL	4.0	3.0	1722	$2,250	$1.31	44d	1	0.45mi
3801 Galleria Woods Dr Hoover, AL	1.0–3.0	1.0–2.0	1115	$1,535	$1.38	2d	47	1.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $181,000 Active 68 DOM
2. 2026-06-17
   days on market $181,000 Active 67 DOM
3. 2026-06-16
   days on market $181,000 Active 66 DOM
4. 2026-06-15
   days on market $181,000 Active 65 DOM
5. 2026-06-13
   days on market $181,000 Active 63 DOM
6. 2026-06-10
   days on market $181,000 Active 60 DOM
7. 2026-06-09
   days on market $181,000 Active 59 DOM
8. 2026-06-08
   days on market $181,000 Active 58 DOM
9. 2026-06-07
   days on market $181,000 Active 57 DOM
10. 2026-06-05
    days on market $181,000 Active 54 DOM
11. 2026-06-03
    days on market $181,000 Active 53 DOM
12. 2026-06-02
    days on market $181,000 Active 52 DOM
13. 2026-06-01
    days on market $181,000 Active 51 DOM
14. 2026-05-31
    days on market $181,000 Active 50 DOM
15. 2026-04-11
    listed $181,000 Active 708-char remark

    Show marketing remark (708 chars)

    Turnkey Investment Opportunity in Prime Hoover Location Updated 3-bedroom, 2-bath condo with tenant in place—offering immediate income and strong rent growth potential. Renovated in 2023 with new cabinets, granite countertops, and luxury vinyl flooring, plus new kitchen appliances (2025) and screened porch update (2024). Well-maintained community with new roofs (2021–2025), all special assessments paid, and ongoing improvements including road paving and a fully renovated pool (2023). Zoned for Hoover schools and conveniently located within 2 miles of Costco, Sam’s Club, Galleria Mall, recreation center, and public library. A solid, low-maintenance investment in a high-demand area.

16. 2025-08-03
    historical $1,600
17. 2025-06-03
    listed $1,600
18. 2023-09-22
    soldstatus $180,000 Sold 682-char remark

    Show marketing remark (682 chars)

    New Listing in Patton Creek Condominiums! Freshly painted and ready to move in! Beautiful new hardwood laminate flooring throughout the home with granite countertops in the bathrooms and kitchen! Enjoy the LARGE master closet and ensuite master bath. Have a cozy fire on those cool winter nights, or enjoy a cool drink on the porch on those warm summer evenings! This top floor unit is spacious and one of the largest floor plans, with no one living above you! Enjoy the tennis courts, pool, walking trail, and more! This MOVE in ready condo is close to Moss Rock, restaurants, and schools! Make this house your HOME today! Award Winning, Hoover City Schools! Open House Sunday 2-4!

19. 2023-08-16
    historical Contingent 682-char remark

    Show marketing remark (682 chars)

    New Listing in Patton Creek Condominiums! Freshly painted and ready to move in! Beautiful new hardwood laminate flooring throughout the home with granite countertops in the bathrooms and kitchen! Enjoy the LARGE master closet and ensuite master bath. Have a cozy fire on those cool winter nights, or enjoy a cool drink on the porch on those warm summer evenings! This top floor unit is spacious and one of the largest floor plans, with no one living above you! Enjoy the tennis courts, pool, walking trail, and more! This MOVE in ready condo is close to Moss Rock, restaurants, and schools! Make this house your HOME today! Award Winning, Hoover City Schools! Open House Sunday 2-4!

20. 2023-08-13
    listed $179,900 Active 682-char remark

    Show marketing remark (682 chars)

    New Listing in Patton Creek Condominiums! Freshly painted and ready to move in! Beautiful new hardwood laminate flooring throughout the home with granite countertops in the bathrooms and kitchen! Enjoy the LARGE master closet and ensuite master bath. Have a cozy fire on those cool winter nights, or enjoy a cool drink on the porch on those warm summer evenings! This top floor unit is spacious and one of the largest floor plans, with no one living above you! Enjoy the tennis courts, pool, walking trail, and more! This MOVE in ready condo is close to Moss Rock, restaurants, and schools! Make this house your HOME today! Award Winning, Hoover City Schools! Open House Sunday 2-4!

21. 2023-08-11
    historical $179,900 682-char remark

    Show marketing remark (682 chars)

    New Listing in Patton Creek Condominiums! Freshly painted and ready to move in! Beautiful new hardwood laminate flooring throughout the home with granite countertops in the bathrooms and kitchen! Enjoy the LARGE master closet and ensuite master bath. Have a cozy fire on those cool winter nights, or enjoy a cool drink on the porch on those warm summer evenings! This top floor unit is spacious and one of the largest floor plans, with no one living above you! Enjoy the tennis courts, pool, walking trail, and more! This MOVE in ready condo is close to Moss Rock, restaurants, and schools! Make this house your HOME today! Award Winning, Hoover City Schools! Open House Sunday 2-4!

22. 2022-05-04
    soldstatus $115,000
23. 2022-04-18
    listed $125,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 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: $26,025
• − Mortgage interest: −$10,139
• − Property taxes: −$2,715
• − Insurance: −$905
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − HOA: −$4,692
• − Depreciation: −$5,265
• Taxable loss: −$1,855
• Est. tax savings @ 24.0%: +$445
• After-tax cash flow: $1,303/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, recently renovated condo is move-in ready and offers immediate income potential.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both new window treatments — improves aesthetics and energy efficiency
• Both new flooring in bathrooms — enhances aesthetics and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both new window treatments — improves aesthetics and energy efficiency ↑
• Both new flooring in bathrooms — enhances aesthetics 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: Hoover City
• NCES district ID: 0100007
• Math proficiency: 45% ▼ -25.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $76,210
• Composite: 49.77/100
• National rank: #1960
• State rank: #8 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

• Census place: Hoover, AL
• County: Jefferson County · 527,445 people
• City population: 76,805
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 38,588
• Household income: $124,516
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 539.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 13% Asian 8% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Italian 6% Slovak 3% Serbian 3%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 2% Other Indo-European 2% Chinese 2%

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: ▼ -200.60%
• Current HPI: 214.5202
• Rent YoY: ▲ 3.70%
• 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

+44.8% since first listed

9 events — show timeline

• 2026-04-11 Listed $181,000 Greater Alabama MLS
• 2025-08-03 Rental Removed $1,600 BUILDIUM
• 2025-06-03 Listed for Rent $1,600 BUILDIUM
• 2023-09-22 Sold (MLS) $180,000 Greater Alabama MLS
• 2023-08-16 Contingent — Greater Alabama MLS
• 2023-08-13 Listed $179,900 Greater Alabama MLS
• 2023-08-11 Coming Soon $179,900 Greater Alabama MLS
• 2022-05-04 Sold (MLS) $115,000 Greater Alabama MLS
• 2022-04-18 Listed $125,000 Greater Alabama MLS