109 Yvonne Cir · Trussville, AL 35173

$280,000

3 bd · 2.0 ba · 1,361 sqft · SingleFamily public records · 11 Days on market

Built 1978 0.35 ac lot Est $268k · 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 +17.5/30.0
• DSCR +5.5/10.0
• ARV discount +5.5/15.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Upon arriving at this charming Trussville home, the first thing you notice is the curb appeal.   Located on a quiet street with a cul-de-sac, this home features a beautiful lot with a spacious front yard.   As you enter, you will find hardwoods spanning the open floor plan and tall ceilings with beautiful, stained wooden beams welcoming you in.   The stunning kitchen features new cabinets, stainless appliances, and granite countertops with main living area and fireplace directly off the kitchen.   The 3 bedrooms and 2 full bathrooms as well as the laundry are conveniently located on the main level of the home and through the back door is a deck that is perfect for entertaining.   Downstairs you will find the unfinished, waterproofed basement off the two-car garage that leaves opportunity to create even more living space. This beautiful home has recently been renovated with brand new double-pained, energy efficient windows and new water heater as well. Do not miss a chance!!

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1978

Property features AI

Finance

• Other: Property contains approximately 0.35 acres
• Financial info: Down payment assistance available
• HOA & community: No association fee

Exterior

• Parking: Side entry; Basement parking with 2 garage spaces; Driveway parking
• Utilities: Public water; Septic sewer; Gas water heater; Spectrum internet available; Double-paned windows (energy feature)
• Home design: Brick over foundation and wood siding exterior; Basement foundation; Tri-level: no (split foyer present); Located in the Trussville Manor subdivision
• Construction: Existing home; Concrete block basement; Open deck
• Exterior features: Fenced yard; Open deck; Storage building; Public road access

Interior

• Kitchen: Island and pantry; Stone countertops; Cooktop (electric), built-in dishwasher, built-in microwave, refrigerator, electric stove
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level
• Flooring: Carpet; Hardwood laminate; Tile floors
• Bathrooms: Two full bathrooms; Combination tub/shower and a separate shower
• Heating & cooling: Central heating; Central cooling
• Interior features: Cathedral/vaulted and smooth ceilings; Recessed lighting; Stone fireplace in the living room (wood-burning); Some window treatments to remain; Split foyer
• Laundry & utility: Main-level laundry in a closet; Washer hookup and gas dryer hookup; Pull-down attic access; Full, unfinished basement (concrete block)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/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 $244k (13.0% below list).
• Recommended offer: $244k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.4% in Trussville — 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 79/100 on livability (#7 in AL, #2,110 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: commute F.
• Trussville City (suburban): math 49% / reading 74% proficiency, ranked #5 of 129 in AL (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Magnolia Elementary School (math 62% / reading 82%, grade A-, #20 of 627 statewide, top 4%, 403 students, 20% FRL); Hewitttrussville Middle School (math 33% / reading 75%, grade B-, #20 of 257 statewide, top 8%, 1,202 students, 16% FRL); Hewitttrussville High School (math 50% / reading 50%, grade D+, #15 of 305 statewide, top 5%, 1,573 students, 15% FRL).
• Market conditions: 340 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $8k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $225k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $243,713 (13.0% below list)

Questions for the listing agent

1. Built in 1978 — 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 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?
4. 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?
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: 0.87% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $268,117
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Lynn Dr	0.12mi	3/2.0	1,330 (-2%)	9mo	$245,000	$184	83
105 Dawn Cir	0.04mi	3/2.0	1,458 (+7%)	9mo	$275,000	$189	79
6189 Alabama Dr	0.34mi	4/2.0 (+1)	1,432 (+5%)	2mo	$335,000	$234	69
111 Kingstown Cir	0.22mi	4/2.0 (+1)	1,300 (-4%)	10mo	$320,000	$246	69
323 Glen Cross Way	0.44mi	3/2.0	1,261 (-7%)	12mo	$300,000	$238	57
3221 Barkwood Trce	0.36mi	3/2.0	1,525 (+12%)	13mo	$300,000	$197	52
3520 Halcyon Way	0.72mi	3/2.0	1,418 (+4%)	10mo	$349,900	$247	52
5493 Magnolia Trl	0.68mi	3/2.0	1,492 (+10%)	3mo	$270,000	$181	49
332 Montgomery Ave	0.73mi	3/2.0	1,285 (-6%)	10mo	$40,000	$31	48
382 Glen Cross Way	0.60mi	3/2.0	1,550 (+14%)	6mo	$318,000	$205	44
5490 Azalea Trce	0.71mi	3/2.0	1,522 (+12%)	6mo	$260,000	$171	42
3012 2nd St	0.66mi	3/3.0	1,550 (+14%)	3mo	$263,000	$170	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-31,659
• Equity at exit: $41,749

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-10,196
• Equity at exit: $24,209

Cash invested: $78,400 (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 35173

• Home prices YoY: -33.4%
• Active inventory: 340
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,437 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$123 /mo · $1,481/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $217

Break-even live

Break-even rent $2,163

Max offer price $280,000

Occupancy floor 86%

Sensitivity live

Price	-10% $375	-5% $296	+0% $217	+5% $138	+10% $58
Rent	-10% $24	-5% $121	+0% $217	+5% $313	+10% $409
Rate	-1.0pp $358	-0.5pp $288	base $217	+0.5pp $144	+1.0pp $71

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3129 Cedarbrook Ln Trussville, AL	3.0	2.0	1231	$1,766	$1.43	16d	1	0.64mi
6232 Halcyon Ter Trussville, AL	3.0	2.5	1818	$2,700	$1.49	17d	1	0.69mi
3509 Halcyon Way Trussville, AL	3.0	2.0	1412	$2,995	$2.12	25d	1	0.70mi
3539 Mary Taylor Rd Birmingham, AL	2.0	1.0–2.0	847	$1,592	$1.88	3d	8	0.88mi
6735 Roper Rd Trussville, AL	3.0	2.0	1625	$2,400	$1.48	45d	1	1.13mi
160 Morrow Ave Unit 204 Trussville, AL	3.0	2.0	1836	$2,850	$1.55	45d	1	1.26mi
160 Morrow Ave Unit 208 Trussville, AL	2.0	2.0	1450	$2,650	$1.83	45d	1	1.26mi
165 Morrow Ave Unit 201 Trussville, AL	2.0	2.0	1870	$3,500	$1.87	45d	1	1.32mi
318 Linden St Unit 100 Trussville, AL	2.0	1.0	985	$1,550	$1.57	45d	1	1.39mi

Listing history 9 events

1. 2026-06-21
   days on market $280,000 Active 11 DOM
2. 2026-06-18
   days on market $280,000 Active 8 DOM
3. 2026-06-17
   days on market $280,000 Active 7 DOM
4. 2026-06-16
   days on market $280,000 Active 6 DOM
5. 2026-06-15
   days on market $280,000 Active 5 DOM
6. 2026-06-13
   days on market $280,000 Active 3 DOM
7. 2026-06-13
   days on market $280,000 Active 2 DOM
8. 2026-06-10
   remarks 695-char remark
9. 2026-06-10
   listed $280,000 Active 1 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: $1,481 · $123/mo
• Projected year-2 tax: $1,481 · $123/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,246
• − Mortgage interest: −$15,684
• − Property taxes: −$1,481
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,340
• − Management: −$2,340
• − Depreciation: −$8,145
• Taxable loss: −$2,144
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $3,118/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: Trussville City
• NCES district ID: 0100013
• Math proficiency: 49% ▼ -27.00%
• Reading proficiency: 74% ▲ 3.00%
• Median HH income: $83,473
• Composite: 55.42/100
• National rank: #1250
• State rank: #5 of 129 in AL

Livability — Trussville

• Score: 79/100
• State rank: #7
• US rank: #2110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trussville, AL
• City population: 51,725
• Population (ZIP): 32,125

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 (82%)
• Race & ethnicity: White 82% Black 10% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -104.75%
• Current HPI: 208.5715
• 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

+409.1% since first listed

14 events — show timeline

• 2026-06-10 Listed $280,000 Greater Alabama MLS
• 2026-06-09 Coming Soon $280,000 Greater Alabama MLS
• 2022-12-30 Sold (Public Records) $225,000 Public Records
• 2022-12-29 Sold (MLS) $225,000 Greater Alabama MLS
• 2022-12-03 Contingent — Greater Alabama MLS
• 2022-11-04 Price Changed $229,000 Greater Alabama MLS
• 2022-10-11 Price Changed $239,000 Greater Alabama MLS
• 2022-09-30 Listed $259,900 Greater Alabama MLS
• 2022-09-28 Price Changed $259,900 Greater Alabama MLS
• 2022-09-28 Coming Soon $159,900 Greater Alabama MLS
• 2022-08-30 Sold (Public Records) $120,000 Public Records
• 2020-06-19 Sold (Public Records) $75,000 Public Records
• 1987-06-26 Sold (Public Records) $62,000 Public Records
• 1980-04-01 Sold (Public Records) $55,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,481 · +2.8% YoY. Source: county tax records.