1805 28th Ave N · Hueytown, AL 35023

$109,900

2 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 154 Days on market

Built 1955 9,147 sqft lot $105/sqft · 12% below area Est $143k · 23% 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +5.9/10.0
• 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 MLS

2 bedrooms and HUGE Den that could be a 3rd bedroom. New Metal Roof. Modern Kitchen

Key facts

• Metal roof
• Modern kitchen
• 9,147 sq ft lot

Tags

• METAL ROOF
• MODERN KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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, schools F, crime 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $101 of equity ($760 loan paydown + $-659 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $64k; list at $110k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 41% 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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.81%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

• ARV (median comp): $143,043
• List price: $109,900
• Delta: -23.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3219 Circle Dr	0.48mi	2/1.0	1,064 (+2%)	4mo	$135,000	$127	71
2313 N 20th St	0.47mi	2/1.0	1,064 (+2%)	13mo	$45,000	$42	65
2731 19th St	0.16mi	2/1.0	1,184 (+13%)	10mo	$153,000	$129	62
1321 25th Ave N	0.57mi	3/1.0 (+1)	1,080 (+3%)	4mo	$108,000	$100	60
1802 Devon Rd	0.35mi	3/1.0 (+1)	1,168 (+12%)	1mo	$94,000	$80	59
1809 28th Ave N	0.02mi	3/2.0 (+1)	1,176 (+12%)	14mo	$145,000	$123	58
2905 Circle Dr	0.50mi	2/2.0	1,157 (+10%)	1mo	$134,800	$117	54
2444 22nd St N	0.51mi	3/1.0 (+1)	1,004 (-4%)	15mo	$100,000	$100	52
120 Avalon Ave	0.65mi	3/1.0 (+1)	1,140 (+9%)	1mo	$56,000	$49	49
2221 Short 14th St N	0.75mi	3/1.0 (+1)	1,075 (+3%)	11mo	$40,000	$37	46
2117 Mississippi Ave	0.58mi	3/1.0 (+1)	1,152 (+10%)	9mo	$137,900	$120	44
2321 Circle Dr	0.72mi	3/1.0 (+1)	960 (-8%)	4mo	$74,000	$77	44

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: 6.9%
• Equity multiple: 1.31×
• Total profit: $9,668
• Equity at exit: $28,654

10-year hold

• IRR: 11.7%
• Equity multiple: 2.15×
• Total profit: $35,390
• Equity at exit: $31,940

Cash invested: $30,772 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,202 high
• Mortgage (P&I): −$576
• Tax from tax record: −$51 /mo · $607/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $277

Break-even live

Break-even rent $852

Max offer price $109,900

Occupancy floor 72%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1623 26th Ave N Bessemer, AL	2.0	1.0	1004	$1,095	$1.09	11d	1	0.29mi
2234 19th St N Bessemer, AL	2.0	1.0	1106	$975	$0.88	43d	1	0.53mi
2423 Circle Dr Bessemer, AL	2.0	1.0	732	$1,050	$1.43	43d	1	0.58mi
1036 Rose Hill Cir Bessemer, AL	3.0	2.0	1277	$1,300	$1.02	21d	1	0.76mi
2822 Brooklane Dr Bessemer, AL	2.0	1.0	975	$1,000	$1.03	43d	1	0.79mi
2832 Clyburne St Bessemer, AL	3.0	2.0	1295	$1,650	$1.27	1d	1	0.82mi
1929 15th St N Bessemer, AL	3.0	2.0	1140	$1,250	$1.10	19d	1	0.90mi
1314 22nd Ave N Bessemer, AL	3.0	1.0	1038	$1,000	$0.96	43d	1	0.94mi
1013 25th Ave N Bessemer, AL	3.0	2.0	1144	$1,546	$1.35	16d	1	0.99mi
216 Meadowood Ave Bessemer, AL	3.0	1.0	1430	$1,250	$0.87	3d	1	1.05mi
2028 13th St N Bessemer, AL	3.0	2.0	1372	$1,073	$0.78	23d	1	1.09mi
3447 Jeanne Ln Bessemer, AL	3.0	2.0	1460	$1,850	$1.27	1d	1	1.13mi
119 Lakeland Ave Bessemer, AL	3.0	1.0	1042	$1,125	$1.08	23d	1	1.18mi
309 Sunrise Blvd Bessemer, AL	2.0	1.0	1105	$1,160	$1.05	11d	1	1.22mi
208 Kentwood Ave Bessemer, AL	3.0	1.0	1177	$1,075	$0.91	43d	1	1.23mi

Listing history 18 events

1. 2026-06-18
   days on market $109,900 Active 154 DOM
2. 2026-06-17
   days on market $109,900 Active 153 DOM
3. 2026-06-16
   days on market $109,900 Active 152 DOM
4. 2026-06-15
   days on market $109,900 Active 151 DOM
5. 2026-06-13
   days on market $109,900 Active 149 DOM
6. 2026-06-10
   days on market $109,900 Active 146 DOM
7. 2026-06-09
   days on market $109,900 Active 145 DOM
8. 2026-06-08
   days on market $109,900 Active 144 DOM
9. 2026-06-07
   days on market $109,900 Active 143 DOM
10. 2026-06-03
    days on market $109,900 Active 139 DOM
11. 2026-06-02
    days on market $109,900 Active 138 DOM
12. 2026-06-01
    days on market $109,900 Active 137 DOM
13. 2026-05-31
    days on market $109,900 Active 136 DOM
14. 2025-12-05
    listed $109,900 Active 83-char remark

    Show marketing remark (83 chars)

    2 bedrooms and HUGE Den that could be a 3rd bedroom. New Metal Roof. Modern Kitchen

15. 2015-03-10
    soldstatus $64,100
16. 2015-03-06
    soldstatus $64,000 180-char remark

    Show marketing remark (180 chars)

    GREAT STARTER HOME IN THE HEART OF HUEYTOWN. LOTS OF HARDWOODS. MODERN KITCHEN WITH NEWER COUNTERTOPS. REMODELED BATHROOM. HUGE DEN THAT COULD BE 3RD BEDROOM. VERY LARGE BACK YARD.

17. 2014-01-11
    listed $69,900 180-char remark

    Show marketing remark (180 chars)

    GREAT STARTER HOME IN THE HEART OF HUEYTOWN. LOTS OF HARDWOODS. MODERN KITCHEN WITH NEWER COUNTERTOPS. REMODELED BATHROOM. HUGE DEN THAT COULD BE 3RD BEDROOM. VERY LARGE BACK YARD.

18. 2006-10-03
    soldstatus $80,000

ⓘ 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: $607 · $51/mo
• Projected year-2 tax: $607 · $51/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 41% 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: $14,428
• − Mortgage interest: −$6,156
• − Property taxes: −$607
• − Insurance: −$550
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,197
• Taxable income: $1,610
• Est. tax owed @ 24.0%: −$386
• After-tax cash flow: $2,939/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

+37.4% since first listed

5 events — show timeline

• 2025-12-05 Listed $109,900 Greater Alabama MLS
• 2015-03-10 Sold (Public Records) $64,100 Public Records
• 2015-03-06 Sold (MLS) $64,000 Greater Alabama MLS
• 2014-01-11 Listed $69,900 Greater Alabama MLS
• 2006-10-03 Sold (Public Records) $80,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $607 · -0.2% YoY. Source: county tax records.