1600 Roberts Dr · Concord, AL 35023

$130,000

3 bd · 1.0 ba · 1,730 sqft · SingleFamily public records · 25 Days on market

Built 1960 1.00 ac lot $75/sqft · 37% below area Est $207k · 37% under ↓ 19% since listing

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.6/10.0
• Appreciation +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom home nestled on a spacious 1-acre lot. This property offers a unique opportunity for those looking to invest or personalize their dream home. This home is being sold as-is, giving you the chance to put your personal touch on it. While it’s in decent condition, it can use some updates to suit your style. Enjoy the outdoors on a generous yard, offering plenty of room for gardening, recreation, or future expansion. This home is perfect for first-time buyers or investors.

Key facts

• Generous yard
• 1 acre lot
• 1 acre lot

Tags

• 1 ACRE LOT
• GENEROUS YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#266 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute 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; 1 comparable units currently listed for rent nearby; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $119 of equity ($899 loan paydown + $-780 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 34% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.54%
• DSCR: 1.56
• GRM: 7.2

CMA / ARV

• ARV (median comp): $206,696
• List price: $130,000
• Delta: -37.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 Normandale Cir	0.48mi	3/2.0	1,602 (-7%)	8mo	$177,000	$110	55
1005 Normandale Cir	0.49mi	3/2.0	1,652 (-4%)	14mo	$225,000	$136	54
320 Oak Cir	0.55mi	3/2.0	1,830 (+6%)	12mo	$270,000	$148	51
515 Gay Rd	0.50mi	4/2.0 (+1)	1,768 (+2%)	20mo	$187,500	$106	48
110 Concord Highland Dr	0.66mi	3/2.0	1,850 (+7%)	8mo	$270,000	$146	47
312 Oak Cir	0.62mi	3/2.0	1,581 (-9%)	7mo	$225,000	$142	47
6004 Gwin Cir	0.63mi	3/3.0	1,922 (+11%)	10mo	$250,000	$130	36
6459 William Dr	0.47mi	3/2.0	1,472 (-15%)	21mo	$242,000	$164	32
6032 Gwin Cir	0.68mi	4/3.0 (+1)	1,888 (+9%)	11mo	$220,000	$117	31

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: 8.9%
• Equity multiple: 1.40×
• Total profit: $14,678
• Equity at exit: $33,895

10-year hold

• IRR: 13.6%
• Equity multiple: 2.33×
• Total profit: $48,556
• Equity at exit: $37,782

Cash invested: $36,400 (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 35023

• Home prices YoY: -0.1%
• Rents YoY: 1.6%
• Active inventory: 250
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,513 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $380

Break-even live

Break-even rent $1,031

Max offer price $130,000

Occupancy floor 70%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6051 Willow Cir Bessemer, AL	3.0	2.0	1365	$1,398	$1.02	14d	1	0.81mi

Listing history 7 events

1. 2026-05-11
   status Pending 513-char remark

   Show marketing remark (513 chars)

   Welcome to this charming 3-bedroom home nestled on a spacious 1-acre lot. This property offers a unique opportunity for those looking to invest or personalize their dream home. This home is being sold as-is, giving you the chance to put your personal touch on it. While it’s in decent condition, it can use some updates to suit your style. Enjoy the outdoors on a generous yard, offering plenty of room for gardening, recreation, or future expansion. This home is perfect for first-time buyers or investors.

2. 2026-05-04
   price $130,000 513-char remark

   Show marketing remark (513 chars)

   Welcome to this charming 3-bedroom home nestled on a spacious 1-acre lot. This property offers a unique opportunity for those looking to invest or personalize their dream home. This home is being sold as-is, giving you the chance to put your personal touch on it. While it’s in decent condition, it can use some updates to suit your style. Enjoy the outdoors on a generous yard, offering plenty of room for gardening, recreation, or future expansion. This home is perfect for first-time buyers or investors.

3. 2026-05-03
   price $140,000 513-char remark

   Show marketing remark (513 chars)

   Welcome to this charming 3-bedroom home nestled on a spacious 1-acre lot. This property offers a unique opportunity for those looking to invest or personalize their dream home. This home is being sold as-is, giving you the chance to put your personal touch on it. While it’s in decent condition, it can use some updates to suit your style. Enjoy the outdoors on a generous yard, offering plenty of room for gardening, recreation, or future expansion. This home is perfect for first-time buyers or investors.

4. 2026-05-03
   price $130,000 513-char remark

   Show marketing remark (513 chars)

   Welcome to this charming 3-bedroom home nestled on a spacious 1-acre lot. This property offers a unique opportunity for those looking to invest or personalize their dream home. This home is being sold as-is, giving you the chance to put your personal touch on it. While it’s in decent condition, it can use some updates to suit your style. Enjoy the outdoors on a generous yard, offering plenty of room for gardening, recreation, or future expansion. This home is perfect for first-time buyers or investors.

5. 2026-04-25
   price $140,000 513-char remark

   Show marketing remark (513 chars)

   Welcome to this charming 3-bedroom home nestled on a spacious 1-acre lot. This property offers a unique opportunity for those looking to invest or personalize their dream home. This home is being sold as-is, giving you the chance to put your personal touch on it. While it’s in decent condition, it can use some updates to suit your style. Enjoy the outdoors on a generous yard, offering plenty of room for gardening, recreation, or future expansion. This home is perfect for first-time buyers or investors.

6. 2026-04-17
   price $150,000 513-char remark

   Show marketing remark (513 chars)

   Welcome to this charming 3-bedroom home nestled on a spacious 1-acre lot. This property offers a unique opportunity for those looking to invest or personalize their dream home. This home is being sold as-is, giving you the chance to put your personal touch on it. While it’s in decent condition, it can use some updates to suit your style. Enjoy the outdoors on a generous yard, offering plenty of room for gardening, recreation, or future expansion. This home is perfect for first-time buyers or investors.

7. 2026-04-16
   listed $160,000 Active 513-char remark

   Show marketing remark (513 chars)

   Welcome to this charming 3-bedroom home nestled on a spacious 1-acre lot. This property offers a unique opportunity for those looking to invest or personalize their dream home. This home is being sold as-is, giving you the chance to put your personal touch on it. While it’s in decent condition, it can use some updates to suit your style. Enjoy the outdoors on a generous yard, offering plenty of room for gardening, recreation, or future expansion. This home is perfect for first-time buyers or investors.

ⓘ 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: $945 · $79/mo
• Projected year-2 tax: $945 · $79/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 34% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,154
• − Mortgage interest: −$7,282
• − Property taxes: −$945
• − Insurance: −$650
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$3,782
• Taxable income: $2,590
• Est. tax owed @ 24.0%: −$622
• After-tax cash flow: $3,944/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 — Concord

• Score: 61/100
• State rank: #266
• US rank: #18252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Concord, 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

-18.8% since first listed

7 events — show timeline

• 2026-05-11 Pending — Greater Alabama MLS
• 2026-05-04 Price Changed $130,000 Greater Alabama MLS
• 2026-05-03 Price Changed $140,000 Greater Alabama MLS
• 2026-05-03 Price Changed $130,000 Greater Alabama MLS
• 2026-04-25 Price Changed $140,000 Greater Alabama MLS
• 2026-04-17 Price Changed $150,000 Greater Alabama MLS
• 2026-04-16 Listed $160,000 Greater Alabama MLS

Property tax history

+6.0%/yr

Latest (2025): $945 · +7.3% YoY. Source: county tax records.