130 Forest Rd · Hueytown, AL 35023

$110,900

2 bd · 1.0 ba · 931 sqft · SingleFamily public records · 59 Days on market

Built 1956 0.54 ac lot $119/sqft · 22% below area Est $143k · 22% under

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Why this score? — see what drove the C+ 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• Appreciation +4.7/10.0
• 1% rule +4.4/10.0
• 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

Charming cottage style home. Great opportunity for an investor or a homeowner. This charming 2 BR 1 BA home is move-in ready. This property features a functional layout with comfortable open living spaces. Recently updated and ready for occupancy.

Key facts

• 0.54 acre lot
• 2 garage spots
• Built 1956

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $111k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/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 $104k (5.8% below list).
• Recommended offer: $104k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• This rent is only 18% of the median local income ($70k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $102 of equity ($767 loan paydown + $-665 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.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $28k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $104,459 (5.8% below list)

Questions for the listing agent

1. It's been on market 59 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 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (median comp): $142,522
• List price: $110,900
• Delta: -22.19%
• 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
111 Westbrook Rd	0.43mi	2/1.0	1,007 (+8%)	2mo	$60,000	$60	65
117 Walker Ave	0.67mi	2/1.0	947 (+2%)	12mo	$155,000	$164	56
1261 Hueytown Rd	0.49mi	2/1.0	810 (-13%)	2mo	$120,000	$148	54
122 June Ave	0.60mi	2/1.0	866 (-7%)	8mo	$63,000	$73	54
116 Ivy Ave	0.62mi	2/1.0	851 (-9%)	4mo	$80,000	$94	53
207 June Ave	0.57mi	2/1.0	851 (-9%)	12mo	$130,000	$153	48
205 Webster Ln	0.43mi	3/1.0 (+1)	1,051 (+13%)	9mo	$135,000	$128	46
103 Virginia Dr	0.41mi	2/1.0	1,050 (+13%)	18mo	$159,000	$151	45
130 Crystal Ave	0.60mi	2/1.0	1,040 (+12%)	10mo	$17,500	$17	44
158 21st St S	0.40mi	2/2.0	1,064 (+14%)	15mo	$165,000	$155	41
121 Meadowood Ave	0.74mi	3/1.0 (+1)	1,053 (+13%)	2mo	$155,670	$148	37
116 June Ave	0.62mi	3/1.0 (+1)	1,054 (+13%)	10mo	$159,500	$151	36

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: 1.4%
• Equity multiple: 1.06×
• Total profit: $1,967
• Equity at exit: $28,915

10-year hold

• IRR: 6.5%
• Equity multiple: 1.63×
• Total profit: $19,514
• Equity at exit: $32,231

Cash invested: $31,052 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,045 high
• Mortgage (P&I): −$582
• Tax from tax record: −$44 /mo · $524/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $154

Break-even live

Break-even rent $850

Max offer price $110,900

Occupancy floor 80%

Sensitivity live

Price	-10% $217	-5% $185	+0% $154	+5% $122	+10% $91
Rent	-10% $71	-5% $113	+0% $154	+5% $195	+10% $236
Rate	-1.0pp $210	-0.5pp $182	base $154	+0.5pp $125	+1.0pp $96

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: $27,725
• Closing costs: $3,327
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Ray Ave Apt 7 Hueytown, AL	2.0	2.0	900	$875	$0.97	3d	1	0.27mi
309 Sunrise Blvd Bessemer, AL	2.0	1.0	1105	$1,160	$1.05	11d	1	0.34mi
116 Vail Ave Bessemer, AL	2.0	1.0	1008	$975	$0.97	19d	1	0.48mi
2020 High School Rd Unit C Bessemer, AL	2.0	1.0	733	$750	$1.02	15d	1	0.54mi
1409 Hueytown Rd Unit 76 Bessemer, AL	2.0	1.0	876	$995	$1.14	3d	1	0.65mi
1409 Hueytown Rd Apt 63 Bessemer, AL	2.0	1.0	876	$995	$1.14	44d	1	0.65mi
1409 Hueytown Rd Unit 09 Bessemer, AL	1.0	1.0	695	$850	$1.22	44d	1	0.65mi
119 Lakeland Ave Bessemer, AL	3.0	1.0	1042	$1,125	$1.08	24d	1	0.69mi
109 Oak Ave Bessemer, AL	3.0	1.0	1120	$1,200	$1.07	3d	1	0.76mi
622 S Parkell Ave Bessemer, AL	3.0	1.0	963	$1,200	$1.25	44d	1	0.83mi
1444 Hueytown Rd Unit B Hueytown, AL	2.0	1.0	725	$945	$1.30	24d	1	0.89mi
301 Autumn Brook Ter Unit 401 Hueytown, AL	1.0	1.0	695	$850	$1.22	22d	1	0.90mi
200 Love St Bessemer, AL	2.0	1.0	675	$1,100	$1.63	44d	1	0.96mi
107 Wheeler Dr Bessemer, AL	2.0	1.0	950	$950	$1.00	44d	1	0.99mi
2822 Brooklane Dr Bessemer, AL	2.0	1.0	975	$1,000	$1.03	44d	1	1.07mi
105 Louis Ave Bessemer, AL	2.0	1.0	1073	$1,100	$1.03	44d	1	1.13mi
425 Oakwood Ave Bessemer, AL	2.0–3.0	2.0	1082	$700	$0.65	2d	2	1.26mi

Listing history 23 events

1. 2026-06-18
   days on market $110,900 Active 59 DOM
2. 2026-06-17
   days on market $110,900 Active 58 DOM
3. 2026-06-16
   days on market $110,900 Active 57 DOM
4. 2026-06-15
   days on market $110,900 Active 56 DOM
5. 2026-06-13
   days on market $110,900 Active 54 DOM
6. 2026-06-10
   days on market $110,900 Active 51 DOM
7. 2026-06-09
   days on market $110,900 Active 50 DOM
8. 2026-06-08
   days on market $110,900 Active 49 DOM
9. 2026-06-07
   days on market $110,900 Active 48 DOM
10. 2026-06-03
    days on market $110,900 Active 44 DOM
11. 2026-06-02
    days on market $110,900 Active 43 DOM
12. 2026-06-01
    days on market $110,900 Active 42 DOM
13. 2026-05-31
    days on market $110,900 Active 41 DOM
14. 2026-05-18
    price $134,000 247-char remark

    Show marketing remark (247 chars)

    Charming cottage style home. Great opportunity for an investor or a homeowner. This charming 2 BR 1 BA home is move-in ready. This property features a functional layout with comfortable open living spaces. Recently updated and ready for occupancy.

15. 2026-05-02
    status Active 247-char remark

    Show marketing remark (247 chars)

    Charming cottage style home. Great opportunity for an investor or a homeowner. This charming 2 BR 1 BA home is move-in ready. This property features a functional layout with comfortable open living spaces. Recently updated and ready for occupancy.

16. 2026-04-28
    historical Contingent 247-char remark

    Show marketing remark (247 chars)

    Charming cottage style home. Great opportunity for an investor or a homeowner. This charming 2 BR 1 BA home is move-in ready. This property features a functional layout with comfortable open living spaces. Recently updated and ready for occupancy.

17. 2026-04-20
    listed $139,000 Active 247-char remark

    Show marketing remark (247 chars)

    Charming cottage style home. Great opportunity for an investor or a homeowner. This charming 2 BR 1 BA home is move-in ready. This property features a functional layout with comfortable open living spaces. Recently updated and ready for occupancy.

18. 2021-12-13
    soldstatus $96,000
19. 2021-12-07
    soldstatus $96,000 Sold 690-char remark

    Show marketing remark (690 chars)

    Cottage style home located in the heart of Hueytown. This home offers a large sunroom on the front of the house that opens into a cozy living room with hardwood flooring. The main level features both hardwood and pine wood flooring throughout living areas. Both bedrooms are nicely sized and one bedroom offers a large, walk-in closet. Downstairs you will find the kitchen and laundry area, washer & dryer to remain. This is a unique layout - definitely nothing cookie cutter about this one! There is an oversize, 2-car detached garage out back that makes the perfect garage or workshop area. Home is conveniently located near schools, shopping, etc and offers easy access to I20/59.

20. 2021-11-02
    historical Contingent 690-char remark

    Show marketing remark (690 chars)

    Cottage style home located in the heart of Hueytown. This home offers a large sunroom on the front of the house that opens into a cozy living room with hardwood flooring. The main level features both hardwood and pine wood flooring throughout living areas. Both bedrooms are nicely sized and one bedroom offers a large, walk-in closet. Downstairs you will find the kitchen and laundry area, washer & dryer to remain. This is a unique layout - definitely nothing cookie cutter about this one! There is an oversize, 2-car detached garage out back that makes the perfect garage or workshop area. Home is conveniently located near schools, shopping, etc and offers easy access to I20/59.

21. 2021-09-27
    listed $105,000 Active 690-char remark

    Show marketing remark (690 chars)

    Cottage style home located in the heart of Hueytown. This home offers a large sunroom on the front of the house that opens into a cozy living room with hardwood flooring. The main level features both hardwood and pine wood flooring throughout living areas. Both bedrooms are nicely sized and one bedroom offers a large, walk-in closet. Downstairs you will find the kitchen and laundry area, washer & dryer to remain. This is a unique layout - definitely nothing cookie cutter about this one! There is an oversize, 2-car detached garage out back that makes the perfect garage or workshop area. Home is conveniently located near schools, shopping, etc and offers easy access to I20/59.

22. 1985-11-07
    soldstatus $34,000
23. 1983-06-01
    soldstatus $31,067

ⓘ 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: $524 · $44/mo
• Projected year-2 tax: $524 · $44/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $12,535
• − Mortgage interest: −$6,212
• − Property taxes: −$524
• − Insurance: −$554
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$3,226
• Taxable income: $13
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $1,842/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

+331.3% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $134,000 Greater Alabama MLS
• 2026-05-02 Relisted — Greater Alabama MLS
• 2026-04-28 Contingent — Greater Alabama MLS
• 2026-04-20 Listed $139,000 Greater Alabama MLS
• 2021-12-13 Sold (Public Records) $96,000 Public Records
• 2021-12-07 Sold (MLS) $96,000 Greater Alabama MLS
• 2021-11-02 Contingent — Greater Alabama MLS
• 2021-09-27 Listed $105,000 Greater Alabama MLS
• 1985-11-07 Sold (Public Records) $34,000 Public Records
• 1983-06-01 Sold (Public Records) $31,067 Public Records

Property tax history

-1.9%/yr

Latest (2025): $524 · +0.0% YoY. Source: county tax records.