309 Willoughby Rd · Westover, AL 35147

$287,900

3 bd · 2.0 ba · 1,272 sqft · SingleFamily · 88 Days on market

Built 2026 6,272 sqft lot $226/sqft · 8% below area Est $314k · 8% under $20/mo HOA · 1% of rent

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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).

• ARV discount +11.2/15.0
• Cash flow +7.5/30.0
• Appreciation +5.3/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Welcome to 309 Willoughby Road in our new home community Stonehenge located in Sterrett, Alabama. The Aaron, a roomy residence, presents 3 bedrooms and 2 bathrooms within a single level encompassing 1,272 square feet. It also boasts a two-car garage. The chef inspired kitchen showcases a large breakfast island, elegant granite countertops, modern stainless-steel appliances, and a convenient pantry. This culinary haven seamlessly flows into a relaxed dining area and a spacious living room. The expansive Primary Bedroom indulges residents with a lavish bathroom featuring a walk-in shower, double vanities, and an oversized walk-in closet. The two additional bedrooms offer ample closet space, while a laundry room and linen closet provide practicality and convenience to complete the plan. We take pride in using quality materials and ensuring superior workmanship throughout every aspect of your new home. You'll also benefit from our one-year builder's warranty, giving you peace of mind and assurance. And that's not all - your new home comes with our fantastic smart home technology package! Our easy-to-use Smart Home Technology Package is included in every home, offering you the ultimate convenience by allowing you to control key features with a simple touch. You can enjoy the convenience of lighting automation, an IQ panel, a video doorbell, keyless front door entry, and temperature control all from the ease of your phone. You can schedule your tour of the Aaron plan today!

Key facts

• Generous closets
• Walk-in shower
• Double vanities

Tags

• CHEF-INSPIRED KITCHEN
• OVERSIZED BREAKFAST ISLAND
• WALK-IN SHOWER
• DOUBLE VANITIES
• OVERSIZED WALK-IN CLOSET
• GENEROUS CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $-353 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (27.1% below list).
• Recommended offer: $210k (27.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#255 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Shelby County (suburban): math 30% / reading 58% proficiency, ranked #16 of 129 in AL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chelsea Park Elementary School (math 46% / reading 68%, grade C+, #76 of 627 statewide, top 13%, 867 students, 31% FRL); Chelsea Middle School (math 26% / reading 63%, grade D, #39 of 257 statewide, top 16%, 951 students, 28% FRL); Chelsea High School (math 43% / reading 42%, grade F, #27 of 305 statewide, top 9%, 1,400 students, 23% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: 95 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 987 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.7% local appreciation)).
• Shelby County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $209,744 (27.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.25%
• DSCR: 0.77
• GRM: 11.4

CMA / ARV

• ARV (median comp): $313,811
• List price: $287,900
• Delta: -8.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Willoughby Rd	0.02mi	3/2.0	1,376 (+8%)	2mo	$287,900	$209	84
297 Willoughby Rd	0.03mi	3/2.0	1,376 (+8%)	3mo	$289,900	$211	83
288 Willoughby Rd	0.05mi	3/2.0	1,376 (+8%)	4mo	$287,400	$209	81
281 Willoughby Rd	0.04mi	3/2.0	1,376 (+8%)	7mo	$295,400	$215	79

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.74×
• Total profit: $-21,282
• Equity at exit: $93,763

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,623
• Equity at exit: $121,177

Cash invested: $80,612 (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 35147

• Home prices YoY: 0.3%
• Active inventory: 95
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,097 medium
• Mortgage (P&I): −$1,510
• Tax est. 1.5%: −$360 /mo · $4,318/yr
• Insurance: −$120
• HOA: −$20
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-353

Break-even live

Break-even rent $2,544

Max offer price $236,873

Occupancy floor —

Sensitivity live

Price	-10% $-154	-5% $-253	+0% $-353	+5% $-452	+10% $-552
Rent	-10% $-518	-5% $-435	+0% $-353	+5% $-270	+10% $-187
Rate	-1.0pp $-208	-0.5pp $-279	base $-353	+0.5pp $-427	+1.0pp $-503

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: $71,975
• Closing costs: $8,637
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
173 Chelsea Park Rd Chelsea, AL	3.0	2.0	1694	$2,070	$1.22	5d	1	0.47mi
464 Crossbridge Rd Chelsea, AL	4.0	2.5	1858	$2,175	$1.17	13d	1	0.60mi
224 Park Crest Run Chelsea, AL	4.0	2.0	1774	$2,195	$1.24	5d	1	0.73mi
170 Sharpe St Sterrett, AL	3.0	2.0	1408	$1,935	$1.37	45d	1	1.05mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 23 events

1. 2026-06-21
   days on market $287,900 Active 88 DOM
2. 2026-06-18
   days on market $287,900 Active 85 DOM
3. 2026-06-17
   price $287,900 Active 84 DOM
4. 2026-06-17
   days on market $292,900 Active 84 DOM
5. 2026-06-16
   days on market $292,900 Active 83 DOM
6. 2026-06-15
   days on market $292,900 Active 82 DOM
7. 2026-06-13
   days on market $292,900 Active 80 DOM
8. 2026-06-13
   days on market $292,900 Active 79 DOM
9. 2026-06-10
   days on market $292,900 Active 77 DOM
10. 2026-06-09
    days on market $292,900 Active 76 DOM
11. 2026-06-08
    days on market $292,900 Active 75 DOM
12. 2026-06-07
    days on market $292,900 Active 74 DOM
13. 2026-06-05
    days on market $292,900 Active 71 DOM
14. 2026-06-03
    days on market $292,900 Active 70 DOM
15. 2026-06-02
    days on market $292,900 Active 69 DOM
16. 2026-06-01
    days on market $292,900 Active 68 DOM
17. 2026-05-31
    days on market $292,900 Active 67 DOM
18. 2026-05-05
    price $302,400 1492-char remark

    Show marketing remark (1492 chars)

    Welcome to 309 Willoughby Road in our new home community Stonehenge located in Sterrett, Alabama. The Aaron, a roomy residence, presents 3 bedrooms and 2 bathrooms within a single level encompassing 1,272 square feet. It also boasts a two-car garage. The chef inspired kitchen showcases a large breakfast island, elegant granite countertops, modern stainless-steel appliances, and a convenient pantry. This culinary haven seamlessly flows into a relaxed dining area and a spacious living room. The expansive Primary Bedroom indulges residents with a lavish bathroom featuring a walk-in shower, double vanities, and an oversized walk-in closet. The two additional bedrooms offer ample closet space, while a laundry room and linen closet provide practicality and convenience to complete the plan. We take pride in using quality materials and ensuring superior workmanship throughout every aspect of your new home. You'll also benefit from our one-year builder's warranty, giving you peace of mind and assurance. And that's not all - your new home comes with our fantastic smart home technology package! Our easy-to-use Smart Home Technology Package is included in every home, offering you the ultimate convenience by allowing you to control key features with a simple touch. You can enjoy the convenience of lighting automation, an IQ panel, a video doorbell, keyless front door entry, and temperature control all from the ease of your phone. You can schedule your tour of the Aaron plan today!

19. 2026-05-03
    status Active 1492-char remark

    Show marketing remark (1492 chars)

    Welcome to 309 Willoughby Road in our new home community Stonehenge located in Sterrett, Alabama. The Aaron, a roomy residence, presents 3 bedrooms and 2 bathrooms within a single level encompassing 1,272 square feet. It also boasts a two-car garage. The chef inspired kitchen showcases a large breakfast island, elegant granite countertops, modern stainless-steel appliances, and a convenient pantry. This culinary haven seamlessly flows into a relaxed dining area and a spacious living room. The expansive Primary Bedroom indulges residents with a lavish bathroom featuring a walk-in shower, double vanities, and an oversized walk-in closet. The two additional bedrooms offer ample closet space, while a laundry room and linen closet provide practicality and convenience to complete the plan. We take pride in using quality materials and ensuring superior workmanship throughout every aspect of your new home. You'll also benefit from our one-year builder's warranty, giving you peace of mind and assurance. And that's not all - your new home comes with our fantastic smart home technology package! Our easy-to-use Smart Home Technology Package is included in every home, offering you the ultimate convenience by allowing you to control key features with a simple touch. You can enjoy the convenience of lighting automation, an IQ panel, a video doorbell, keyless front door entry, and temperature control all from the ease of your phone. You can schedule your tour of the Aaron plan today!

20. 2026-05-03
    price $307,250 1492-char remark

    Show marketing remark (1492 chars)

    Welcome to 309 Willoughby Road in our new home community Stonehenge located in Sterrett, Alabama. The Aaron, a roomy residence, presents 3 bedrooms and 2 bathrooms within a single level encompassing 1,272 square feet. It also boasts a two-car garage. The chef inspired kitchen showcases a large breakfast island, elegant granite countertops, modern stainless-steel appliances, and a convenient pantry. This culinary haven seamlessly flows into a relaxed dining area and a spacious living room. The expansive Primary Bedroom indulges residents with a lavish bathroom featuring a walk-in shower, double vanities, and an oversized walk-in closet. The two additional bedrooms offer ample closet space, while a laundry room and linen closet provide practicality and convenience to complete the plan. We take pride in using quality materials and ensuring superior workmanship throughout every aspect of your new home. You'll also benefit from our one-year builder's warranty, giving you peace of mind and assurance. And that's not all - your new home comes with our fantastic smart home technology package! Our easy-to-use Smart Home Technology Package is included in every home, offering you the ultimate convenience by allowing you to control key features with a simple touch. You can enjoy the convenience of lighting automation, an IQ panel, a video doorbell, keyless front door entry, and temperature control all from the ease of your phone. You can schedule your tour of the Aaron plan today!

21. 2026-04-18
    historical 1492-char remark

    Show marketing remark (1492 chars)

    Welcome to 309 Willoughby Road in our new home community Stonehenge located in Sterrett, Alabama. The Aaron, a roomy residence, presents 3 bedrooms and 2 bathrooms within a single level encompassing 1,272 square feet. It also boasts a two-car garage. The chef inspired kitchen showcases a large breakfast island, elegant granite countertops, modern stainless-steel appliances, and a convenient pantry. This culinary haven seamlessly flows into a relaxed dining area and a spacious living room. The expansive Primary Bedroom indulges residents with a lavish bathroom featuring a walk-in shower, double vanities, and an oversized walk-in closet. The two additional bedrooms offer ample closet space, while a laundry room and linen closet provide practicality and convenience to complete the plan. We take pride in using quality materials and ensuring superior workmanship throughout every aspect of your new home. You'll also benefit from our one-year builder's warranty, giving you peace of mind and assurance. And that's not all - your new home comes with our fantastic smart home technology package! Our easy-to-use Smart Home Technology Package is included in every home, offering you the ultimate convenience by allowing you to control key features with a simple touch. You can enjoy the convenience of lighting automation, an IQ panel, a video doorbell, keyless front door entry, and temperature control all from the ease of your phone. You can schedule your tour of the Aaron plan today!

22. 2026-04-15
    listed $302,400 Active 1492-char remark

    Show marketing remark (1492 chars)

    Welcome to 309 Willoughby Road in our new home community Stonehenge located in Sterrett, Alabama. The Aaron, a roomy residence, presents 3 bedrooms and 2 bathrooms within a single level encompassing 1,272 square feet. It also boasts a two-car garage. The chef inspired kitchen showcases a large breakfast island, elegant granite countertops, modern stainless-steel appliances, and a convenient pantry. This culinary haven seamlessly flows into a relaxed dining area and a spacious living room. The expansive Primary Bedroom indulges residents with a lavish bathroom featuring a walk-in shower, double vanities, and an oversized walk-in closet. The two additional bedrooms offer ample closet space, while a laundry room and linen closet provide practicality and convenience to complete the plan. We take pride in using quality materials and ensuring superior workmanship throughout every aspect of your new home. You'll also benefit from our one-year builder's warranty, giving you peace of mind and assurance. And that's not all - your new home comes with our fantastic smart home technology package! Our easy-to-use Smart Home Technology Package is included in every home, offering you the ultimate convenience by allowing you to control key features with a simple touch. You can enjoy the convenience of lighting automation, an IQ panel, a video doorbell, keyless front door entry, and temperature control all from the ease of your phone. You can schedule your tour of the Aaron plan today!

23. 2026-03-25
    listed $302,400 Active 756-char remark

    Show marketing remark (756 chars)

    Ask about our interest rates, paid closing cost and easily added options. The spacious Aaron offers 3 bedrooms and 2 bathrooms in 1,272 square feet – all on one level. It also features a two-car garage. The chef-inspired kitchen has an oversized breakfast island and a pantry, then opens onto a casual dining area and spacious living room. The expansive Bedroom One features a luxurious bathroom with a walk-in shower, double vanities, and oversized walk-in closet. The additional 2 bedrooms all offer generous closets, a laundry room and linen closet completes the plan. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders warranty. Your new home also includes our smart home technology package!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,169
• − Mortgage interest: −$16,127
• − Property taxes: −$4,318
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − HOA: −$240
• − Depreciation: −$8,375
• Taxable loss: −$9,358
• Est. tax savings @ 24.0%: +$2,246
• After-tax cash flow: $-1,986/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: Shelby County
• NCES district ID: 0103030
• Math proficiency: 30% ▼ -28.00%
• Reading proficiency: 58% ▲ 2.00%
• Median HH income: $66,672
• Composite: 39.29/100
• National rank: #3995
• State rank: #16 of 129 in AL

Livability — Westover

• Score: 61/100
• State rank: #255
• US rank: #17944

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westover, AL
• Population (ZIP): 6,971

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 237,024 people
• By 2030: 249,868 · +5.4%
• By 2040: 272,778 · +15.1%
• By 2050: 291,062 · +22.8%
• By 2075: 326,049 · +37.6%
• By 2100: 335,870 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 10% Black 10% Two or more races 10%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: +12.6pp toward D · 2008: -53.4pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+40.4 2016: R+50.3 2012: R+55.6 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.70%
• Current HPI: 200.0103
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $302,400 Zillow
• 2026-05-03 Price Changed $307,250 Zillow
• 2026-05-03 Relisted — Zillow
• 2026-04-18 Delisted — Zillow
• 2026-04-15 Listed $302,400 Zillow
• 2026-03-25 Listed $302,400 Greater Alabama MLS