8036 Kensington Trl · Calera, AL 35040

$274,900

3 bd · 2.0 ba · 1,736 sqft · SingleFamily public records · 89 Days on market

Built 2020 6,098 sqft lot $158/sqft · at area comps Est $287k · 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 +9.7/30.0
• ARV discount +9.4/15.0
• Schools +3.9/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this move-in ready 3-bedroom, 2-bath gem! This well-maintained property offers spacious rooms and a functional layout perfect for comfortable everyday living. The inviting living room features a cozy fireplace—ideal for relaxing evenings at home. Enjoy a covered patio overlooking the fully fenced backyard, perfect for entertaining, pets, or play. A two-car garage provides ample parking and storage. Nestled in a quiet neighborhood, this home offers the perfect balance of comfort and convenience, located just minutes from town with easy access to the interstate for commuting. Don’t miss this opportunity to own a newer home in a great location!

Key facts

• Covered patio
• Cozy fireplace
• Quiet neighborhood

Tags

• COVERED PATIO
• FULLY FENCED BACKYARD
• COZY FIREPLACE
• QUIET NEIGHBORHOOD
• EASY ACCESS TO INTERSTATE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (31.6% below list).
• Recommended offer: $188k (31.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.5% in Calera — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 59/100 on livability (#325 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment 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: Calera Intermediate School (math 22% / reading 46%, grade F, #311 of 627 statewide, top 50%, 766 students, 68% FRL); Calera Middle (math 9% / reading 45%, grade F, #147 of 257 statewide, top 58%, 755 students, 61% FRL); Calera High (math 18% / reading 21%, grade F, #169 of 305 statewide, top 59%, 1,066 students, 59% FRL) — zoned schools average 63% FRL vs 26% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 44% district-wide (-17 pts) — the specific schools serving this property underperform the Shelby County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.7%/yr); 373 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 987 units permitted in Shelby County in 2024 (0 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.
• Shelby County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $190k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,126 (31.6% 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 89 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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 D-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. 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?
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: 0.68% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 12.2

CMA / ARV

• ARV (median comp): $287,102
• List price: $274,900
• Delta: -4.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1340 Kensington Blvd	0.05mi	3/2.0	1,736 (0%)	2mo	$283,000	$163	96
1272 Kensington Blvd	0.15mi	4/2.0 (+1)	1,790 (+3%)	2mo	$265,000	$148	82
2053 Highview Way	0.36mi	3/2.0	1,762 (+2%)	1mo	$252,000	$143	79
204 Koslin Loop	0.11mi	4/2.0 (+1)	1,774 (+2%)	8mo	$306,000	$172	79
327 Waterford Cove Trl	0.36mi	3/2.0	1,772 (+2%)	6mo	$262,500	$148	75
188 Waterford Lake Dr	0.43mi	3/2.0	1,651 (-5%)	2mo	$269,999	$164	70
2064 Highview Way	0.40mi	4/3.0 (+1)	1,774 (+2%)	6mo	$254,900	$144	64
583 Waterford Ln	0.34mi	3/2.0	1,584 (-9%)	8mo	$258,900	$163	63
3029 Highview Ln	0.42mi	4/3.0 (+1)	1,880 (+8%)	1mo	$235,000	$125	57
101 Village Dr	0.46mi	4/2.5 (+1)	1,955 (+13%)	7mo	$238,900	$122	44
1121 Village Trl	0.68mi	3/2.0	1,486 (-14%)	5mo	$218,000	$147	40
401 Waterford Highlands Way	0.62mi	4/2.0 (+1)	1,930 (+11%)	9mo	$280,000	$145	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 · 3.67% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.29×
• Total profit: $-54,918
• Equity at exit: $40,988

10-year hold

• IRR: -12.4%
• Equity multiple: 0.25×
• Total profit: $-57,829
• Equity at exit: $23,768

Cash invested: $76,972 (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 35040

• Home prices YoY: -16.5%
• Rents YoY: 3.7%
• Active inventory: 373
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,881 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$111 /mo · $1,334/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-181

Break-even live

Break-even rent $2,111

Max offer price $242,907

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-103	+0% $-181	+5% $-259	+10% $-337
Rent	-10% $-330	-5% $-255	+0% $-181	+5% $-107	+10% $-32
Rate	-1.0pp $-43	-0.5pp $-111	base $-181	+0.5pp $-252	+1.0pp $-325

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Kensington Manor Dr Calera, AL	1.0–2.0	1.0–2.0	1058	$2,147	$2.03	3d	1	0.32mi
2045 Highview Way Calera, AL	3.0	2.0	1556	$1,695	$1.09	5d	1	0.36mi
138 Village Dr Calera, AL	3.0	2.0	1406	$1,511	$1.07	5d	1	0.52mi

Listing history 22 events

1. 2026-06-21
   days on market $274,900 Active 89 DOM
2. 2026-06-18
   days on market $274,900 Active 86 DOM
3. 2026-06-17
   days on market $274,900 Active 85 DOM
4. 2026-06-16
   days on market $274,900 Active 84 DOM
5. 2026-06-15
   days on market $274,900 Active 83 DOM
6. 2026-06-13
   days on market $274,900 Active 81 DOM
7. 2026-06-13
   days on market $274,900 Active 80 DOM
8. 2026-06-10
   days on market $274,900 Active 78 DOM
9. 2026-06-09
   days on market $274,900 Active 77 DOM
10. 2026-06-08
    days on market $274,900 Active 76 DOM
11. 2026-06-07
    days on market $274,900 Active 75 DOM
12. 2026-06-05
    pricedays on market $274,900 Active 72 DOM
13. 2026-06-03
    days on market $279,900 Active 71 DOM
14. 2026-06-02
    days on market $279,900 Active 70 DOM
15. 2026-06-01
    days on market $279,900 Active 69 DOM
16. 2026-05-31
    days on market $279,900 Active 68 DOM
17. 2026-05-12
    price $279,900 677-char remark

    Show marketing remark (677 chars)

    Welcome home to this move-in ready 3-bedroom, 2-bath gem! This well-maintained property offers spacious rooms and a functional layout perfect for comfortable everyday living. The inviting living room features a cozy fireplace—ideal for relaxing evenings at home. Enjoy a covered patio overlooking the fully fenced backyard, perfect for entertaining, pets, or play. A two-car garage provides ample parking and storage. Nestled in a quiet neighborhood, this home offers the perfect balance of comfort and convenience, located just minutes from town with easy access to the interstate for commuting. Don’t miss this opportunity to own a newer home in a great location!

18. 2026-04-09
    price $284,900 677-char remark

    Show marketing remark (677 chars)

    Welcome home to this move-in ready 3-bedroom, 2-bath gem! This well-maintained property offers spacious rooms and a functional layout perfect for comfortable everyday living. The inviting living room features a cozy fireplace—ideal for relaxing evenings at home. Enjoy a covered patio overlooking the fully fenced backyard, perfect for entertaining, pets, or play. A two-car garage provides ample parking and storage. Nestled in a quiet neighborhood, this home offers the perfect balance of comfort and convenience, located just minutes from town with easy access to the interstate for commuting. Don’t miss this opportunity to own a newer home in a great location!

19. 2026-03-24
    listed $289,900 Active 677-char remark

    Show marketing remark (677 chars)

    Welcome home to this move-in ready 3-bedroom, 2-bath gem! This well-maintained property offers spacious rooms and a functional layout perfect for comfortable everyday living. The inviting living room features a cozy fireplace—ideal for relaxing evenings at home. Enjoy a covered patio overlooking the fully fenced backyard, perfect for entertaining, pets, or play. A two-car garage provides ample parking and storage. Nestled in a quiet neighborhood, this home offers the perfect balance of comfort and convenience, located just minutes from town with easy access to the interstate for commuting. Don’t miss this opportunity to own a newer home in a great location!

20. 2019-05-02
    soldstatus $190,390 Sold 830-char remark

    Show marketing remark (830 chars)

    Lanier C floor plan is a one level 3 bedroom home with a large Master Bedroom with a large walk in closet. The home features a wood burning fireplace, recessed lights, stainless steel appliances, granite counter tops and a pull down kitchen faucet. The master bedroom has a garden tub and a separate shower plus a double bowl vanity, the HUGE closet has a door to the laundry room that can be locked for privacy. The guests bedrooms are on the other side of the house and have a nice bathroom in between them with a lined closet in the hall. There is laminate hardwood flooring throughout the main living area and kitchen, only the bedrooms have carpet. This home also features a wide and inviting foyer with chair rail and shadow box. please come see it before it is to late, the home will be move in ready by the end of June.

21. 2019-03-11
    historical 830-char remark

    Show marketing remark (830 chars)

    Lanier C floor plan is a one level 3 bedroom home with a large Master Bedroom with a large walk in closet. The home features a wood burning fireplace, recessed lights, stainless steel appliances, granite counter tops and a pull down kitchen faucet. The master bedroom has a garden tub and a separate shower plus a double bowl vanity, the HUGE closet has a door to the laundry room that can be locked for privacy. The guests bedrooms are on the other side of the house and have a nice bathroom in between them with a lined closet in the hall. There is laminate hardwood flooring throughout the main living area and kitchen, only the bedrooms have carpet. This home also features a wide and inviting foyer with chair rail and shadow box. please come see it before it is to late, the home will be move in ready by the end of June.

22. 2019-02-09
    listed $189,995 Active 830-char remark

    Show marketing remark (830 chars)

    Lanier C floor plan is a one level 3 bedroom home with a large Master Bedroom with a large walk in closet. The home features a wood burning fireplace, recessed lights, stainless steel appliances, granite counter tops and a pull down kitchen faucet. The master bedroom has a garden tub and a separate shower plus a double bowl vanity, the HUGE closet has a door to the laundry room that can be locked for privacy. The guests bedrooms are on the other side of the house and have a nice bathroom in between them with a lined closet in the hall. There is laminate hardwood flooring throughout the main living area and kitchen, only the bedrooms have carpet. This home also features a wide and inviting foyer with chair rail and shadow box. please come see it before it is to late, the home will be move in ready by the end of June.

ⓘ 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: $1,334 · $111/mo
• Projected year-2 tax: $1,334 · $111/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 7/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $22,575
• − Mortgage interest: −$15,399
• − Property taxes: −$1,334
• − Insurance: −$1,374
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − Depreciation: −$7,997
• Taxable loss: −$7,141
• Est. tax savings @ 24.0%: +$1,714
• After-tax cash flow: $-459/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 — Calera

• Score: 59/100
• State rank: #325
• US rank: #19917

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calera, AL
• County: Shelby County · 188,970 people
• City population: 19,304
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 19,304
• Household income: $84,554
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 388.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 59% Black 30% Hispanic / Latino 9% Two or more races 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Italian 1% Serbian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 91% English-only · Spanish 6% Arabic 1% Chinese 1%

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: ▼ -43.58%
• Current HPI: 220.2843
• Rent YoY: ▲ 3.67%
• 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

+47.3% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $279,900 Greater Alabama MLS
• 2026-04-09 Price Changed $284,900 Greater Alabama MLS
• 2026-03-24 Listed $289,900 Greater Alabama MLS
• 2019-05-02 Sold (MLS) $190,390 Greater Alabama MLS
• 2019-03-11 Delisted — Greater Alabama MLS
• 2019-02-09 Listed $189,995 Greater Alabama MLS

Property tax history

+28.5%/yr

Latest (2025): $1,334 · -2.1% YoY. Source: county tax records.