1237 Kensington Blvd · Calera, AL 35040

$265,000

3 bd · 3.0 ba · 1,786 sqft · SingleFamily public records · 34 Days on market

Built 2010 6,534 sqft lot $148/sqft · 10% below area Est $294k · 10% under $17/mo HOA · 1% of rent ↓ 4% since listing

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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 +11.9/15.0
• Cash flow +10.0/30.0
• Schools +3.9/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Remodeled 3BR/2.5BA home in a quiet established neighborhood. The living room has an electric log fireplace and is open to the kitchen. New LVP hardwood floors throughout the main level with carpet upstairs in the bedrooms. Kitchen has quartz counter tops, tiled back splash, and stainless appliances. There is an eating area and access to the back patio from the kitchen. A half bath and formal dining room and laundry room are all on the main level. Upstairs is 3 bedrooms and a loft area. Bathrooms have all new quartz tops with the master bath featuring a garden tub and shower. There is a two car garage and covered patio to complete this home.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 2010

Property features AI

Finance

• Other: Property in Kensington Place subdivision; Parcel ID on record
• Financial info: Down payment assistance available; Monthly garbage fee of $20
• HOA & community: Association fee of $200 yearly (fees include management fee)

Exterior

• Parking: Front garage entry; Detached/attached 2-car garage (2 garage spaces on main level); Driveway parking
• Security: No specific security features listed
• Utilities: Public water; Connected sewer; Underground utilities; Unknown internet service availability
• Home design: Single-family property (existing construction); Entry faces front
• Construction: One-side brick with vinyl siding; Shingle roof; Slab foundation
• Exterior features: Covered patio; Subdivision lot with some trees and interior lot position; Sidewalks and street lights; No pool; Not waterfront; Paved public road access

Interior

• Kitchen: Dishwasher (built-in); Built-in microwave; Electric oven (self-cleaning); Electric stove; Some stainless steel appliances; Island
• Bedrooms: Master bedroom on upper level; Additional bedrooms on upper level; Bedroom count includes multiple upstairs bedrooms
• Flooring: Carpet; Hardwood laminate
• Bathrooms: Two full bathrooms; One half bath; Master bath with separate shower and garden tub; Separate vanities; Linen closet; Combination tub/shower in shared bath
• Heating & cooling: Central heating and cooling; Electric heat pump
• Interior features: Smooth ceilings; One gas fireplace with tile surround in the living room; All window treatments remain; Solid surface kitchen countertops; Kitchen island; No additional built-in interior features listed
• Laundry & utility: Laundry room on main level; Washer hookup provided; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (30.1% below list).
• Recommended offer: $185k (30.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 Elementary (752 students, 64% FRL); Calera High (math 18% / reading 21%, grade F, #169 of 305 statewide, top 59%, 1,066 students, 59% FRL) — zoned schools average 62% FRL vs 26% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 44% district-wide (-24 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); 374 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 34 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.

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 $185,231 (30.1% 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 34 days. Have you received any prior offers? Is the seller open to a 30% 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. 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: 0.70% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 11.9

CMA / ARV

• ARV (median comp): $293,737
• List price: $265,000
• Delta: -9.78%
• 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
1272 Kensington Blvd	0.11mi	4/2.0 (+1)	1,790 (+0%)	2mo	$265,000	$148	84
204 Koslin Loop	0.05mi	4/2.0 (+1)	1,774 (-1%)	8mo	$306,000	$172	80
1340 Kensington Blvd	0.21mi	3/2.0	1,736 (-3%)	2mo	$283,000	$163	80
2053 Highview Way	0.52mi	3/2.0	1,762 (-1%)	1mo	$252,000	$143	68
327 Waterford Cove Trl	0.46mi	3/2.0	1,772 (-1%)	6mo	$262,500	$148	68
2012 Kensington Ct	0.10mi	4/2.0 (+1)	1,911 (+7%)	11mo	$244,900	$128	66
2064 Highview Way	0.56mi	4/3.0 (+1)	1,774 (-1%)	6mo	$254,900	$144	63
188 Waterford Lake Dr	0.48mi	3/2.0	1,651 (-8%)	2mo	$269,999	$164	59
3029 Highview Ln	0.58mi	4/3.0 (+1)	1,880 (+5%)	1mo	$235,000	$125	58
583 Waterford Ln	0.50mi	3/2.0	1,584 (-11%)	8mo	$258,900	$163	47
101 Village Dr	0.57mi	4/2.5 (+1)	1,955 (+10%)	7mo	$238,900	$122	45
2038 Village Ln	0.69mi	3/3.0	1,599 (-10%)	11mo	$218,000	$136	41

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-52,014
• Equity at exit: $39,512

10-year hold

• IRR: -11.9%
• Equity multiple: 0.28×
• Total profit: $-53,640
• Equity at exit: $22,912

Cash invested: $74,200 (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: 374
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,852 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$107 /mo · $1,282/yr
• Insurance: −$110
• HOA: −$17
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-161

Break-even live

Break-even rent $2,056

Max offer price $236,627

Occupancy floor —

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2045 Highview Way Calera, AL	3.0	2.0	1556	$1,695	$1.09	3d	1	0.53mi
138 Village Dr Calera, AL	3.0	2.0	1406	$1,511	$1.07	3d	1	0.64mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: electric

Listing history 17 events

1. 2026-06-18
   days on market $265,000 Active 34 DOM
2. 2026-06-17
   days on market $265,000 Active 33 DOM
3. 2026-06-16
   days on market $265,000 Active 32 DOM
4. 2026-06-15
   days on market $265,000 Active 31 DOM
5. 2026-06-13
   days on market $265,000 Active 29 DOM
6. 2026-06-13
   pricedays on market $265,000 Active 28 DOM
7. 2026-06-10
   days on market $275,000 Active 26 DOM
8. 2026-06-09
   days on market $275,000 Active 25 DOM
9. 2026-06-08
   days on market $275,000 Active 24 DOM
10. 2026-06-07
    days on market $275,000 Active 23 DOM
11. 2026-06-05
    days on market $275,000 Active 20 DOM
12. 2026-06-03
    days on market $275,000 Active 19 DOM
13. 2026-06-02
    days on market $275,000 Active 18 DOM
14. 2026-06-01
    days on market $275,000 Active 17 DOM
15. 2026-05-31
    days on market $275,000 Active 16 DOM
16. 2026-05-15
    listed $275,000 Active 649-char remark
17. 2026-05-12
    historical $275,000 649-char remark

ⓘ 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: $1,282 · $107/mo
• Projected year-2 tax: $1,282 · $107/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: $22,228
• − Mortgage interest: −$14,844
• − Property taxes: −$1,282
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − HOA: −$204
• − Depreciation: −$7,709
• Taxable loss: −$6,693
• Est. tax savings @ 24.0%: +$1,606
• After-tax cash flow: $-321/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

-3.6% since first listed

3 events — show timeline

• 2026-06-11 Price Changed $265,000 Greater Alabama MLS
• 2026-05-15 Listed $275,000 Greater Alabama MLS
• 2026-05-12 Coming Soon $275,000 Greater Alabama MLS

Property tax history

+4.6%/yr

Latest (2025): $1,282 · -2.1% YoY. Source: county tax records.