793 Labelle Ln · Hoover, AL 35226

$375,000

3 bd · 2.5 ba · 2,940 sqft · SingleFamily public records · 1 Days on market

Built 1992 Est $491k · 24% 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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• Schools +5.0/10.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• Rent growth +3.4/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Single-family home with close proximity to to Hoover Met and Riverchase Galleria area. Private drive and quiet neighborhood. Woods behind house will not allow for additional building.

Key facts

• Woods behind house
• Quiet neighborhood
• Private drive

Tags

• PRIVATE DRIVE
• QUIET NEIGHBORHOOD
• WOODS BEHIND HOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $20 ($241/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 $285k (24.0% below list).
• Recommended offer: $285k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.4% in Hoover — 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 84/100 on livability (#1 in AL, #630 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+.
• Hoover City (urban): math 45% / reading 66% proficiency, ranked #8 of 129 in AL (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Gwin Elementary School (math 45% / reading 63%, grade C, #96 of 627 statewide, top 16%, 515 students, 44% FRL); Ira F Simmons Middle School (math 33% / reading 59%, grade D+, #36 of 257 statewide, top 14%, 882 students, 46% FRL); Hoover High School (math 46% / reading 47%, grade D-, #17 of 305 statewide, top 5%, 2,841 students, 32% FRL) — zoned schools average 41% FRL vs 19% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 208 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $138k; list at $375k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 44% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $285,079 (24.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 0.76% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $490,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
793 Labelle Ln	0.00mi	3/2.5	2,940 (0%)	1mo	$382,500	$130	99
1220 Rumson Dr	0.31mi	4/2.0 (+1)	2,896 (-2%)	10mo	$389,900	$135	67
4834 Sulphur Springs Rd	0.34mi	4/3.0 (+1)	2,774 (-6%)	3mo	$374,000	$135	65
3527 Deerfield Dr	0.46mi	4/3.5 (+1)	2,888 (-2%)	4mo	$525,000	$182	63
3535 Burnt Leaf Ln	0.63mi	4/3.0 (+1)	2,968 (+1%)	0mo	$465,000	$157	62
554 White Stone Way	0.34mi	4/2.5 (+1)	2,640 (-10%)	2mo	$440,000	$167	61
1128 Al Seier Rd	0.37mi	4/3.5 (+1)	2,728 (-7%)	2mo	$650,000	$238	60
675 Summit Pt	0.47mi	4/3.0 (+1)	2,778 (-6%)	3mo	$527,000	$190	59
4720 Red Leaf Cir	0.52mi	4/2.5 (+1)	3,012 (+2%)	10mo	$415,000	$138	58
3605 Atkins Trimm Ln	0.44mi	4/3.5 (+1)	3,094 (+5%)	10mo	$420,000	$136	53
1185 Hibiscus Dr	0.70mi	4/2.5 (+1)	3,143 (+7%)	8mo	$569,900	$181	44
1180 Hibiscus Dr	0.72mi	4/3.5 (+1)	2,519 (-14%)	2mo	$535,000	$212	31

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 · 3.7% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.45×
• Total profit: $-57,642
• Equity at exit: $55,914

10-year hold

• IRR: -5.9%
• Equity multiple: 0.61×
• Total profit: $-40,854
• Equity at exit: $32,423

Cash invested: $105,000 (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 35226

• Rents YoY: 3.7%
• Active inventory: 208
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,851 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $20

Break-even live

Break-even rent $2,825

Max offer price $375,000

Occupancy floor 94%

Sensitivity live

Price	-10% $232	-5% $126	+0% $20	+5% $-86	+10% $-192
Rent	-10% $-205	-5% $-93	+0% $20	+5% $133	+10% $245
Rate	-1.0pp $209	-0.5pp $115	base $20	+0.5pp $-77	+1.0pp $-176

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
656 Flag Cir Hoover, AL	3.0	2.5	1941	$2,623	$1.35	13d	1	0.35mi
4790 McGill Ct Hoover, AL	4.0	2.5	2549	$4,200	$1.65	45d	1	0.93mi
1108 Colony Trl Hoover, AL	4.0	3.5	2725	$2,900	$1.06	45d	1	1.22mi
4784 Arden Way Unit 1 Helena, AL	3.0	3.0	1981	$3,200	$1.62	45d	1	1.27mi
4740 Arden Way Birmingham, AL	4.0	3.5	2278	$3,200	$1.40	45d	1	1.29mi
3434 Kildare Dr Hoover, AL	4.0	3.0	2514	$3,000	$1.19	23d	1	1.47mi

Listing history 3 events

1. 2026-05-26
   listed $375,000 Active
2. 1991-11-26
   soldstatus $138,000
3. 1991-08-01
   soldstatus $30,000

ⓘ 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: $1,311 · $109/mo
• Projected year-2 tax: $1,538 · $128/mo
• Expected delta: +$227/yr (+$19/mo · 17.3%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 44% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,209
• − Mortgage interest: −$21,006
• − Property taxes: −$1,311
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,737
• − Management: −$2,737
• − Depreciation: −$10,909
• Taxable loss: −$6,365
• Est. tax savings @ 24.0%: +$1,528
• After-tax cash flow: $1,769/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: Hoover City
• NCES district ID: 0100007
• Math proficiency: 45% ▼ -25.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $76,210
• Composite: 49.77/100
• National rank: #1960
• State rank: #8 of 129 in AL

Livability — Hoover

• Score: 84/100
• State rank: #1
• US rank: #630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoover, AL
• County: Jefferson County · 527,445 people
• City population: 76,805
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 38,588
• Household income: $124,516
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 539.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 13% Asian 8% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Italian 6% Slovak 3% Serbian 3%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 2% Other Indo-European 2% Chinese 2%

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: ▼ -200.60%
• Current HPI: 214.5202
• Rent YoY: ▲ 3.70%
• 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

+1150.0% since first listed

3 events — show timeline

• 2026-05-26 Listed $375,000 FSBO.com
• 1991-11-26 Sold (Public Records) $138,000 Public Records
• 1991-08-01 Sold (Public Records) $30,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,311 · +0.0% YoY. Source: county tax records.