235 Dooley Rd · Gardendale, AL 35071

$75,000

2 bd · 1.0 ba · 600 sqft · SingleFamily public records · 1 Days on market

Built 1955 4.00 ac lot

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on 4. acres in Gardendale, this charming 2-bedroom, 1-bath home has been well maintained and features major updates already taken care of, including a roof and HVAC both less than 6 years old. With its solid condition and desirable location, this home will make the perfect addition to any investor’s rental portfolio. A unique bonus is the outdoor shower system located in the basement, perfect for outdoor enthusiasts or gardeners.

Key facts

• Desirable location
• Major updates
• 4 acre lot

Tags

• OUTDOOR SHOWER SYSTEM
• MAJOR UPDATES
• DESIRABLE LOCATION

Property features AI

Finance

• Other: Quarterly garbage fee ($55)
• Financial info: Has down payment assistance
• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Electric water heater; Internet service availability
• Home design: Existing structure; Concrete/block construction; Basement foundation
• Construction: Concrete/block construction; Basement foundation; Partial unfinished concrete block basement
• Exterior features: Covered deck; No pool, patio, garden/patio, or waterfront

Interior

• Kitchen: Laminate countertops; Built-in dishwasher; Electric oven
• Bedrooms: Two bedrooms (both on main level)
• Flooring: Carpet
• Bathrooms: One full bathroom with tub/shower combo (on main level)
• Heating & cooling: Space heaters; Central cooling
• Interior features: Carpet floors; Ceilings: Other (see remarks); No special interior features listed; Partial, all-unfinished concrete block basement; Has laundry on the main level
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 27.7% vs local median 5.5% in Gardendale — 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 66/100 on livability (#113 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Gardendale Elementary School (math 20% / reading 56%, grade F, #263 of 627 statewide, top 42%, 677 students, 48% FRL); Gardendale High School (math 21% / reading 28%, grade F, #118 of 305 statewide, top 45%, 1,047 students, 48% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 97 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 35% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $75k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.19% ✓
• Cap rate: 27.67%
• Cash-on-cash: 76.35%
• DSCR: 4.40
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 76.3%
• Equity multiple: 4.48×
• Total profit: $73,007
• Equity at exit: $11,183

10-year hold

• IRR: 80.0%
• Equity multiple: 9.26×
• Total profit: $173,397
• Equity at exit: $6,485

Cash invested: $21,000 (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 35071

• Home prices YoY: -21.1%
• Active inventory: 97
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,396 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$132 /mo · $1,588/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $1,336

Break-even live

Break-even rent $705

Max offer price $75,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,379	-5% $1,357	+0% $1,336	+5% $1,315	+10% $1,294
Rent	-10% $1,147	-5% $1,242	+0% $1,336	+5% $1,431	+10% $1,525
Rate	-1.0pp $1,374	-0.5pp $1,355	base $1,336	+0.5pp $1,317	+1.0pp $1,297

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4000 Skyline Ridge Rd Unit 4712 Gardendale, AL	1.0	1.0	736	$2,995	$4.07	3d	1	1.03mi
4000 Skyline Ridge Rd Unit 4325 Gardendale, AL	1.0	1.0	736	$2,695	$3.66	44d	1	1.03mi

Listing history 3 events

1. 2026-05-01
   status Pending
2. 2026-04-30
   listed $75,000 Active
3. 2001-01-04
   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: $1,588 · $132/mo
• Projected year-2 tax: $1,588 · $132/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 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,755
• − Mortgage interest: −$4,201
• − Property taxes: −$1,588
• − Insurance: −$375
• − Repairs & maintenance: −$2,300
• − Management: −$2,300
• − Depreciation: −$2,182
• Taxable income: $15,808
• Est. tax owed @ 24.0%: −$3,794
• After-tax cash flow: $12,240/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 — Gardendale

• Score: 66/100
• State rank: #113
• US rank: #12225

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardendale, AL
• County: Jefferson County · 527,445 people
• City population: 17,288
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 17,288
• Household income: $82,074
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 151.0

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 (69%)
• Race & ethnicity: White 69% Black 21% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -55.29%
• Current HPI: 206.7447
• Rent YoY: —
• 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

+150.0% since first listed

3 events — show timeline

• 2026-05-01 Pending — Greater Alabama MLS
• 2026-04-30 Listed $75,000 Greater Alabama MLS
• 2001-01-04 Sold (Public Records) $30,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,588 · +3.8% YoY. Source: county tax records.