6844 Bradshaw Ln · Pinson, AL 35126

$65,000

2 bd · 2.0 ba · 1,500 sqft · SingleFamily · 73 Days on market

Built 1970 1.00 ac lot $43/sqft · 58% below area

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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 +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property is subject to Court approval. Property sold as-is.

Key facts

• 1 acre lot
• Built 1970
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 5.3% in Pinson — 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 60/100 on livability (#289 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D+, amenities F, commute 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.
• Market conditions: Rents rising (+1.6%/yr); 186 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $449 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 + 1.6% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $65k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 2.35% ✓
• Cap rate: 20.26%
• Cash-on-cash: 49.89%
• DSCR: 3.22
• GRM: 3.5

CMA / ARV

• ARV (median comp): $154,000
• List price: $65,000
• Delta: -57.79%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6745 Womack Rd	0.50mi	3/2.0 (+1)	1,536 (+2%)	7mo	$191,500	$125	62
6602 Davison Rd	0.52mi	3/2.0 (+1)	1,602 (+7%)	1mo	$185,000	$115	58
5439 Faucett Rd	0.40mi	3/2.0 (+1)	1,448 (-4%)	15mo	$159,900	$110	58
6592 Telia Dr	0.59mi	3/2.0 (+1)	1,606 (+7%)	5mo	$210,000	$131	51
4832 Deer Foot Cv	0.58mi	3/2.0 (+1)	1,714 (+14%)	2mo	$258,000	$151	42
5557 Melissa Dr	0.50mi	3/2.0 (+1)	1,603 (+7%)	23mo	$235,900	$147	41
6590 Davison Rd	0.57mi	3/2.0 (+1)	1,622 (+8%)	21mo	$186,000	$115	37
6709 Mcduffie Rd	0.67mi	3/2.0 (+1)	1,634 (+9%)	16mo	$230,000	$141	36

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: 46.0%
• Equity multiple: 2.96×
• Total profit: $35,581
• Equity at exit: $9,692

10-year hold

• IRR: 51.2%
• Equity multiple: 5.66×
• Total profit: $84,735
• Equity at exit: $5,620

Cash invested: $18,200 (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 35126

• Home prices YoY: -22.4%
• Rents YoY: 1.6%
• Active inventory: 186
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,526 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $757

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 45%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5433 Faucett Rd Pinson, AL	3.0	2.0	1148	$1,395	$1.22	10d	1	0.43mi
5421 Faucett Rd Pinson, AL	3.0	2.0	1248	$1,195	$0.96	3d	1	0.44mi
4800 Deer Foot Cv Pinson, AL	3.0	2.0	1550	$1,730	$1.12	43d	1	0.52mi
6594 Davison Rd Pinson, AL	3.0	2.0	1304	$1,650	$1.27	23d	1	0.52mi
4832 Deer Foot Cv Pinson, AL	3.0	2.0	1714	$1,556	$0.91	21d	1	0.58mi
6568 Davison Rd Pinson, AL	3.0	2.0	1054	$1,435	$1.36	43d	1	0.58mi
6541 Womack Rd Pinson, AL	3.0	2.0	1146	$1,470	$1.28	23d	1	0.64mi
6877 Briarwood Dr Pinson, AL	3.0	2.0	1390	$1,595	$1.15	43d	1	0.75mi
4541 Morgan Dr Pinson, AL	3.0	2.0	1610	$1,795	$1.11	11d	1	0.98mi
6937 Brandi Cir Pinson, AL	3.0	2.0	1648	$1,735	$1.05	3d	1	1.10mi
6469 Chrissy Dr Pinson, AL	3.0	2.0	1110	$1,465	$1.32	10d	1	1.10mi
7436 Hitching Post Dr Pinson, AL	3.0	1.0	1980	$1,350	$0.68	16d	1	1.40mi

Listing history 15 events

1. 2026-06-18
   days on market $65,000 Active 73 DOM
2. 2026-06-17
   days on market $65,000 Active 72 DOM
3. 2026-06-16
   days on market $65,000 Active 71 DOM
4. 2026-06-15
   days on market $65,000 Active 70 DOM
5. 2026-06-13
   days on market $65,000 Active 68 DOM
6. 2026-06-10
   days on market $65,000 Active 65 DOM
7. 2026-06-09
   days on market $65,000 Active 64 DOM
8. 2026-06-08
   days on market $65,000 Active 63 DOM
9. 2026-06-07
   days on market $65,000 Active 62 DOM
10. 2026-06-03
    days on market $65,000 Active 58 DOM
11. 2026-06-02
    days on market $65,000 Active 57 DOM
12. 2026-06-01
    days on market $65,000 Active 56 DOM
13. 2026-05-31
    days on market $65,000 Active 55 DOM
14. 2026-03-31
    listed $65,000 Active 59-char remark

    Show marketing remark (59 chars)

    Property is subject to Court approval. Property sold as-is.

15. 1997-05-20
    soldstatus $35,000

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

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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,318
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$1,891
• Taxable income: $8,555
• Est. tax owed @ 24.0%: −$2,053
• After-tax cash flow: $7,028/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 — Pinson

• Score: 60/100
• State rank: #289
• US rank: #18763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 527,445 people
• City population: 22,599
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 22,599
• Household income: $83,732
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 267.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Black 28% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 5% Vietnamese 1% Chinese 0%

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: ▼ -54.52%
• Current HPI: 188.6439
• Rent YoY: ▲ 1.61%
• 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

+85.7% since first listed

2 events — show timeline

• 2026-03-31 Listed $65,000 Greater Alabama MLS
• 1997-05-20 Sold (Public Records) $35,000 Public Records