2822 Brooklane Dr · Hueytown, AL 35023

$114,900

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 28 Days on market

Built 1964 10,454 sqft lot Est $124k · 7% 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).

• Cash flow +25.2/30.0
• ARV discount +10.7/15.0
• DSCR +8.3/10.0
• 1% rule +5.5/10.0
• Appreciation +4.7/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Welcome home to 2822 Brooklane Drive - a charming 3 bedroom, 1 bathroom brick home in the heart of Hueytown, ready for its next chapter! Step inside from the covered patio to find beautiful hardwood floors and an abundance of natural light flowing through the living space. The kitchen features a cozy eating area that opens up to a large screened-in porch, perfect for relaxing or entertaining. All three bedrooms are generously sized and share a full bath with a tub/shower combo. Step out back to enjoy a spacious, fenced-in yard and imagine the possibilities. A carport and storage shed offer added convenience and space. Investors, take note: With a median rent of $1,200/month in this area, this property presents a strong opportunity for a long-term hold rental. The desirable layout, brick construction, and location make it a solid addition to any portfolio. Whether you’re looking for your next home or a smart investment, schedule your showing today!

Key facts

• Updated electrical
• New hvac
• Investment property

Tags

• INVESTMENT PROPERTY
• NEW HVAC
• NEW MAIN SEWER LINE
• SHOWER AND BATH REDONE
• UPDATED ELECTRICAL
• HARDWOOD FLOORS

Property features AI

Finance

• Other: Lot size approximately 0.24 acres

Exterior

• Parking: Off-street parking
• Utilities: Public water; Sewer connected; Underground utilities; Electric water heater
• Home design: Existing property; Single-story entry (all main-level rooms listed); Construction: 4-side brick and vinyl siding
• Construction: Crawl space foundation
• Exterior features: Covered, screened patio; No pool; No waterfront; No garden/patio; No deck

Interior

• Kitchen: Laminate countertops; Refrigerator; Gas stove
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom with double shower
• Heating & cooling: Central heating; Central cooling
• Interior features: Pull-down attic; Ceilings: other (see remarks)
• Laundry & utility: Laundry room on the main level; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 5.9% in Hueytown — 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 57/100 on livability (#378 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities 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: Hueytown Primary School (653 students, 64% FRL); Hueytown High School (math 7% / reading 20%, grade F, #235 of 305 statewide, top 77%, 1,210 students, 79% FRL) — zoned schools average 72% FRL vs 49% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 250 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $105 of equity ($794 loan paydown + $-689 appreciation (-0.6% local appreciation)).
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.6% appreciation + 1.6% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $97k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $113,176 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $123,825
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2838 Brooklane Dr	0.06mi	3/2.0	975 (0%)	8mo	$98,150	$101	87
2321 Circle Dr	0.57mi	3/1.0	960 (-2%)	4mo	$74,000	$77	68
121 Meadowood Ave	0.39mi	3/1.0	1,053 (+8%)	2mo	$155,670	$148	67
2104 26th Ave N	0.47mi	3/1.0	884 (-9%)	1mo	$111,111	$126	62
924 Brooklane Dr	0.39mi	3/1.0	1,092 (+12%)	9mo	$149,900	$137	54
3219 Circle Dr	0.53mi	2/1.0 (-1)	1,064 (+9%)	4mo	$135,000	$127	52
2223 Circle Dr	0.63mi	3/1.0	904 (-7%)	10mo	$140,900	$156	50
116 June Ave	0.61mi	3/1.0	1,054 (+8%)	10mo	$159,500	$151	50
2812 20th St N	0.58mi	2/1.0 (-1)	886 (-9%)	8mo	$151,500	$171	46
2421 Circle Dr	0.49mi	2/1.0 (-1)	872 (-11%)	11mo	$75,300	$86	45
122 June Ave	0.60mi	2/1.0 (-1)	866 (-11%)	8mo	$63,000	$73	42
116 Ivy Ave	0.66mi	2/1.0 (-1)	851 (-13%)	4mo	$80,000	$94	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.6% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.25×
• Total profit: $8,075
• Equity at exit: $29,958

10-year hold

• IRR: 10.4%
• Equity multiple: 2.02×
• Total profit: $32,781
• Equity at exit: $33,394

Cash invested: $32,172 (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 35023

• Home prices YoY: -0.1%
• Rents YoY: 1.6%
• Active inventory: 250
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,210 high
• Mortgage (P&I): −$603
• Tax from tax record: −$48 /mo · $581/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $257

Break-even live

Break-even rent $885

Max offer price $114,900

Occupancy floor 74%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2822 Brooklane Dr Bessemer, AL	2.0	1.0	975	$1,000	$1.03	43d	1	0.02mi
119 Lakeland Ave Bessemer, AL	3.0	1.0	1042	$1,125	$1.08	23d	1	0.46mi
2423 Circle Dr Bessemer, AL	2.0	1.0	732	$1,050	$1.43	43d	1	0.47mi
309 Sunrise Blvd Bessemer, AL	2.0	1.0	1105	$1,160	$1.05	11d	1	0.87mi
2234 19th St N Bessemer, AL	2.0	1.0	1106	$975	$0.88	43d	1	1.04mi
1623 26th Ave N Bessemer, AL	2.0	1.0	1004	$1,095	$1.09	11d	1	1.07mi
110 Ray Ave Apt 7 Hueytown, AL	2.0	2.0	900	$875	$0.97	3d	1	1.35mi

Listing history 20 events

1. 2026-06-18
   days on market $114,900 Active 28 DOM
2. 2026-06-17
   days on market $114,900 Active 27 DOM
3. 2026-06-16
   days on market $114,900 Active 26 DOM
4. 2026-06-15
   days on market $114,900 Active 25 DOM
5. 2026-06-13
   days on market $114,900 Active 23 DOM
6. 2026-06-10
   days on market $114,900 Active 20 DOM
7. 2026-06-09
   days on market $114,900 Active 19 DOM
8. 2026-06-08
   days on market $114,900 Active 18 DOM
9. 2026-06-07
   days on market $114,900 Active 17 DOM
10. 2026-06-03
    days on market $114,900 Active 13 DOM
11. 2026-06-02
    days on market $114,900 Active 12 DOM
12. 2026-06-01
    days on market $114,900 Active 11 DOM
13. 2026-05-31
    days on market $114,900 Active 10 DOM
14. 2026-05-21
    listed $114,900 Active
15. 2025-07-01
    soldstatus $97,000
16. 2025-06-30
    soldstatus $97,000 Sold 967-char remark

    Show marketing remark (967 chars)

    Welcome home to 2822 Brooklane Drive - a charming 3 bedroom, 1 bathroom brick home in the heart of Hueytown, ready for its next chapter! Step inside from the covered patio to find beautiful hardwood floors and an abundance of natural light flowing through the living space. The kitchen features a cozy eating area that opens up to a large screened-in porch, perfect for relaxing or entertaining. All three bedrooms are generously sized and share a full bath with a tub/shower combo. Step out back to enjoy a spacious, fenced-in yard and imagine the possibilities. A carport and storage shed offer added convenience and space. Investors, take note: With a median rent of $1,200/month in this area, this property presents a strong opportunity for a long-term hold rental. The desirable layout, brick construction, and location make it a solid addition to any portfolio. Whether you’re looking for your next home or a smart investment, schedule your showing today!

17. 2025-06-03
    historical Contingent 967-char remark

    Show marketing remark (967 chars)

    Welcome home to 2822 Brooklane Drive - a charming 3 bedroom, 1 bathroom brick home in the heart of Hueytown, ready for its next chapter! Step inside from the covered patio to find beautiful hardwood floors and an abundance of natural light flowing through the living space. The kitchen features a cozy eating area that opens up to a large screened-in porch, perfect for relaxing or entertaining. All three bedrooms are generously sized and share a full bath with a tub/shower combo. Step out back to enjoy a spacious, fenced-in yard and imagine the possibilities. A carport and storage shed offer added convenience and space. Investors, take note: With a median rent of $1,200/month in this area, this property presents a strong opportunity for a long-term hold rental. The desirable layout, brick construction, and location make it a solid addition to any portfolio. Whether you’re looking for your next home or a smart investment, schedule your showing today!

18. 2025-05-19
    listed $110,000 Active 967-char remark

    Show marketing remark (967 chars)

    Welcome home to 2822 Brooklane Drive - a charming 3 bedroom, 1 bathroom brick home in the heart of Hueytown, ready for its next chapter! Step inside from the covered patio to find beautiful hardwood floors and an abundance of natural light flowing through the living space. The kitchen features a cozy eating area that opens up to a large screened-in porch, perfect for relaxing or entertaining. All three bedrooms are generously sized and share a full bath with a tub/shower combo. Step out back to enjoy a spacious, fenced-in yard and imagine the possibilities. A carport and storage shed offer added convenience and space. Investors, take note: With a median rent of $1,200/month in this area, this property presents a strong opportunity for a long-term hold rental. The desirable layout, brick construction, and location make it a solid addition to any portfolio. Whether you’re looking for your next home or a smart investment, schedule your showing today!

19. 1997-02-07
    soldstatus $49,900
20. 1993-07-15
    soldstatus $36,000

ⓘ 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: $581 · $48/mo
• Projected year-2 tax: $581 · $48/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,517
• − Mortgage interest: −$6,436
• − Property taxes: −$581
• − Insurance: −$574
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$3,343
• Taxable income: $1,260
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $2,780/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 — Hueytown

• Score: 57/100
• State rank: #378
• US rank: #21611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hueytown, AL
• County: Jefferson County · 527,445 people
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 25,533
• Household income: $69,863
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 247.0

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 0.56)
• Race & ethnicity: White 58% Black 30% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▼ -0.60%
• Current HPI: 389.38
• Rent YoY: ▲ 1.60%
• 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

+219.2% since first listed

7 events — show timeline

• 2026-05-21 Listed $114,900 Greater Alabama MLS
• 2025-07-01 Sold (Public Records) $97,000 Public Records
• 2025-06-30 Sold (MLS) $97,000 Greater Alabama MLS
• 2025-06-03 Contingent — Greater Alabama MLS
• 2025-05-19 Listed $110,000 Greater Alabama MLS
• 1997-02-07 Sold (Public Records) $49,900 Public Records
• 1993-07-15 Sold (Public Records) $36,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $581 · +3.4% YoY. Source: county tax records.