6355 Palos Cir · West Jefferson, AL 35130

$98,500

3 bd · 2.0 ba · 1,537 sqft · SingleFamily · 65 Days on market

Built 1940 Fair condition 2.00 ac lot Est $98k · at est. ↓ 10% since listing

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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 +26.4/30.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.4/15.0
• 1% rule +7.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0

Listing remarks

TWO HOMES ON ONE PARCEL! This rare 2-acre compound in Quinton features both a 3BD/2BA single-family home and an additional 2BD/2BA manufactured home on the same property, providing unmatched flexibility for rental income, multi-generational living, or a high-equity flip. Spanning a massive lot, the main residence has incredible bones ready for a custom renovation, while the manufactured home with its private porch is perfect as rental, guest house, or office. With over 2 acres of usable land, this "Two-for-One" opportunity is where utility meets privacy. Bring your vision and your contractor; properties with this much acreage and dual-dwelling potential at this price point are a r

Key facts

• Private porch
• 2 acres
• Custom renovation

Tags

• 2 ACRES
• TWO RESIDENCES
• CUSTOM RENOVATION
• PRIVATE PORCH
• USABLE LAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $98k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#527 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment 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: West Jefferson Elementary School (math 12% / reading 42%, grade F, #392 of 627 statewide, top 65%, 94 students, 49% FRL); Corner High School (math 22% / reading 32%, grade F, #90 of 305 statewide, top 35%, 504 students, 41% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 29 active listings in the ZIP; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($681 loan paydown + $10k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,590 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.20% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.15%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $98,368
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6572 W Jefferson Rd	0.41mi	3/1.0	1,529 (-0%)	8mo	$97,500	$64	69
4627 Honeysuckle Rd	0.43mi	3/2.0	1,424 (-7%)	11mo	$165,000	$116	59
6405 Palos Cir	0.12mi	3/1.0	1,328 (-14%)	14mo	$39,700	$30	56

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.5%
• Equity multiple: 3.54×
• Total profit: $69,990
• Equity at exit: $88,737

10-year hold

• IRR: 28.0%
• Equity multiple: 8.01×
• Total profit: $193,306
• Equity at exit: $191,364

Cash invested: $27,580 (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 35130

• Home prices YoY: 7.0%
• Active inventory: 29
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$517
• Tax est. 1.5%: −$123 /mo · $1,478/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $256

Break-even live

Break-even rent $862

Max offer price $98,500

Occupancy floor 73%

Sensitivity live

Price	-10% $324	-5% $290	+0% $256	+5% $222	+10% $188
Rent	-10% $163	-5% $209	+0% $256	+5% $303	+10% $350
Rate	-1.0pp $306	-0.5pp $281	base $256	+0.5pp $231	+1.0pp $205

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-27
   status Pending
2. 2026-04-03
   price $98,500
3. 2026-04-01
   price $98,900
4. 2026-03-21
   price $100,000
5. 2026-03-19
   price $108,500
6. 2026-03-16
   price $109,500
7. 2026-03-08
   price $109,900
8. 2026-02-21
   listed $110,000 Active

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,234
• − Mortgage interest: −$5,518
• − Property taxes: −$1,478
• − Insurance: −$492
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$2,865
• Taxable income: $1,603
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $2,691/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property requires extensive renovations to improve its condition and increase its value. The roof, exterior siding, flooring, interior walls, bathrooms, and kitchen are all in poor condition and need major repairs. Landscaping and curb appeal improvements are also needed. The home has potential for significant value increase with these improvements.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The siding shows signs of wear and discoloration, and the foundation appears uneven.
• Major flooring — The flooring in the interior appears to be carpeted and in need of replacement.
• Major interior walls/paint — The interior walls and paint show signs of wear and discoloration.
• Major bathrooms — The bathrooms appear to be in poor condition, with outdated fixtures and potential plumbing issues.
• Major kitchen — The kitchen appears to be outdated with outdated appliances and cabinets.

Value-add opportunities

• Resale New roof — A new roof will significantly increase the home's value and appeal to potential buyers.
• Resale New exterior siding — New siding will improve the home's curb appeal and increase its value.
• Resale New flooring — New flooring will improve the home's appearance and increase its value.
• Resale Painted interior walls — Painted interior walls will improve the home's appearance and increase its value.
• Resale Updated bathrooms — Updated bathrooms will improve the home's appearance and increase its value.
• Resale Updated kitchen — Updated kitchen will improve the home's appearance and increase its value.
• Resale Landscaping and curb appeal improvements — Landscaping and curb appeal improvements will increase the home's appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The siding shows signs of wear and discoloration, and the foundation appears uneven.	Major	$15,000–50,000
flooring · The flooring in the interior appears to be carpeted and in need of replacement.	Major	$15,000–50,000
interior walls/paint · The interior walls and paint show signs of wear and discoloration.	Major	$15,000–50,000
bathrooms · The bathrooms appear to be in poor condition, with outdated fixtures and potential plumbing issues.	Major	$15,000–50,000
kitchen · The kitchen appears to be outdated with outdated appliances and cabinets.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale New roof — A new roof will significantly increase the home's value and appeal to potential buyers. ↑
• Resale New exterior siding — New siding will improve the home's curb appeal and increase its value. ↑
• Resale New flooring — New flooring will improve the home's appearance and increase its value. ↑
• Resale Painted interior walls — Painted interior walls will improve the home's appearance and increase its value. ↑
• Resale Updated bathrooms — Updated bathrooms will improve the home's appearance and increase its value. ↑
• Resale Updated kitchen — Updated kitchen will improve the home's appearance and increase its value. ↑
• Resale Landscaping and curb appeal improvements — Landscaping and curb appeal improvements will increase the home's appeal and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — West Jefferson

• Score: 50/100
• State rank: #527
• US rank: #25585

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Jefferson, AL
• Population (ZIP): 3,239

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 (85%)
• Race & ethnicity: White 85% Two or more races 9% Black 6%
• Common ancestry: Scotch-Irish 6% Serbian 1% Italian 1%
• Foreign-born: 0% · Canada, Jamaica

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: ▲ 11.51%
• Current HPI: 176.96
• Rent YoY: —
• Metro: —
• 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

-10.5% since first listed

8 events — show timeline

• 2026-04-27 Pending — Greater Alabama MLS
• 2026-04-03 Price Changed $98,500 Greater Alabama MLS
• 2026-04-01 Price Changed $98,900 Greater Alabama MLS
• 2026-03-21 Price Changed $100,000 Greater Alabama MLS
• 2026-03-19 Price Changed $108,500 Greater Alabama MLS
• 2026-03-16 Price Changed $109,500 Greater Alabama MLS
• 2026-03-08 Price Changed $109,900 Greater Alabama MLS
• 2026-02-21 Listed $110,000 Greater Alabama MLS