3573 Queenstown Rd · Trussville, AL 35173

$185,000

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 142 Days on market

Built 1957 Fair condition 2.00 ac lot $115/sqft · 36% below area Est $288k · 36% under

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bath home sits on approximately 2 acres in Trussville and is within a short drive of dining and shopping. The property offers plenty of space and potential for updates or improvements. The home is being sold as-is, and buyers are encouraged to perform their own inspections and due diligence regarding the property's condition. Some repairs or updates may be necessary. Buyers should speak with their lender about financing options available based on the property's condition. The seller will review all offers.

Key facts

• 2 acre lot
• Garage
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.2% in Trussville — 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 79/100 on livability (#7 in AL, #2,110 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: commute F.
• Trussville City (suburban): math 49% / reading 74% proficiency, ranked #5 of 129 in AL (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Paine Elementary School (math 68% / reading 82%, grade A, #14 of 627 statewide, top 2%, 1,350 students, 16% FRL); Hewitttrussville Middle School (math 33% / reading 75%, grade B-, #20 of 257 statewide, top 8%, 1,202 students, 16% FRL); Hewitttrussville High School (math 50% / reading 50%, grade D+, #15 of 305 statewide, top 5%, 1,573 students, 15% FRL).
• Market conditions: 405 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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 $1k of loan paydown is wiped out by about $6k 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 $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $40k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% 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 1957 — 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 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?
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: 1.28% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.96%
• DSCR: 1.67
• GRM: 6.5

CMA / ARV

• ARV (median comp): $287,632
• List price: $185,000
• Delta: -35.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Forest Dr	0.24mi	3/2.0	1,621 (+1%)	6mo	$342,900	$212	82
110 Cahaba Forest Dr	0.10mi	3/2.0	1,626 (+1%)	14mo	$250,000	$154	82
3122 Cedarbrook Ln	0.19mi	3/2.5	1,727 (+7%)	3mo	$315,000	$182	74
205 Oak Cir	0.33mi	3/2.0	1,731 (+8%)	2mo	$330,000	$191	71
209 Oak Dr W	0.34mi	3/2.0	1,463 (-9%)	4mo	$178,000	$122	66
3106 Cedarbrook Ln	0.26mi	4/2.0 (+1)	1,675 (+4%)	13mo	$235,000	$140	65
621 Oak Dr	0.57mi	3/2.0	1,833 (+14%)	1mo	$335,000	$183	50
3390 Coody Rd	0.57mi	3/2.0	1,392 (-13%)	2mo	$315,000	$226	50
6209 Halcyon Ter	0.65mi	3/2.0	1,828 (+14%)	3mo	$417,000	$228	44
105 Dawn Cir	0.71mi	3/2.0	1,458 (-9%)	11mo	$275,000	$189	42
3520 Halcyon Way	0.66mi	3/2.0	1,418 (-12%)	11mo	$349,900	$247	40
643 E Oak Dr E	0.66mi	4/2.5 (+1)	1,822 (+13%)	3mo	$415,000	$228	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.22×
• Total profit: $11,162
• Equity at exit: $27,584

10-year hold

• IRR: 15.0%
• Equity multiple: 2.21×
• Total profit: $62,704
• Equity at exit: $15,995

Cash invested: $51,800 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 12 under contract
• Months of supply: 2.3 mo (43%/mo absorbed)
• Median asking: $358,000 ($189/sqft)
• Median days on market: 71 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -5.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35173

• Home prices YoY: -33.4%
• Active inventory: 405
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,369 high
• Mortgage (P&I): −$970
• Tax from tax record: −$179 /mo · $2,142/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $646

Break-even live

Break-even rent $1,552

Max offer price $185,000

Occupancy floor 68%

Sensitivity live

Price	-10% $751	-5% $698	+0% $646	+5% $594	+10% $541
Rent	-10% $459	-5% $552	+0% $646	+5% $739	+10% $833
Rate	-1.0pp $739	-0.5pp $693	base $646	+0.5pp $598	+1.0pp $549

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: $46,250
• Closing costs: $5,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3129 Cedarbrook Ln Trussville, AL	3.0	2.0	1231	$1,766	$1.43	63d	1	0.21mi
6735 Roper Rd Trussville, AL	3.0	2.0	1625	$2,400	$1.48	93d	1	0.34mi
6232 Halcyon Ter Trussville, AL	3.0	2.5	1818	$2,700	$1.49	65d	1	0.61mi
3509 Halcyon Way Trussville, AL	3.0	2.0	1412	$2,895	$2.05	19d	1	0.63mi
211 Winterberry Ln Trussville, AL	3.0	2.0	1411	$1,850	$1.31	39d	1	0.86mi
160 Morrow Ave Unit 208 Trussville, AL	2.0	2.0	1450	$2,650	$1.83	93d	1	0.91mi
160 Morrow Ave Unit 204 Trussville, AL	3.0	2.0	1836	$2,850	$1.55	93d	1	0.91mi
165 Morrow Ave Unit 201 Trussville, AL	2.0	2.0	1870	$3,500	$1.87	93d	1	0.95mi
125 Charleston Way Trussville, AL	3.0	3.0	2181	$2,106	$0.97	63d	1	1.24mi
5496 Wisteria Trce Trussville, AL	3.0	2.5	2059	$2,271	$1.10	19d	1	1.37mi
5485 Wisteria Trce Trussville, AL	3.0	2.5	2171	$2,081	$0.96	39d	1	1.41mi

Listing history 50 events

1. 2026-08-08
   days on market $185,000 Active 142 DOM
2. 2026-08-07
   days on market $185,000 Active 141 DOM
3. 2026-08-06
   days on market $185,000 Active 140 DOM
4. 2026-08-05
   days on market $185,000 Active 139 DOM
5. 2026-08-04
   days on market $185,000 Active 138 DOM
6. 2026-08-03
   days on market $185,000 Active 137 DOM
7. 2026-07-31
   pricedays on market $185,000 Active 134 DOM
8. 2026-07-30
   days on market $195,000 Active 132 DOM
9. 2026-07-28
   days on market $195,000 Active 131 DOM
10. 2026-07-26
    days on market $195,000 Active 129 DOM
11. 2026-07-24
    days on market $195,000 Active 127 DOM
12. 2026-07-23
    days on market $195,000 Active 126 DOM
13. 2026-07-22
    days on market $195,000 Active 125 DOM
14. 2026-07-21
    days on market $195,000 Active 124 DOM
15. 2026-07-20
    days on market $195,000 Active 123 DOM
16. 2026-07-19
    days on market $195,000 Active 121 DOM
17. 2026-07-18
    days on market $195,000 Active 120 DOM
18. 2026-07-16
    days on market $195,000 Active 119 DOM
19. 2026-07-15
    days on market $195,000 Active 118 DOM
20. 2026-07-14
    days on market $195,000 Active 117 DOM
21. 2026-07-13
    statusdays on market $195,000 Active 116 DOM
22. 2026-07-13
    days on market $195,000 Contingent 115 DOM
23. 2026-07-11
    days on market $195,000 Contingent 114 DOM
24. 2026-07-10
    days on market $195,000 Contingent 113 DOM
25. 2026-07-09
    days on market $195,000 Contingent 112 DOM
26. 2026-07-07
    days on market $195,000 Contingent 110 DOM
27. 2026-07-06
    days on market $195,000 Contingent 109 DOM
28. 2026-07-05
    days on market $195,000 Contingent 108 DOM
29. 2026-07-03
    statusdays on market $195,000 Contingent 106 DOM
30. 2026-07-02
    days on market $195,000 Active 105 DOM
31. 2026-07-01
    days on market $195,000 Active 104 DOM
32. 2026-06-30
    days on market $195,000 Active 103 DOM
33. 2026-06-29
    days on market $195,000 Active 102 DOM
34. 2026-06-28
    days on market $195,000 Active 101 DOM
35. 2026-06-27
    days on market $195,000 Active 100 DOM
36. 2026-06-27
    days on market $195,000 Active 99 DOM
37. 2026-06-25
    days on market $195,000 Active 97 DOM
38. 2026-06-22
    days on market $195,000 Active 95 DOM
39. 2026-06-21
    days on market $195,000 Active 94 DOM
40. 2026-06-19
    price $195,000 Active 91 DOM
41. 2026-06-18
    days on market $205,000 Active 91 DOM
42. 2026-06-17
    days on market $205,000 Active 90 DOM
43. 2026-06-16
    days on market $205,000 Active 89 DOM
44. 2026-06-15
    days on market $205,000 Active 88 DOM
45. 2026-06-13
    days on market $205,000 Active 86 DOM
46. 2026-06-13
    days on market $205,000 Active 85 DOM
47. 2026-06-10
    days on market $205,000 Active 83 DOM
48. 2026-06-09
    days on market $205,000 Active 82 DOM
49. 2026-06-08
    days on market $205,000 Active 81 DOM
50. 2026-06-07
    days on market $205,000 Active 80 DOM

ⓘ 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: $2,142 · $179/mo
• Projected year-2 tax: $2,142 · $179/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 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,430
• − Mortgage interest: −$10,363
• − Property taxes: −$2,142
• − Insurance: −$925
• − Repairs & maintenance: −$2,274
• − Management: −$2,274
• − Depreciation: −$5,382
• Taxable income: $5,069
• Est. tax owed @ 24.0%: −$1,217
• After-tax cash flow: $6,534/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $40,200–$72,360 screening

This 3-bedroom, 2-bath home requires significant repairs and updates, including a new roof, repainting, and landscaping, to improve its condition and value.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Major roof — Significant wear and discoloration suggest potential leaks and structural issues.
• Major exterior siding — Peeling and chipping paint indicate a need for repainting or replacement.
• Major landscaping — Sparse and overgrown landscaping requires significant maintenance and improvement.
• Minor HVAC system — Functional but may benefit from a thorough cleaning and inspection for efficiency and safety.

Value-add opportunities

• Both paint exterior siding — Fresh paint will improve curb appeal and the home's overall appearance. ↑
• Both repair roof — A new roof will prevent leaks and potential structural damage, enhancing the home's value. ↑
• Both landscape and maintain yard — A well-maintained yard will improve curb appeal and attract potential buyers/tenants. ↑
• Both HVAC system maintenance — A clean and efficient HVAC system will improve comfort and energy efficiency, enhancing the home's value and appeal. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 59/100

Zoned Schools

Elementary Magnolia Elementary School A- AL #20/627 Nat'l #2,792/41,679 Middle Hewitttrussville Middle School B- AL #20/257 Nat'l #2,699/14,009 High Hewitttrussville High School D+ AL #15/305 Nat'l #5,448/17,239

Schools (NCES district)

• District: Trussville City
• NCES district ID: 0100013
• Math proficiency: 49% ▼ -27.00%
• Reading proficiency: 74% ▲ 3.00%
• Median HH income: $83,473
• Composite: 55.42/100
• National rank: #1250
• State rank: #5 of 129 in AL

B Composite livability gradescore 79/100

Livability — Trussville

• Score: 79/100
• State rank: #7
• US rank: #2110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trussville, AL
• County: Jefferson · 669,185 people
• City population: 51,725
• Metro: Birmingham, AL
• Population (ZIP): 32,125
• Household income: $113,028
• Rent vs Own: 10.6% rent · 89.4% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 10% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3%

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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: ▼ -104.75%
• Current HPI: 208.5715
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+82.1% since first listed

11 events — show timeline

• 2026-04-17 Price Changed $214,900 Greater Alabama MLS
• 2026-03-19 Listed $224,900 Greater Alabama MLS
• 2026-03-16 Coming Soon $224,900 Greater Alabama MLS
• 2025-04-19 Price Changed $269,999 Greater Alabama MLS
• 2024-06-25 Sold (Public Records) $149,900 Public Records
• 2024-06-24 Sold (MLS) $149,900 Greater Alabama MLS
• 2024-06-22 Pending — Greater Alabama MLS
• 2024-06-15 Relisted — Greater Alabama MLS
• 2024-05-29 Pending — Greater Alabama MLS
• 2024-05-19 Listed $149,999 Greater Alabama MLS
• 2024-05-14 Sold (Public Records) $118,000 Public Records