3573 Queenstown Rd · Trussville, AL 35173

$195,000

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 91 Days on market

Built 1957 2.00 ac lot $121/sqft · 32% below area Est $286k · 32% 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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 $195k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.4% 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+, schools A; 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.
• Market conditions: 344 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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

• 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 $55k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 30% 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 $177,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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 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?
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: 1.24% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.69%
• DSCR: 1.61
• GRM: 6.7

CMA / ARV

• ARV (median comp): $285,904
• List price: $195,000
• Delta: -31.80%
• 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%)	5mo	$342,900	$212	84
110 Cahaba Forest Dr	0.10mi	3/2.0	1,626 (+1%)	13mo	$250,000	$154	83
3122 Cedarbrook Ln	0.19mi	3/2.5	1,727 (+7%)	1mo	$315,000	$182	75
209 Oak Dr W	0.34mi	3/2.0	1,463 (-9%)	3mo	$178,000	$122	67
3106 Cedarbrook Ln	0.26mi	4/2.0 (+1)	1,675 (+4%)	12mo	$235,000	$140	66
3390 Coody Rd	0.57mi	3/2.0	1,392 (-13%)	1mo	$315,000	$226	51
3650 Halcyon Trce	0.72mi	3/2.0	1,670 (+4%)	14mo	$375,000	$225	49
107 Dawn Cir	0.70mi	3/2.0	1,672 (+4%)	15mo	$260,000	$156	48
6209 Halcyon Ter	0.65mi	3/2.0	1,828 (+14%)	2mo	$417,000	$228	45
105 Dawn Cir	0.71mi	3/2.0	1,458 (-9%)	9mo	$275,000	$189	44
3520 Halcyon Way	0.66mi	3/2.0	1,418 (-12%)	10mo	$349,900	$247	41
643 E Oak Dr E	0.66mi	4/2.5 (+1)	1,822 (+13%)	1mo	$415,000	$228	39

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $8,069
• Equity at exit: $29,075

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $58,095
• Equity at exit: $16,860

Cash invested: $54,600 (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 35173

• Home prices YoY: -33.4%
• Active inventory: 344
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,412 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$179 /mo · $2,142/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $623

Break-even live

Break-even rent $1,623

Max offer price $195,000

Occupancy floor 69%

Sensitivity live

Price	-10% $733	-5% $678	+0% $623	+5% $568	+10% $512
Rent	-10% $432	-5% $528	+0% $623	+5% $718	+10% $813
Rate	-1.0pp $721	-0.5pp $672	base $623	+0.5pp $572	+1.0pp $521

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3129 Cedarbrook Ln Trussville, AL	3.0	2.0	1231	$1,766	$1.43	15d	1	0.21mi
6735 Roper Rd Trussville, AL	3.0	2.0	1625	$2,400	$1.48	44d	1	0.34mi
6232 Halcyon Ter Trussville, AL	3.0	2.5	1818	$2,700	$1.49	16d	1	0.61mi
3509 Halcyon Way Trussville, AL	3.0	2.0	1412	$2,995	$2.12	24d	1	0.63mi
160 Morrow Ave Unit 204 Trussville, AL	3.0	2.0	1836	$2,850	$1.55	44d	1	0.91mi
160 Morrow Ave Unit 208 Trussville, AL	2.0	2.0	1450	$2,650	$1.83	44d	1	0.91mi
165 Morrow Ave Unit 201 Trussville, AL	2.0	2.0	1870	$3,500	$1.87	44d	1	0.95mi
125 Charleston Way Trussville, AL	3.0	3.0	2181	$2,106	$0.97	15d	1	1.24mi
3539 Mary Taylor Rd Birmingham, AL	2.0	1.0–2.0	847	$1,592	$1.88	2d	8	1.31mi

Listing history 27 events

1. 2026-06-19
   price $195,000 Active 91 DOM
2. 2026-06-18
   days on market $205,000 Active 91 DOM
3. 2026-06-17
   days on market $205,000 Active 90 DOM
4. 2026-06-16
   days on market $205,000 Active 89 DOM
5. 2026-06-15
   days on market $205,000 Active 88 DOM
6. 2026-06-13
   days on market $205,000 Active 86 DOM
7. 2026-06-13
   days on market $205,000 Active 85 DOM
8. 2026-06-10
   days on market $205,000 Active 83 DOM
9. 2026-06-09
   days on market $205,000 Active 82 DOM
10. 2026-06-08
    days on market $205,000 Active 81 DOM
11. 2026-06-07
    days on market $205,000 Active 80 DOM
12. 2026-06-05
    days on market $205,000 Active 77 DOM
13. 2026-06-03
    days on market $205,000 Active 76 DOM
14. 2026-06-02
    days on market $205,000 Active 75 DOM
15. 2026-06-01
    days on market $205,000 Active 74 DOM
16. 2026-05-31
    days on market $205,000 Active 73 DOM
17. 2026-04-17
    price $214,900 529-char remark

    Show marketing remark (529 chars)

    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.

18. 2026-03-19
    listed $224,900 Active 529-char remark

    Show marketing remark (529 chars)

    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.

19. 2026-03-16
    historical $224,900 529-char remark

    Show marketing remark (529 chars)

    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.

20. 2025-04-19
    price $269,999
21. 2024-06-25
    soldstatus $149,900
22. 2024-06-24
    soldstatus $149,900 Sold
23. 2024-06-22
    status Pending
24. 2024-06-15
    status Active
25. 2024-05-29
    status Pending
26. 2024-05-19
    listed $149,999 Active
27. 2024-05-14
    soldstatus $118,000

ⓘ 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: $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: $28,941
• − Mortgage interest: −$10,923
• − Property taxes: −$2,142
• − Insurance: −$975
• − Repairs & maintenance: −$2,315
• − Management: −$2,315
• − Depreciation: −$5,673
• Taxable income: $4,597
• Est. tax owed @ 24.0%: −$1,103
• After-tax cash flow: $6,371/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: 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

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
• City population: 51,725
• Population (ZIP): 32,125

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 (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%

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

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