5602 Hunter Brook Ct · Gardendale, AL 35071

$189,900

2 bd · 2.0 ba · 1,150 sqft · Townhouse public records · 47 Days on market

Built 1993

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Why this score? — see what drove the D 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 +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This is a rare gem! Perfect location and privacy too! This 2 bedroom 2 bath is located right off Moncrief Road so convenient to Highway 31 and I-65. This home is move in ready with updated lighting and kitchen. Storage building in the back and fenced in yard. There is a community gazebo gathering area in this quaint neighborhood.

Key facts

• Privacy
• Kitchen
• Storage building

Tags

• PRIVACY
• UPDATED LIGHTING
• KITCHEN
• STORAGE BUILDING
• FENCED IN YARD
• QUAINT NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $81 ($968/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (19.2% below list).
• Recommended offer: $153k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.5% in Gardendale — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#113 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute F, health & safety 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: Gardendale Elementary School (math 20% / reading 56%, grade F, #263 of 627 statewide, top 42%, 677 students, 48% FRL); Gardendale High School (math 21% / reading 28%, grade F, #118 of 305 statewide, top 45%, 1,047 students, 48% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 97 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

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 $153,393 (19.2% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.81% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-25,725
• Equity at exit: $28,315

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-16,146
• Equity at exit: $16,419

Cash invested: $53,172 (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 35071

• Home prices YoY: -21.1%
• Active inventory: 97
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,534 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $81

Break-even live

Break-even rent $1,432

Max offer price $189,900

Occupancy floor 90%

Sensitivity live

Price	-10% $188	-5% $134	+0% $81	+5% $27	+10% $-27
Rent	-10% $-41	-5% $20	+0% $81	+5% $141	+10% $202
Rate	-1.0pp $176	-0.5pp $129	base $81	+0.5pp $31	+1.0pp $-19

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2549 Ferguson Rd Gardendale, AL	3.0	1.5	1092	$1,250	$1.14	25d	1	1.07mi

Listing history 8 events

1. 2026-04-06
   soldstatus $180,000
2. 2026-03-03
   status Pending
3. 2026-01-13
   listed $189,900 Active
4. 2021-06-25
   soldstatus $130,000
5. 2014-06-09
   soldstatus $110,000
6. 2004-08-09
   soldstatus $108,000
7. 2003-08-21
   soldstatus $98,000
8. 1992-11-25
   soldstatus $59,500

ⓘ 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: $674 · $56/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$104/yr (+$9/mo · 15.5%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,407
• − Mortgage interest: −$10,637
• − Property taxes: −$674
• − Insurance: −$950
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$5,524
• Taxable loss: −$2,324
• Est. tax savings @ 24.0%: +$558
• After-tax cash flow: $1,525/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 — Gardendale

• Score: 66/100
• State rank: #113
• US rank: #12225

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardendale, AL
• County: Jefferson County · 527,445 people
• City population: 17,288
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 17,288
• Household income: $82,074
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 151.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 21% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -55.29%
• Current HPI: 206.7447
• Rent YoY: —
• 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

+202.5% since first listed

8 events — show timeline

• 2026-04-06 Sold (Public Records) $180,000 Public Records
• 2026-03-03 Pending — Greater Alabama MLS
• 2026-01-13 Listed $189,900 Greater Alabama MLS
• 2021-06-25 Sold (Public Records) $130,000 Public Records
• 2014-06-09 Sold (Public Records) $110,000 Public Records
• 2004-08-09 Sold (Public Records) $108,000 Public Records
• 2003-08-21 Sold (Public Records) $98,000 Public Records
• 1992-11-25 Sold (Public Records) $59,500 Public Records

Property tax history

+6.4%/yr

Latest (2020): $674 · +0.0% YoY. Source: county tax records.