264 Halifax Ln · Chelsea, AL 35043

$341,400

3 bd · 2.0 ba · 1,734 sqft · SingleFamily · 25 Days on market

Built 2026 Good condition 6,969 sqft lot $197/sqft · at area comps Est $347k · at est. $38/mo HOA · 1% of rent

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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 +11.1/30.0
• ARV discount +8.2/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ask about our interest rates, paid closing cost and easily added options. The Iris plan is a single-level layout with 3 bedrooms, 2 bathrooms, and 1,734 square feet of living space. One standout feature of the Iris plan is the seamless integration of the kitchen, breakfast area, and a dining area open concept layout, with direct access to a covered porch area. The living area offers the wide open style that leads to a shaded covered patio, creating a welcoming space for relaxation and entertaining. Throughout the home, you'll find quality materials and superior workmanship, with meticulous attention to detail, all backed by a one-year builder's warranty for peace of mind. Your new home

Key facts

• Shaded covered patio
• Covered porch area
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• COVERED PORCH AREA
• SHADED COVERED PATIO
• SMART HOME TECHNOLOGY PACKAGE

Property features AI

Finance

• Other: Property has curb and gutter access on a paved public road
• HOA & community: Annual association fee of $450; HOA covers common grounds maintenance and utilities for common areas

Exterior

• Parking: Attached front-entry 2-car garage; Driveway parking and multilevel parking available
• Utilities: Public water; Sewer connected; Underground utilities; Tankless gas water heater; Internet service availability
• Home design: Single-family property under construction; Slab foundation; Siding finished in Hardiplank
• Construction: Under construction; Hardiplank siding; Slab foundation
• Exterior features: Covered patio; Community in-ground pool with cleaning system, perimeter fencing; Lot described as subdivision; No waterfront, no garden/patio areas, no decks

Interior

• Kitchen: Solid surface and stone countertops; Island with eating area; Pantry; Built-in microwave, built-in dishwasher, gas stove; Some stainless appliances
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level
• Flooring: Carpet and vinyl flooring
• Bathrooms: Two full bathrooms; Master bath with garden tub and separate shower; other baths include tub/shower combo and shared bath; Linen closet
• Heating & cooling: Central heating with gas heat and zoned system; Central electric cooling with zoned system
• Interior features: 9-foot (and higher) smooth and trey ceilings; No additional built-in interior features listed
• Laundry & utility: Main-level laundry room; Washer hookup and electric dryer hookup; Attic present

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $341k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (16.3% below list).
• Recommended offer: $286k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.1% in Chelsea — 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 69/100 on livability (#52 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Shelby County (suburban): math 30% / reading 58% proficiency, ranked #16 of 129 in AL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Forest Oaks Elementary School (math 44% / reading 63%, grade C, #99 of 627 statewide, top 16%, 683 students, 27% FRL); Chelsea High School (math 43% / reading 42%, grade F, #27 of 305 statewide, top 9%, 1,400 students, 23% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: 287 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 987 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Shelby County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($336k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $285,866 (16.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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?
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: 0.84% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.74%
• DSCR: 0.92
• GRM: 10.0

CMA / ARV

• ARV (median comp): $347,164
• List price: $341,400
• Delta: -1.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Foggy Brook Loop	0.10mi	3/2.0	1,734 (0%)	2mo	$334,900	$193	94
500 Foggy Brook Loop	0.08mi	3/2.0	1,734 (0%)	4mo	$325,900	$188	93
296 Halifax Ln	0.12mi	4/2.0 (+1)	1,774 (+2%)	1mo	$344,900	$194	85
288 Halifax Ln	0.08mi	3/2.0	1,618 (-7%)	1mo	$329,900	$204	84
271 Halifax Ln	0.13mi	4/2.0 (+1)	1,774 (+2%)	3mo	$332,400	$187	83
295 Halifax Ln	0.12mi	3/2.0	1,618 (-7%)	1mo	$328,900	$203	83
284 Halifax Ln	0.14mi	4/2.0 (+1)	1,774 (+2%)	4mo	$338,965	$191	81
311 Halifax Ln	0.13mi	4/2.5 (+1)	1,885 (+9%)	2mo	$339,900	$180	71
728 Fish Camp Rd	0.43mi	4/2.0 (+1)	1,774 (+2%)	6mo	$296,000	$167	66
505 Foggy Brook Loop	0.09mi	4/3.0 (+1)	1,941 (+12%)	2mo	$359,900	$185	65
223 Halifax Ln	0.26mi	4/2.0 (+1)	1,497 (-14%)	6mo	$292,400	$195	55
853 Fish Camp Rd	0.65mi	4/2.0 (+1)	1,497 (-14%)	7mo	$290,000	$194	36

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-64,108
• Equity at exit: $50,904

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-66,953
• Equity at exit: $29,518

Cash invested: $95,592 (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 35043

• Home prices YoY: -15.6%
• Active inventory: 287
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,859 medium
• Mortgage (P&I): −$1,790
• Tax est. 1.5%: −$427 /mo · $5,121/yr
• Insurance: −$142
• HOA: −$38
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $-139

Break-even live

Break-even rent $3,035

Max offer price $321,287

Occupancy floor 100%

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: $85,350
• Closing costs: $10,242
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
283 Halifax Ln Chelsea, AL	4.0	2.0	2250	$2,950	$1.31	44d	1	0.08mi
24 Autry Dr Chelsea, AL	4.0	2.0	1856	$1,770	$0.95	1d	1	1.44mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 3 events

1. 2026-06-01
   pricestatusdays on market $341,400 Pending 25 DOM
2. 2026-05-31
   days on market $334,900 Active 24 DOM
3. 2026-05-07
   listed $334,900 Active 748-char remark

ⓘ 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 5/10 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: $34,304
• − Mortgage interest: −$19,124
• − Property taxes: −$5,121
• − Insurance: −$1,707
• − Repairs & maintenance: −$2,744
• − Management: −$2,744
• − HOA: −$456
• − Depreciation: −$9,932
• Taxable loss: −$7,524
• Est. tax savings @ 24.0%: +$1,806
• After-tax cash flow: $138/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 · 12 photos

Good 80/100 None rehab

This single-family home is in excellent condition with modern finishes and a good curb appeal. It's move-in ready and would benefit from some exterior painting and landscaping improvements to further enhance its value.

Value-add opportunities

• Resale Painting exterior siding — Fresh paint can enhance curb appeal and home value.
• Resale Landscaping improvements — Enhanced landscaping can attract more buyers.
• Both Add a smart home system — Modern technology can increase both resale and rental value.
• Rental Install smart locks — Smart locks can improve tenant satisfaction and security.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Resale Landscaping improvements — Enhanced landscaping can attract more buyers. ↑
• Both Add a smart home system — Modern technology can increase both resale and rental value. ↑
• Rental Install smart locks — Smart locks can improve tenant satisfaction and security. ↑

ⓘ 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: Shelby County
• NCES district ID: 0103030
• Math proficiency: 30% ▼ -28.00%
• Reading proficiency: 58% ▲ 2.00%
• Median HH income: $66,672
• Composite: 39.29/100
• National rank: #3995
• State rank: #16 of 129 in AL

Livability — Chelsea

• Score: 69/100
• State rank: #52
• US rank: #8363

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chelsea, AL
• City population: 15,068
• Population (ZIP): 15,068

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 237,024 people
• By 2030: 249,868 · +5.4%
• By 2040: 272,778 · +15.1%
• By 2050: 291,062 · +22.8%
• By 2075: 326,049 · +37.6%
• By 2100: 335,870 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 6% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 3% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Arabic 4% Spanish 4%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: +12.6pp toward D · 2008: -53.4pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+40.4 2016: R+50.3 2012: R+55.6 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.08%
• Current HPI: 205.463
• 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

+1.9% since first listed

3 events — show timeline

• 2026-06-01 Price Changed $341,400 Greater Alabama MLS
• 2026-06-01 Pending — Greater Alabama MLS
• 2026-05-07 Listed $334,900 Greater Alabama MLS