752 Fish Camp Rd · Chelsea, AL 35043

$325,000

4 bd · 2.0 ba · 1,798 sqft · SingleFamily public records · 105 Days on market

Built 2023 7,840 sqft lot $181/sqft · at area comps Est $334k · at est. $33/mo HOA · 1% of rent ↓ 1% since listing

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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 +13.0/30.0
• ARV discount +8.8/15.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You know that feeling when you walk into a home and it just feels easy? That’s exactly what you’ll find here on Fish Camp Road in Chelsea Acres. Built in 2023, this beautiful one-level home offers all the benefits of new construction—without having to wait. With four bedrooms, there’s room for everyone, whether you need space for family, guests, or a home office. The primary suite features a large bedroom, an oversized walk-in closet, and a walk-in shower. The open layout flows comfortably for both daily living and entertaining, while the covered patio creates the perfect spot for morning coffee or relaxing evenings. Add in the two-car garage, sidewalk-lined streets, and a community pool ready for summer days, and you have the full package. If you’ve been considering building but don’t want to wait, this is your chance to move into a like-new home now and start enjoying it right away. Seller is willing to leave some furniture with an acceptable offer!!

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-17 ($-203/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (23.2% below list).
• Recommended offer: $250k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• 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 105 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Recommended offer $249,598 (23.2% 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. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 10.9

CMA / ARV

• ARV (median comp): $334,324
• List price: $325,000
• Delta: -2.79%
• 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
271 Halifax Ln	0.35mi	4/2.0	1,774 (-1%)	3mo	$332,400	$187	79
284 Halifax Ln	0.33mi	4/2.0	1,774 (-1%)	4mo	$338,965	$191	78
311 Halifax Ln	0.35mi	4/2.5	1,885 (+5%)	2mo	$339,900	$180	72
296 Halifax Ln	0.58mi	4/2.0	1,774 (-1%)	1mo	$344,900	$194	70
509 Foggy Brook Loop	0.39mi	3/2.0 (-1)	1,734 (-4%)	2mo	$334,900	$193	70
500 Foggy Brook Loop	0.40mi	3/2.0 (-1)	1,734 (-4%)	4mo	$325,900	$188	67
505 Foggy Brook Loop	0.38mi	4/3.0	1,941 (+8%)	2mo	$359,900	$185	64
280 Halifax Ln	0.33mi	4/2.0	2,028 (+13%)	3mo	$345,000	$170	61
501 Foggy Brook Loop	0.40mi	4/2.0	2,025 (+13%)	3mo	$358,900	$177	58
288 Halifax Ln	0.55mi	3/2.0 (-1)	1,618 (-10%)	1mo	$329,900	$204	52
295 Halifax Ln	0.57mi	3/2.0 (-1)	1,618 (-10%)	1mo	$328,900	$203	51
292 Halifax Ln	0.57mi	5/3.0 (+1)	2,012 (+12%)	2mo	$366,400	$182	43

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-53,861
• Equity at exit: $48,459

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-48,776
• Equity at exit: $28,100

Cash invested: $91,000 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,496 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$116 /mo · $1,392/yr
• Insurance: −$135
• HOA: −$33
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-17

Break-even live

Break-even rent $2,517

Max offer price $322,015

Occupancy floor 96%

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: $81,250
• Closing costs: $9,750
• 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	43d	1	0.54mi
24 Autry Dr Chelsea, AL	4.0	2.0	1856	$1,770	$0.95	1d	1	1.05mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-18
   days on market $325,000 Active 105 DOM
2. 2026-06-17
   days on market $325,000 Active 104 DOM
3. 2026-06-16
   days on market $325,000 Active 103 DOM
4. 2026-06-15
   days on market $325,000 Active 102 DOM
5. 2026-06-13
   days on market $325,000 Active 100 DOM
6. 2026-06-13
   days on market $325,000 Active 99 DOM
7. 2026-06-10
   days on market $325,000 Active 97 DOM
8. 2026-06-09
   days on market $325,000 Active 96 DOM
9. 2026-06-08
   days on market $325,000 Active 95 DOM
10. 2026-06-07
    days on market $325,000 Active 94 DOM
11. 2026-06-05
    days on market $325,000 Active 91 DOM
12. 2026-06-03
    days on market $325,000 Active 90 DOM
13. 2026-06-02
    days on market $325,000 Active 89 DOM
14. 2026-06-01
    days on market $325,000 Active 88 DOM
15. 2026-05-31
    days on market $325,000 Active 87 DOM
16. 2026-04-22
    price $325,000 1002-char remark

    Show marketing remark (1002 chars)

    You know that feeling when you walk into a home and it just feels easy? That’s exactly what you’ll find here on Fish Camp Road in Chelsea Acres. Built in 2023, this beautiful one-level home offers all the benefits of new construction—without having to wait. With four bedrooms, there’s room for everyone, whether you need space for family, guests, or a home office. The primary suite features a large bedroom, an oversized walk-in closet, and a walk-in shower. The open layout flows comfortably for both daily living and entertaining, while the covered patio creates the perfect spot for morning coffee or relaxing evenings. Add in the two-car garage, sidewalk-lined streets, and a community pool ready for summer days, and you have the full package. If you’ve been considering building but don’t want to wait, this is your chance to move into a like-new home now and start enjoying it right away. Seller is willing to leave some furniture with an acceptable offer!!

17. 2026-03-06
    listed $329,900 Active 1002-char remark

    Show marketing remark (1002 chars)

    You know that feeling when you walk into a home and it just feels easy? That’s exactly what you’ll find here on Fish Camp Road in Chelsea Acres. Built in 2023, this beautiful one-level home offers all the benefits of new construction—without having to wait. With four bedrooms, there’s room for everyone, whether you need space for family, guests, or a home office. The primary suite features a large bedroom, an oversized walk-in closet, and a walk-in shower. The open layout flows comfortably for both daily living and entertaining, while the covered patio creates the perfect spot for morning coffee or relaxing evenings. Add in the two-car garage, sidewalk-lined streets, and a community pool ready for summer days, and you have the full package. If you’ve been considering building but don’t want to wait, this is your chance to move into a like-new home now and start enjoying it right away. Seller is willing to leave some furniture with an acceptable offer!!

18. 2026-02-26
    historical $329,900 1002-char remark

    Show marketing remark (1002 chars)

    You know that feeling when you walk into a home and it just feels easy? That’s exactly what you’ll find here on Fish Camp Road in Chelsea Acres. Built in 2023, this beautiful one-level home offers all the benefits of new construction—without having to wait. With four bedrooms, there’s room for everyone, whether you need space for family, guests, or a home office. The primary suite features a large bedroom, an oversized walk-in closet, and a walk-in shower. The open layout flows comfortably for both daily living and entertaining, while the covered patio creates the perfect spot for morning coffee or relaxing evenings. Add in the two-car garage, sidewalk-lined streets, and a community pool ready for summer days, and you have the full package. If you’ve been considering building but don’t want to wait, this is your chance to move into a like-new home now and start enjoying it right away. Seller is willing to leave some furniture with an acceptable offer!!

ⓘ 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: $1,392 · $116/mo
• Projected year-2 tax: $1,392 · $116/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,952
• − Mortgage interest: −$18,205
• − Property taxes: −$1,392
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,396
• − Management: −$2,396
• − HOA: −$396
• − Depreciation: −$9,455
• Taxable loss: −$5,913
• Est. tax savings @ 24.0%: +$1,419
• After-tax cash flow: $1,216/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: 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

-1.5% since first listed

3 events — show timeline

• 2026-04-22 Price Changed $325,000 Greater Alabama MLS
• 2026-03-06 Listed $329,900 Greater Alabama MLS
• 2026-02-26 Coming Soon $329,900 Greater Alabama MLS

Property tax history

-1.0%/yr

Latest (2025): $1,392 · -1.0% YoY. Source: county tax records.