7500 Henry Ellen Rd · Leeds, AL 35094

$99,000

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 15 Days on market

Built 1963 3.00 ac lot Est $173k · 43% 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Sellers! This 2/3 BR/1 BA home situated on 3 acres of land. Property is being SOLD AS IS. Great opportunity for buyers seeking acreage and the potential to renovate or improve. Buyer to verify all information deemed important.

Key facts

• 3 acre lot
• Built 1963
• Listed 14 days

Property features AI

Finance

• Other: Property located in Leeds subdivision (per listing)
• HOA & community: Garbage fee billed quarterly

Exterior

• Parking: Driveway parking
• Utilities: Public water; Connected sewer; Gas water heater; Unknown internet service availability
• Home design: Existing construction; 4-side brick exterior
• Construction: Crawl space foundation
• Exterior features: Open deck; No pool; No patio; No garden/patio; Not waterfront

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Two bedrooms on main level
• Flooring: Hardwood
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Central heating (Forced air); Central cooling
• Interior features: Hardwood floors; Ceilings: Other (see remarks)
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.2% in Leeds — 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 60/100 on livability (#286 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime D+, amenities F, commute F.
• Leeds City (suburban): math 20% / reading 45% proficiency, ranked #51 of 129 in AL (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Leeds Primary School (509 students, 42% FRL); Leeds High School (math 17% / reading 22%, grade F, #169 of 305 statewide, top 59%, 619 students, 52% FRL) — zoned schools at 47% FRL track the district average.
• Zoned-school proficiency averages 20% at this address vs 32% district-wide (-13 pts) — the specific schools serving this property underperform the Leeds City average; the district grade overstates school quality for this exact location.
• Market conditions: 161 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($98k) 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 $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.26% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.01%
• DSCR: 1.67
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $172,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7136 Wilson Dr	0.58mi	2/1.5 (-1)	952 (+0%)	2mo	$179,000	$188	64
7767 Martin Luther King Dr	0.49mi	3/1.0	1,010 (+6%)	8mo	$113,000	$112	60
1200 Robert E Lee St	0.68mi	3/1.0	900 (-5%)	1mo	$194,900	$217	58
7108 Wilson Dr	0.52mi	3/1.0	1,061 (+12%)	4mo	$170,000	$160	53
7120 Wilson Dr	0.53mi	3/1.0	900 (-5%)	19mo	$179,900	$200	51
1215 Wilson Cir	0.56mi	3/1.0	916 (-4%)	21mo	$190,000	$207	51
1945 Arkansas St	0.60mi	3/1.0	1,045 (+10%)	7mo	$190,000	$182	49
7562 Alabama Ave	0.69mi	3/1.0	1,008 (+6%)	11mo	$115,000	$114	49
1100 Robert E Lee St	0.55mi	3/1.0	905 (-5%)	21mo	$190,000	$210	49
1400 Illinois St	0.58mi	3/1.5	995 (+5%)	18mo	$99,500	$100	48
7578 Alabama Ave	0.72mi	3/2.0	1,031 (+8%)	1mo	$85,000	$82	47
1205 Robert E Lee St	0.65mi	3/1.0	992 (+4%)	20mo	$181,000	$182	46

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: 5.6%
• Equity multiple: 1.22×
• Total profit: $6,036
• Equity at exit: $14,761

10-year hold

• IRR: 15.0%
• Equity multiple: 2.21×
• Total profit: $33,663
• Equity at exit: $8,560

Cash invested: $27,720 (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 35094

• Home prices YoY: -9.7%
• Active inventory: 161
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,249 high
• Mortgage (P&I): −$519
• Tax from tax record: −$80 /mo · $957/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $347

Break-even live

Break-even rent $810

Max offer price $99,000

Occupancy floor 67%

Sensitivity live

Price	-10% $403	-5% $375	+0% $347	+5% $319	+10% $291
Rent	-10% $248	-5% $297	+0% $347	+5% $396	+10% $445
Rate	-1.0pp $397	-0.5pp $372	base $347	+0.5pp $321	+1.0pp $295

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Illinois St Leeds, AL	3.0	1.5	995	$1,200	$1.21	20d	1	0.54mi
8010 4th Ave Unit 120 Leeds, AL	2.0	1.0	1008	$615	$0.61	17d	1	1.01mi
8010 4th Ave Unit 202 Leeds, AL	2.0	1.0	1008	$595	$0.59	4d	1	1.01mi
8010 4th Ave Apt 114 Leeds, AL	2.0	1.0	1008	$690	$0.68	44d	1	1.01mi
1609 Ray St Leeds, AL	3.0	2.0	1064	$1,200	$1.13	3d	1	1.19mi

Listing history 11 events

1. 2026-06-21
   days on market $99,000 Active 15 DOM
2. 2026-06-18
   days on market $99,000 Active 12 DOM
3. 2026-06-17
   days on market $99,000 Active 11 DOM
4. 2026-06-16
   days on market $99,000 Active 10 DOM
5. 2026-06-15
   days on market $99,000 Active 9 DOM
6. 2026-06-13
   days on market $99,000 Active 7 DOM
7. 2026-06-10
   days on market $99,000 Active 4 DOM
8. 2026-06-09
   days on market $99,000 Active 3 DOM
9. 2026-06-08
   days on market $99,000 Active 2 DOM
10. 2026-06-07
    remarks 236-char remark
11. 2026-06-07
    listed $99,000 Active 1 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: $957 · $80/mo
• Projected year-2 tax: $957 · $80/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 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,992
• − Mortgage interest: −$5,546
• − Property taxes: −$957
• − Insurance: −$495
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$2,880
• Taxable income: $2,715
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $3,510/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: Leeds City
• NCES district ID: 0100011
• Math proficiency: 20% ▼ -25.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $50,367
• Composite: 28.21/100
• National rank: #6803
• State rank: #51 of 129 in AL

Livability — Leeds

• Score: 60/100
• State rank: #286
• US rank: #18674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leeds, AL
• County: Jefferson County · 527,445 people
• City population: 14,854
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 14,854
• Household income: $74,625
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 248.0

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 (77%)
• Race & ethnicity: White 77% Black 12% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 8%

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: ▼ -23.99%
• Current HPI: 223.9527
• 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

1 event — show timeline

• 2026-06-06 Listed $99,000 Greater Alabama MLS

Property tax history

+0.0%/yr

Latest (2025): $957 · +0.0% YoY. Source: county tax records.