2838 Brooklane Dr · Hueytown, AL 35023

$122,000

3 bd · 1.5 ba · 975 sqft · SingleFamily public records · 35 Days on market

Built 1963 0.56 ac lot $125/sqft · 51% above area Est $197k · 38% under

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Why this score? — see what drove the C+ 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.9/10.0
• Appreciation +4.7/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

This beautifully 3-bedroom, 2-bathroom home features a large open kitchen with white cabinets. Large living room. Spacious bedrooms. Outside you have a large, fenced level backyard. This is a must see. Set up you're showing today.

Key facts

• Updated electrical
• Metal roof
• New appliances

Tags

• METAL ROOF
• NEW APPLIANCES
• UPDATED PLUMBING
• UPDATED HVAC
• UPDATED ELECTRICAL
• LARGE LEVEL BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/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 $121k (0.9% below list).
• Recommended offer: $118k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 5.9% in Hueytown — 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 57/100 on livability (#378 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime 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.
• Market conditions: Rents rising (+1.6%/yr); 251 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• In year one you build about $111 of equity ($843 loan paydown + $-732 appreciation (-0.6% local appreciation)).
• 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 35 days — a 3% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask is 26% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $98k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $118,340 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F 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?
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: 0.99% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 8.4

CMA / ARV

• ARV (median comp): $196,756
• List price: $122,000
• Delta: -37.99%
• 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
2838 Brooklane Dr	0.00mi	3/2.0	975 (0%)	8mo	$98,150	$101	91
121 Meadowood Ave	0.34mi	3/1.0	1,053 (+8%)	2mo	$155,670	$148	68
2321 Circle Dr	0.62mi	3/1.0	960 (-2%)	4mo	$74,000	$77	63
2104 26th Ave N	0.53mi	3/1.0	884 (-9%)	1mo	$111,111	$126	57
924 Brooklane Dr	0.33mi	3/1.0	1,092 (+12%)	9mo	$149,900	$137	55
116 June Ave	0.55mi	3/1.0	1,054 (+8%)	10mo	$159,500	$151	50
3219 Circle Dr	0.55mi	2/1.0 (-1)	1,064 (+9%)	4mo	$135,000	$127	48
2223 Circle Dr	0.68mi	3/1.0	904 (-7%)	10mo	$140,900	$156	46
122 June Ave	0.55mi	2/1.0 (-1)	866 (-11%)	8mo	$63,000	$73	42
2812 20th St N	0.62mi	2/1.0 (-1)	886 (-9%)	8mo	$151,500	$171	42
116 Ivy Ave	0.61mi	2/1.0 (-1)	851 (-13%)	4mo	$80,000	$94	40
117 Gwin Ave	0.75mi	2/1.5 (-1)	1,084 (+11%)	11mo	$144,100	$133	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.6% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,040
• Equity at exit: $31,809

10-year hold

• IRR: 5.7%
• Equity multiple: 1.55×
• Total profit: $18,928
• Equity at exit: $35,457

Cash invested: $34,160 (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 35023

• Home prices YoY: -0.1%
• Rents YoY: 1.6%
• Active inventory: 251
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,210 high
• Mortgage (P&I): −$640
• Tax from tax record: −$113 /mo · $1,352/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $152

Break-even live

Break-even rent $1,017

Max offer price $122,000

Occupancy floor 82%

Sensitivity live

Price	-10% $221	-5% $187	+0% $152	+5% $118	+10% $83
Rent	-10% $57	-5% $104	+0% $152	+5% $200	+10% $248
Rate	-1.0pp $214	-0.5pp $183	base $152	+0.5pp $121	+1.0pp $88

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2822 Brooklane Dr Bessemer, AL	2.0	1.0	975	$1,000	$1.03	45d	1	0.07mi
119 Lakeland Ave Bessemer, AL	3.0	1.0	1042	$1,125	$1.08	25d	1	0.40mi
2423 Circle Dr Bessemer, AL	2.0	1.0	732	$1,050	$1.43	45d	1	0.54mi
309 Sunrise Blvd Bessemer, AL	2.0	1.0	1105	$1,160	$1.05	12d	1	0.84mi
2234 19th St N Bessemer, AL	2.0	1.0	1106	$975	$0.88	45d	1	1.11mi
1623 26th Ave N Bessemer, AL	2.0	1.0	1004	$1,095	$1.09	12d	1	1.14mi
110 Ray Ave Apt 7 Hueytown, AL	2.0	2.0	900	$875	$0.97	4d	1	1.30mi
116 Vail Ave Bessemer, AL	2.0	1.0	1008	$975	$0.97	20d	1	1.47mi

Listing history 29 events

1. 2026-06-10
   days on market $122,000 Active 35 DOM
2. 2026-06-09
   days on market $122,000 Active 34 DOM
3. 2026-06-08
   days on market $122,000 Active 33 DOM
4. 2026-06-07
   days on market $122,000 Active 32 DOM
5. 2026-06-03
   days on market $122,000 Active 28 DOM
6. 2026-06-02
   days on market $122,000 Active 27 DOM
7. 2026-06-01
   days on market $122,000 Active 26 DOM
8. 2026-05-31
   days on market $122,000 Active 25 DOM
9. 2026-05-06
   listed $122,000 Active 612-char remark
10. 2026-04-07
    price $117,900
11. 2026-03-27
    price $119,990
12. 2026-03-05
    price $120,000
13. 2026-02-27
    price $122,500
14. 2026-02-19
    price $125,000
15. 2025-10-24
    soldstatus $98,150 Sold

    Show marketing remark (230 chars)

    This beautifully 3-bedroom, 2-bathroom home features a large open kitchen with white cabinets. Large living room. Spacious bedrooms. Outside you have a large, fenced level backyard. This is a must see. Set up you're showing today.

16. 2025-10-10
    status Pending

    Show marketing remark (230 chars)

    This beautifully 3-bedroom, 2-bathroom home features a large open kitchen with white cabinets. Large living room. Spacious bedrooms. Outside you have a large, fenced level backyard. This is a must see. Set up you're showing today.

17. 2025-08-27
    historical Contingent

    Show marketing remark (230 chars)

    This beautifully 3-bedroom, 2-bathroom home features a large open kitchen with white cabinets. Large living room. Spacious bedrooms. Outside you have a large, fenced level backyard. This is a must see. Set up you're showing today.

18. 2025-08-25
    listed $97,000 Active

    Show marketing remark (230 chars)

    This beautifully 3-bedroom, 2-bathroom home features a large open kitchen with white cabinets. Large living room. Spacious bedrooms. Outside you have a large, fenced level backyard. This is a must see. Set up you're showing today.

19. 2024-04-11
    soldstatus $163,000
20. 2024-04-10
    soldstatus $163,000 Sold
21. 2024-03-12
    historical Contingent
22. 2024-02-24
    listed $165,000 Active
23. 2024-02-18
    historical $165,000
24. 2021-11-16
    soldstatus $70,000
25. 2021-11-12
    soldstatus $70,000 Sold
26. 2021-06-25
    historical
27. 2021-06-10
    listed $67,000 Active
28. 1988-03-31
    soldstatus $42,000
29. 1972-03-01
    soldstatus $18,250

ⓘ 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: $1,352 · $113/mo
• Projected year-2 tax: $1,352 · $113/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,514
• − Mortgage interest: −$6,834
• − Property taxes: −$1,352
• − Insurance: −$610
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$3,549
• Taxable loss: −$153
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $1,863/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 — Hueytown

• Score: 57/100
• State rank: #378
• US rank: #21611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hueytown, AL
• County: Jefferson County · 527,445 people
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 25,533
• Household income: $69,863
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 247.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 30% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▼ -0.60%
• Current HPI: 389.38
• Rent YoY: ▲ 1.60%
• 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

+546.0% since first listed

20 events — show timeline

• 2026-04-07 Price Changed $117,900 Greater Alabama MLS
• 2026-03-27 Price Changed $119,990 Greater Alabama MLS
• 2026-03-05 Price Changed $120,000 Greater Alabama MLS
• 2026-02-27 Price Changed $122,500 Greater Alabama MLS
• 2026-02-19 Price Changed $125,000 Greater Alabama MLS
• 2025-10-24 Sold (MLS) $98,150 Greater Alabama MLS
• 2025-10-10 Pending — Greater Alabama MLS
• 2025-08-27 Contingent — Greater Alabama MLS
• 2025-08-25 Listed $97,000 Greater Alabama MLS
• 2024-04-11 Sold (Public Records) $163,000 Public Records
• 2024-04-10 Sold (MLS) $163,000 Greater Alabama MLS
• 2024-03-12 Contingent — Greater Alabama MLS
• 2024-02-24 Listed $165,000 Greater Alabama MLS
• 2024-02-18 Coming Soon $165,000 Greater Alabama MLS
• 2021-11-16 Sold (Public Records) $70,000 Public Records
• 2021-11-12 Sold (MLS) $70,000 Greater Alabama MLS
• 2021-06-25 Delisted — Greater Alabama MLS
• 2021-06-10 Listed $67,000 Greater Alabama MLS
• 1988-03-31 Sold (Public Records) $42,000 Public Records
• 1972-03-01 Sold (Public Records) $18,250 Public Records

Property tax history

+11.1%/yr

Latest (2025): $1,352 · +13.5% YoY. Source: county tax records.