1590 Arcade Ter · Concord, AL 35023

$149,900

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 48 Days on market

Built 1945 0.49 ac lot Est $129k · 16% over

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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 +21.1/30.0
• DSCR +6.7/10.0
• Appreciation +4.7/10.0
• 1% rule +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.2/15.0

Listing remarks MLS

Charming 3 bed 1 bath home in the heart of Concord on a deep 1/2 acre lot. Come fall in love with this home today!!! Fresh paint in most rooms. New exterior paint as well Don't miss this one, come see it before its gone!!!

Key facts

• 0.49 acre lot
• Built 1945
• Listed 48 days

Property features AI

Finance

• Other: Property in CONCORD subdivision
• Financial info: Down payment assistance available; Annual fire fee; Quarterly garbage fee
• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Security: Security system
• Utilities: Public water; Septic system; Electric water heater; Internet service available
• Home design: Existing construction; Single-story living areas; Crawl space foundation; Concrete/block and wood siding construction
• Construction: Concrete/block construction; Wood siding; Crawl space foundation
• Exterior features: Open deck; Porch; Storage building; Exterior lighting system; No pool; No waterfront; No garden/patio

Interior

• Kitchen: Dishwasher (built-in); Gas oven; Gas stove; Refrigerator
• Bedrooms: Bedrooms all on main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: One full bathroom; Tub/shower combination; Master bathroom on main level
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Smooth ceilings; Recessed lighting; Security system; Solid surface kitchen countertops; Attic space
• 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 $150k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/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 $139k (7.1% below list).
• Recommended offer: $139k (7.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#266 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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: Concord Elementary School (math 8% / reading 37%, grade F, #437 of 627 statewide, top 70%, 397 students, 70% FRL); Hueytown High School (math 7% / reading 20%, grade F, #235 of 305 statewide, top 77%, 1,210 students, 79% FRL) — zoned schools average 74% FRL vs 49% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 250 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $137 of equity ($1k loan paydown + $-899 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 48 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 35% 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 $139,308 (7.1% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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: 0.93% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $128,856
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1590 Arcade Ter	0.00mi	3/1.0	1,212 (+11%)	0mo	$153,000	$126	81
1584 Arcade Ter	0.04mi	2/2.0 (-1)	1,184 (+8%)	9mo	$140,000	$118	68
3416 Warrior River Rd	0.40mi	2/1.0 (-1)	1,154 (+6%)	3mo	$40,000	$35	64
180 Concord Highland Dr	0.31mi	2/1.0 (-1)	1,148 (+5%)	13mo	$126,000	$110	61
1601 Crest Dr	0.32mi	3/1.0	1,000 (-8%)	16mo	$145,000	$145	58
5854 Warrior River Rd	0.56mi	2/1.0 (-1)	1,064 (-3%)	19mo	$112,000	$105	49
5918 Watters Dr	0.69mi	3/1.0	960 (-12%)	14mo	$190,000	$198	36

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: 1.6%
• Equity multiple: 1.07×
• Total profit: $2,987
• Equity at exit: $39,083

10-year hold

• IRR: 6.7%
• Equity multiple: 1.65×
• Total profit: $27,121
• Equity at exit: $43,566

Cash invested: $41,972 (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: 250
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $213

Break-even live

Break-even rent $1,124

Max offer price $149,900

Occupancy floor 80%

Sensitivity live

Price	-10% $298	-5% $255	+0% $213	+5% $170	+10% $128
Rent	-10% $103	-5% $158	+0% $213	+5% $268	+10% $323
Rate	-1.0pp $288	-0.5pp $251	base $213	+0.5pp $174	+1.0pp $134

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6051 Willow Cir Bessemer, AL	3.0	2.0	1365	$1,398	$1.02	15d	1	1.03mi
315 Pope Dr Bessemer, AL	3.0	2.0	1292	$1,225	$0.95	20d	1	1.24mi
3269 Allison Bonnett Memorial Dr Bessemer, AL	3.0	2.0	1306	$1,435	$1.10	15d	1	1.35mi
105 Louis Ave Bessemer, AL	2.0	1.0	1073	$1,100	$1.03	44d	1	1.43mi

Listing history 10 events

1. 2026-04-14
   historical Contingent
2. 2026-04-10
   listed $149,900 Active
3. 2026-04-08
   historical $149,900
4. 2022-04-21
   soldstatus $136,500
5. 2022-04-20
   soldstatus $136,500 Sold 222-char remark

   Show marketing remark (222 chars)

   Charming 3 bed 1 bath home in the heart of Concord on a deep 1/2 acre lot. Come fall in love with this home today!!! Fresh paint in most rooms. New exterior paint as well Don't miss this one, come see it before its gone!!!

6. 2022-02-26
   historical Contingent 222-char remark

   Show marketing remark (222 chars)

   Charming 3 bed 1 bath home in the heart of Concord on a deep 1/2 acre lot. Come fall in love with this home today!!! Fresh paint in most rooms. New exterior paint as well Don't miss this one, come see it before its gone!!!

7. 2022-02-21
   listed $155,000 Active 222-char remark

   Show marketing remark (222 chars)

   Charming 3 bed 1 bath home in the heart of Concord on a deep 1/2 acre lot. Come fall in love with this home today!!! Fresh paint in most rooms. New exterior paint as well Don't miss this one, come see it before its gone!!!

8. 2022-02-14
   historical $155,000 222-char remark

   Show marketing remark (222 chars)

   Charming 3 bed 1 bath home in the heart of Concord on a deep 1/2 acre lot. Come fall in love with this home today!!! Fresh paint in most rooms. New exterior paint as well Don't miss this one, come see it before its gone!!!

9. 2012-09-28
   soldstatus $85,000 383-char remark

   Show marketing remark (383 chars)

   Wonderfully remodeled, 3 bedroom home on 2 lots in Concord. Interior and exterior just painted, new metal roof, windows replaced, new kitchen cabinets/appliances/tile counter tops, new flooring through out home, bathroom remodeled, 2" window blinds remain with home, and new deck overlooks fenced backyard. Nothing to do but buy it and move in. Call today for a private showing.

10. 2012-06-15
    listed $86,500 383-char remark

    Show marketing remark (383 chars)

    Wonderfully remodeled, 3 bedroom home on 2 lots in Concord. Interior and exterior just painted, new metal roof, windows replaced, new kitchen cabinets/appliances/tile counter tops, new flooring through out home, bathroom remodeled, 2" window blinds remain with home, and new deck overlooks fenced backyard. Nothing to do but buy it and move in. Call today for a private showing.

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $615 · $51/mo
• Expected delta: +$145/yr (+$12/mo · 30.8%)

ⓘ 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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 35% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,717
• − Mortgage interest: −$8,397
• − Property taxes: −$470
• − Insurance: −$750
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$4,361
• Taxable income: $65
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $2,538/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 — Concord

• Score: 61/100
• State rank: #266
• US rank: #18252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Concord, 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

+73.3% since first listed

10 events — show timeline

• 2026-04-14 Contingent — Greater Alabama MLS
• 2026-04-10 Listed $149,900 Greater Alabama MLS
• 2026-04-08 Coming Soon $149,900 Greater Alabama MLS
• 2022-04-21 Sold (Public Records) $136,500 Public Records
• 2022-04-20 Sold (MLS) $136,500 Greater Alabama MLS
• 2022-02-26 Contingent — Greater Alabama MLS
• 2022-02-21 Listed $155,000 Greater Alabama MLS
• 2022-02-14 Coming Soon $155,000 Greater Alabama MLS
• 2012-09-28 Sold (MLS) $85,000 Greater Alabama MLS
• 2012-06-15 Listed $86,500 Greater Alabama MLS

Property tax history

+6.3%/yr

Latest (2025): $470 · +6.1% YoY. Source: county tax records.