4133 Mcclain St · Brighton, AL 35020

$50,000

3 bd · 1.0 ba · 1,218 sqft · SingleFamily public records · 67 Days on market

Built 1974 7,840 sqft lot $41/sqft · 6% above area Est $50k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.7/15.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this home featuring a spacious living room and dining area. The kitchen is equipped with a stove and plenty of cabinet space. The primary bedroom is very large and includes a bathroom with a shower. In addition, there are two more generously sized bedrooms and another full bathroom with a shower. This home also offers a fully covered deck, perfect for relaxing or entertaining. The backyard is completely fenced, providing added privacy. Don’t miss this great opportunity at an excellent price—the home does need some improvements, bring your ideas for the renovation.

Key facts

• Covered deck
• Kitchen
• Cabinet space

Tags

• LIVING ROOM
• DINING AREA
• KITCHEN
• CABINET SPACE
• COVERED DECK
• BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#459 in AL) — a working-class tenant base; expect higher turnover. Strengths: commute A+, cost of living A+, housing B; Watch: schools F, crime F, amenities 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 falling (-3.1%/yr); 115 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 39% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $50k implies a 376% gain — meaningful room to come down on a strong offer.

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 $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.30% ✓
• Cap rate: 20.17%
• Cash-on-cash: 49.56%
• DSCR: 3.21
• GRM: 3.6

CMA / ARV

• ARV (median comp): $50,266
• List price: $50,000
• Delta: -0.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1254 Lewis St	0.17mi	3/1.0	1,200 (-2%)	11mo	$48,000	$40	81
4005 Main St	0.18mi	3/2.0	1,368 (+12%)	3mo	$60,000	$44	64
4401 Letson St	0.14mi	3/1.0	1,086 (-11%)	22mo	$32,000	$29	57
1106 Ontario St	0.29mi	3/1.0	1,384 (+14%)	22mo	$33,000	$24	45
333 Lexington Ave	0.64mi	3/2.0	1,095 (-10%)	20mo	$130,000	$119	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 43.8%
• Equity multiple: 2.81×
• Total profit: $25,364
• Equity at exit: $7,455

10-year hold

• IRR: 48.5%
• Equity multiple: 5.04×
• Total profit: $56,529
• Equity at exit: $4,323

Cash invested: $14,000 (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 35020

• Home prices YoY: -24.2%
• Rents YoY: -3.1%
• Active inventory: 115
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,148 high
• Mortgage (P&I): −$262
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $578

Break-even live

Break-even rent $416

Max offer price $50,000

Occupancy floor 45%

Sensitivity live

Price	-10% $606	-5% $592	+0% $578	+5% $564	+10% $550
Rent	-10% $487	-5% $533	+0% $578	+5% $624	+10% $669
Rate	-1.0pp $603	-0.5pp $591	base $578	+0.5pp $565	+1.0pp $552

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1254 Lewis St Brighton, AL	3.0	1.0	1200	$850	$0.71	44d	1	0.16mi
4506 Letson St Brighton, AL	3.0	2.0	1032	$1,200	$1.16	24d	1	0.28mi
546 Selma Rd Bessemer, AL	3.0	1.0	888	$900	$1.01	44d	1	0.82mi
520 Brewer Dr Bessemer, AL	3.0	1.0	1040	$1,100	$1.06	4d	1	0.92mi
832 Alden Ave Birmingham, AL	4.0	2.0	1231	$1,150	$0.93	24d	1	0.93mi
5107 5th St N Bessemer, AL	2.0	1.0	775	$950	$1.23	44d	1	1.07mi
6001 Ivy St Birmingham, AL	3.0	1.0	906	$950	$1.05	44d	1	1.09mi
6025 Ivy St Birmingham, AL	4.0	2.0	1232	$1,300	$1.06	44d	1	1.10mi
6029 Ivy St Birmingham, AL	4.0	2.0	1234	$1,200	$0.97	44d	1	1.11mi
3019 7th Ave N Bessemer, AL	3.0	1.0	1080	$1,050	$0.97	44d	1	1.12mi
1109 12th Ave Birmingham, AL	4.0	2.0	1217	$1,475	$1.21	4d	1	1.14mi
3225 4th Ave N Bessemer, AL	3.0	2.0	1486	$1,300	$0.87	24d	1	1.16mi
5912 Owen St Bessemer, AL	3.0	1.5	1192	$1,300	$1.09	44d	1	1.18mi
1315 27th St N Bessemer, AL	4.0	2.0	1439	$1,250	$0.87	44d	1	1.19mi
806 12th Ave Birmingham, AL	3.0	1.0	1262	$1,075	$0.85	44d	1	1.20mi
80 Wilkes Cir Birmingham, AL	4.0	2.0	1078	$1,200	$1.11	15d	1	1.25mi
603 11th Ave Birmingham, AL	3.0	1.0	1289	$1,100	$0.85	44d	1	1.27mi
63 Wilkes Cir Unit 1 Birmingham, AL	4.0	1.0	1164	$1,250	$1.07	44d	1	1.28mi
63 Wilkes Cir Birmingham, AL	4.0	1.0	1164	$1,200	$1.03	44d	1	1.28mi
1401 9th Ave Birmingham, AL	3.0	2.0	1222	$1,200	$0.98	44d	1	1.32mi
605 10th Ave Birmingham, AL	3.0	1.0	1060	$850	$0.80	44d	1	1.33mi
36 Wilkes Cir Birmingham, AL	2.0	1.0	762	$875	$1.15	44d	1	1.33mi
3230 Arlington Ave Bessemer, AL	2.0	2.0	1236	$795	$0.64	44d	1	1.43mi
617 8th Ave Birmingham, AL	4.0	2.0	1436	$1,350	$0.94	2d	1	1.44mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $50,000 Pending 67 DOM
2. 2026-06-03
   days on market $50,000 Active 65 DOM
3. 2026-06-02
   days on market $50,000 Active 64 DOM
4. 2026-06-01
   days on market $50,000 Active 63 DOM
5. 2026-05-31
   days on market $50,000 Active 62 DOM
6. 2026-03-30
   listed $50,000 Active 593-char remark

   Show marketing remark (593 chars)

   Welcome to this home featuring a spacious living room and dining area. The kitchen is equipped with a stove and plenty of cabinet space. The primary bedroom is very large and includes a bathroom with a shower. In addition, there are two more generously sized bedrooms and another full bathroom with a shower. This home also offers a fully covered deck, perfect for relaxing or entertaining. The backyard is completely fenced, providing added privacy. Don’t miss this great opportunity at an excellent price—the home does need some improvements, bring your ideas for the renovation.

7. 2026-01-18
   price $55,000
8. 2026-01-16
   price $45,000
9. 2026-01-10
   price $55,000
10. 1984-04-01
    soldstatus $10,500

ⓘ 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: $550 · $46/mo
• Projected year-2 tax: $550 · $46/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $13,779
• − Mortgage interest: −$2,801
• − Property taxes: −$550
• − Insurance: −$250
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$1,455
• Taxable income: $6,518
• Est. tax owed @ 24.0%: −$1,564
• After-tax cash flow: $5,374/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 — Brighton

• Score: 54/100
• State rank: #459
• US rank: #23847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brighton, AL
• County: Jefferson County · 527,445 people
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 24,892
• Household income: $35,362
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1001.0

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 Black (74%)
• Race & ethnicity: Black 74% Hispanic / Latino 13% White 11% Two or more races 6%
• Hispanic origin (detail): Mexican 10%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

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: ▼ -57.54%
• Current HPI: 179.7702
• Rent YoY: ▼ -3.12%
• 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

+376.2% since first listed

5 events — show timeline

• 2026-03-30 Listed $50,000 Greater Alabama MLS
• 2026-01-18 Price Changed $55,000 Greater Alabama MLS
• 2026-01-16 Price Changed $45,000 Greater Alabama MLS
• 2026-01-10 Price Changed $55,000 Greater Alabama MLS
• 1984-04-01 Sold (Public Records) $10,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $550 · +0.0% YoY. Source: county tax records.