84 Bel Air Cir · Pleasant Grove, AL 35127

$179,900

5 bd · 2.0 ba · 1,184 sqft · SingleFamily public records · 112 Days on market

Built 1989 0.35 ac lot

---

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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

MOVE-IN READY! This one-story home offers 3 bedrooms and 2 bathrooms with a 1-car attached garage, plus a detached 1-car garage and additional storage shed in the backyard. The living room features a cozy fireplace, and the backyard includes a wood deck ideal for outdoor enjoyment. Recent updates include a freshly painted interior, along with a newly painted and sealed deck featuring new stair railings, making this home truly move-in ready.

Key facts

• Wood deck
• One story home
• Storage shed

Tags

• ONE STORY HOME
• COZY FIREPLACE
• WOOD DECK
• DETACHED GARAGE
• STORAGE SHED
• FRESHLY PAINTED INTERIOR

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.8% in Pleasant Grove — 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 62/100 on livability (#211 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime 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: Pleasant Grove Elementary School (math 2% / reading 28%, grade F, #505 of 627 statewide, top 81%, 616 students, 54% FRL); Pleasant Grove High School (math 0% / reading 18%, grade F, #260 of 305 statewide, top 85%, 729 students, 57% FRL).
• Market conditions: 56 active listings in the ZIP; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 33% of the median local income ($70k/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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $35k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $73k; list at $180k implies a 147% 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 $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.08% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-7,764
• Equity at exit: $26,824

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $20,783
• Equity at exit: $15,554

Cash invested: $50,372 (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 35127

• Home prices YoY: -32.6%
• Active inventory: 56
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,941 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$179 /mo · $2,150/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $336

Break-even live

Break-even rent $1,516

Max offer price $179,900

Occupancy floor 78%

Sensitivity live

Price	-10% $438	-5% $387	+0% $336	+5% $285	+10% $234
Rent	-10% $182	-5% $259	+0% $336	+5% $412	+10% $489
Rate	-1.0pp $426	-0.5pp $382	base $336	+0.5pp $289	+1.0pp $242

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   price $179,900 Active 112 DOM
2. 2026-06-18
   days on market $189,900 Active 112 DOM
3. 2026-06-17
   days on market $189,900 Active 111 DOM
4. 2026-06-16
   days on market $189,900 Active 110 DOM
5. 2026-06-15
   days on market $189,900 Active 109 DOM
6. 2026-06-13
   statusdays on market $189,900 Active 107 DOM
7. 2026-04-20
   status Pending
8. 2026-04-16
   price $189,900
9. 2026-04-14
   status Active
10. 2026-03-23
    status Pending
11. 2026-02-14
    price $199,900
12. 2026-01-23
    price $209,900
13. 2025-12-15
    listed $214,900 Active
14. 2023-10-10
    historical $1,470
15. 2023-10-10
    price $1,470
16. 2023-10-10
    listed $1,395
17. 2023-08-31
    historical $1,395
18. 2023-08-30
    price $1,395
19. 2023-08-30
    listed $1,390
20. 2023-08-22
    historical $1,410
21. 2023-08-22
    price $1,410
22. 2023-08-19
    price $1,405
23. 2023-08-18
    price $1,415
24. 2023-08-17
    price $1,410
25. 2023-08-15
    price $1,415
26. 2023-08-11
    price $1,400
27. 2023-08-10
    listed $1,405
28. 1991-03-01
    soldstatus $72,913

ⓘ 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: $2,150 · $179/mo
• Projected year-2 tax: $2,150 · $179/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 ≥107°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,291
• − Mortgage interest: −$10,077
• − Property taxes: −$2,150
• − Insurance: −$900
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$5,233
• Taxable income: $1,204
• Est. tax owed @ 24.0%: −$289
• After-tax cash flow: $3,740/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 — Pleasant Grove

• Score: 62/100
• State rank: #211
• US rank: #16232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant Grove, AL
• County: Jefferson County · 527,445 people
• City population: 9,442
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 9,442
• Household income: $70,317
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 198.0

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 (68%)
• Race & ethnicity: Black 68% White 29% Two or more races 1% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -98.05%
• Current HPI: 202.2294
• 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

+160.4% since first listed

22 events — show timeline

• 2026-04-20 Pending — Greater Alabama MLS
• 2026-04-16 Price Changed $189,900 Greater Alabama MLS
• 2026-04-14 Relisted — Greater Alabama MLS
• 2026-03-23 Pending — Greater Alabama MLS
• 2026-02-14 Price Changed $199,900 Greater Alabama MLS
• 2026-01-23 Price Changed $209,900 Greater Alabama MLS
• 2025-12-15 Listed $214,900 Greater Alabama MLS
• 2023-10-10 Rental Removed $1,470 RENT.
• 2023-10-10 Price Changed $1,470 RENT.
• 2023-10-10 Listed for Rent $1,395 RENT.
• 2023-08-31 Rental Removed $1,395 RENT.
• 2023-08-30 Price Changed $1,395 RENT.
• 2023-08-30 Listed for Rent $1,390 RENT.
• 2023-08-22 Rental Removed $1,410 RENT.
• 2023-08-22 Price Changed $1,410 RENT.
• 2023-08-19 Price Changed $1,405 RENT.
• 2023-08-18 Price Changed $1,415 RENT.
• 2023-08-17 Price Changed $1,410 RENT.
• 2023-08-15 Price Changed $1,415 RENT.
• 2023-08-11 Price Changed $1,400 RENT.
• 2023-08-10 Listed for Rent $1,405 RENT.
• 1991-03-01 Sold (Public Records) $72,913 Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,150 · +6.9% YoY. Source: county tax records.