1251 Mcpherson Rd · Mount Olive, AL 35117

$132,000

4 bd · 2.0 ba · 2,546 sqft · SingleFamily public records · 41 Days on market

Built 1974 0.55 ac lot $52/sqft · 62% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom home located on a quiet dead-end street offering privacy and minimal through traffic. The property features a detached additional living quarters in the backyard, providing flexible space that could be used for guests, extended family, or a home office. The lot offers good separation from neighboring properties while still being conveniently located near Mount Olive and the Birmingham area. This home offers a unique opportunity for buyers seeking extra space and versatile living options.

Key facts

• 0.55 acre lot
• Built 1974
• Listed 41 days

Tags

• QUIET DEAD-END STREET
• VERSATILE LIVING OPTIONS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $714 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $128k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 5.1% in Mount Olive — 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 64/100 on livability (#150 in AL) — a middle-class / working-renter tenant base. Strengths: employment 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.
• Market conditions: 65 active listings in the ZIP; 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 $913 of loan paydown is wiped out by about $4k 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 $37k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $132k implies a 103% gain — meaningful room to come down on a strong offer.

Recommended offer $128,040 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1974 — 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. 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: 1.47% ✓
• Cap rate: 12.78%
• Cash-on-cash: 23.17%
• DSCR: 2.03
• GRM: 5.7

CMA / ARV

• ARV (median comp): $343,785
• List price: $132,000
• Delta: -61.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1266 Mcconnell Ln	0.16mi	4/3.0	2,207 (-13%)	3mo	$387,000	$175	63
1212 Whitten Rd	0.44mi	4/2.0	2,822 (+11%)	4mo	$300,000	$106	58
6042 Springview Dr	0.69mi	4/3.5	2,633 (+3%)	17mo	$375,000	$142	42
6256 Dorsett Woods Dr	0.75mi	3/2.5 (-1)	2,304 (-10%)	8mo	$340,000	$148	36
991 Robin Dr	0.69mi	5/4.0 (+1)	2,674 (+5%)	16mo	$378,000	$141	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.65×
• Total profit: $24,025
• Equity at exit: $19,682

10-year hold

• IRR: 24.7%
• Equity multiple: 3.15×
• Total profit: $79,317
• Equity at exit: $11,413

Cash invested: $36,960 (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 35117

• Home prices YoY: -19.9%
• Active inventory: 65
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,936 medium
• Mortgage (P&I): −$692
• Tax from tax record: −$69 /mo · $822/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $714

Break-even live

Break-even rent $1,033

Max offer price $132,000

Occupancy floor 58%

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-15
   status Pending 511-char remark

   Show marketing remark (511 chars)

   Spacious 4-bedroom home located on a quiet dead-end street offering privacy and minimal through traffic. The property features a detached additional living quarters in the backyard, providing flexible space that could be used for guests, extended family, or a home office. The lot offers good separation from neighboring properties while still being conveniently located near Mount Olive and the Birmingham area. This home offers a unique opportunity for buyers seeking extra space and versatile living options.

2. 2026-04-28
   price $132,000 511-char remark

   Show marketing remark (511 chars)

   Spacious 4-bedroom home located on a quiet dead-end street offering privacy and minimal through traffic. The property features a detached additional living quarters in the backyard, providing flexible space that could be used for guests, extended family, or a home office. The lot offers good separation from neighboring properties while still being conveniently located near Mount Olive and the Birmingham area. This home offers a unique opportunity for buyers seeking extra space and versatile living options.

3. 2026-04-28
   status Active 511-char remark

   Show marketing remark (511 chars)

   Spacious 4-bedroom home located on a quiet dead-end street offering privacy and minimal through traffic. The property features a detached additional living quarters in the backyard, providing flexible space that could be used for guests, extended family, or a home office. The lot offers good separation from neighboring properties while still being conveniently located near Mount Olive and the Birmingham area. This home offers a unique opportunity for buyers seeking extra space and versatile living options.

4. 2026-04-08
   status Pending 511-char remark

   Show marketing remark (511 chars)

   Spacious 4-bedroom home located on a quiet dead-end street offering privacy and minimal through traffic. The property features a detached additional living quarters in the backyard, providing flexible space that could be used for guests, extended family, or a home office. The lot offers good separation from neighboring properties while still being conveniently located near Mount Olive and the Birmingham area. This home offers a unique opportunity for buyers seeking extra space and versatile living options.

5. 2026-03-15
   listed $141,500 Active 511-char remark

   Show marketing remark (511 chars)

   Spacious 4-bedroom home located on a quiet dead-end street offering privacy and minimal through traffic. The property features a detached additional living quarters in the backyard, providing flexible space that could be used for guests, extended family, or a home office. The lot offers good separation from neighboring properties while still being conveniently located near Mount Olive and the Birmingham area. This home offers a unique opportunity for buyers seeking extra space and versatile living options.

6. 1991-08-28
   soldstatus $64,900
7. 1986-01-01
   soldstatus $65,000

ⓘ 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: $822 · $69/mo
• Projected year-2 tax: $822 · $69/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,230
• − Mortgage interest: −$7,394
• − Property taxes: −$822
• − Insurance: −$660
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$3,840
• Taxable income: $6,796
• Est. tax owed @ 24.0%: −$1,631
• After-tax cash flow: $6,931/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 — Mount Olive

• Score: 64/100
• State rank: #150
• US rank: #13778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Olive, AL
• Population (ZIP): 5,091

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 (84%)
• Race & ethnicity: White 84% Black 9% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5% Korean 1%

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: ▼ -51.36%
• Current HPI: 207.071
• Rent YoY: —
• Metro: —
• 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

+103.1% since first listed

7 events — show timeline

• 2026-05-15 Pending — Greater Alabama MLS
• 2026-04-28 Price Changed $132,000 Greater Alabama MLS
• 2026-04-28 Relisted — Greater Alabama MLS
• 2026-04-08 Pending — Greater Alabama MLS
• 2026-03-15 Listed $141,500 Greater Alabama MLS
• 1991-08-28 Sold (Public Records) $64,900 Public Records
• 1986-01-01 Sold (Public Records) $65,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $822 · +0.0% YoY. Source: county tax records.