70 Ledlow Rd · Warrior, AL 35180

$57,900

3 bd · 1.0 ba · 1,413 sqft · SingleFamily public records · 112 Days on market

Built 1951 0.80 ac lot $41/sqft · 76% below area ↓ 43% since listing

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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 +7.5/15.0
• Livability +2.9/5.0
• 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

Conveniently located right off I-65 in Warrior. This 3BR/1BA house sits on about . 8 acres of land & is in need of some TLC. You don't want to miss your chance to own this gem. Call today to schedule your private showing.

Key facts

• 0.8 acre lot
• Built 1951
• Listed 112 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $746 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $53k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.8% vs local median 3.9% in Warrior — 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 58/100 on livability (#360 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D, 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: 117 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $400 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 + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $52,689 (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. Built in 1951 — 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 D-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 D 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: 2.55% ✓
• Cap rate: 21.76%
• Cash-on-cash: 55.22%
• DSCR: 3.46
• GRM: 3.3

CMA / ARV

• ARV (median comp): $240,747
• List price: $57,900
• Delta: -75.95%
• 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
9297 Radford Pl	0.32mi	3/2.0	1,349 (-4%)	10mo	$225,000	$167	64
709 Panola Trl	0.48mi	3/2.0	1,494 (+6%)	0mo	$247,500	$166	64
9847 Ellis Rd	0.51mi	3/1.0	1,332 (-6%)	4mo	$199,900	$150	63
490 Dana Rd	0.10mi	3/2.0	1,246 (-12%)	11mo	$201,294	$162	62
454 Smith Glen Pkwy	0.32mi	3/3.0	1,500 (+6%)	8mo	$259,850	$173	60
9384 Hoffman Pl	0.36mi	4/2.0 (+1)	1,350 (-4%)	9mo	$225,000	$167	59
9298 Radford Pl	0.33mi	2/2.0 (-1)	1,351 (-4%)	12mo	$216,000	$160	58
9854 Roseville Pl	0.40mi	3/3.0	1,500 (+6%)	7mo	$259,850	$173	58
9259 Radford Pl	0.23mi	3/2.0	1,220 (-14%)	6mo	$215,000	$176	57
9388 Hoffman Pl	0.37mi	3/2.0	1,237 (-12%)	3mo	$208,000	$168	55
9859 Roseville Pl	0.39mi	3/2.0	1,574 (+11%)	13mo	$270,154	$172	48
712 Cherokee Trl	0.50mi	4/2.0 (+1)	1,534 (+9%)	13mo	$227,000	$148	42

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: 53.5%
• Equity multiple: 3.35×
• Total profit: $38,169
• Equity at exit: $8,633

10-year hold

• IRR: 58.7%
• Equity multiple: 6.83×
• Total profit: $94,562
• Equity at exit: $5,006

Cash invested: $16,212 (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 35180

• Home prices YoY: -11.3%
• Active inventory: 117
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,476 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $746

Break-even live

Break-even rent $531

Max offer price $57,900

Occupancy floor 44%

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: $14,475
• Closing costs: $1,737
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 Natchez Trl Warrior, AL	4.0	2.0	1386	$1,500	$1.08	10d	1	0.38mi
9717 Harvella Rd Warrior, AL	3.0	1.0	1100	$1,275	$1.16	1d	1	0.48mi
321 Reed Way Kimberly, AL	3.0	2.0	1316	$1,886	$1.43	1d	1	1.17mi
304 Owens St Warrior, AL	3.0	2.0	1081	$1,350	$1.25	43d	1	1.44mi

Listing history 25 events

1. 2026-06-18
   days on market $57,900 Active 112 DOM
2. 2026-06-17
   days on market $57,900 Active 111 DOM
3. 2026-06-16
   days on market $57,900 Active 110 DOM
4. 2026-06-15
   days on market $57,900 Active 109 DOM
5. 2026-06-13
   days on market $57,900 Active 107 DOM
6. 2026-06-10
   days on market $57,900 Active 104 DOM
7. 2026-06-09
   days on market $57,900 Active 103 DOM
8. 2026-06-08
   days on market $57,900 Active 102 DOM
9. 2026-06-07
   pricedays on market $57,900 Active 101 DOM
10. 2026-06-03
    days on market $59,900 Active 97 DOM
11. 2026-06-02
    days on market $59,900 Active 96 DOM
12. 2026-06-01
    days on market $59,900 Active 95 DOM
13. 2026-05-31
    days on market $59,900 Active 94 DOM
14. 2026-05-02
    price $59,900 227-char remark

    Show marketing remark (227 chars)

    Conveniently located right off I-65 in Warrior. This 3BR/1BA house sits on about . 8 acres of land & is in need of some TLC. You don't want to miss your chance to own this gem. Call today to schedule your private showing.

15. 2026-04-22
    status Active 227-char remark

    Show marketing remark (227 chars)

    Conveniently located right off I-65 in Warrior. This 3BR/1BA house sits on about . 8 acres of land & is in need of some TLC. You don't want to miss your chance to own this gem. Call today to schedule your private showing.

16. 2026-04-20
    status Pending 227-char remark

    Show marketing remark (227 chars)

    Conveniently located right off I-65 in Warrior. This 3BR/1BA house sits on about . 8 acres of land & is in need of some TLC. You don't want to miss your chance to own this gem. Call today to schedule your private showing.

17. 2026-03-28
    price $62,500 227-char remark

    Show marketing remark (227 chars)

    Conveniently located right off I-65 in Warrior. This 3BR/1BA house sits on about . 8 acres of land & is in need of some TLC. You don't want to miss your chance to own this gem. Call today to schedule your private showing.

18. 2026-02-24
    listed $64,900 Active 227-char remark

    Show marketing remark (227 chars)

    Conveniently located right off I-65 in Warrior. This 3BR/1BA house sits on about . 8 acres of land & is in need of some TLC. You don't want to miss your chance to own this gem. Call today to schedule your private showing.

19. 2025-01-12
    price $64,900
20. 2024-12-04
    price $74,900
21. 2024-11-06
    price $79,900
22. 2024-10-15
    price $84,500
23. 2024-09-17
    price $89,900
24. 2024-08-16
    price $99,900
25. 2024-07-27
    price $104,900

ⓘ 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: $1,104 · $92/mo
• Projected year-2 tax: $1,104 · $92/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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,709
• − Mortgage interest: −$3,243
• − Property taxes: −$1,104
• − Insurance: −$290
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$1,684
• Taxable income: $8,554
• Est. tax owed @ 24.0%: −$2,053
• After-tax cash flow: $6,900/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 — Warrior

• Score: 58/100
• State rank: #360
• US rank: #21085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrior, AL
• Population (ZIP): 14,097

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 6%
• Common ancestry: Slovak 5% Italian 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▼ -31.81%
• Current HPI: 250.1325
• 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

-42.9% since first listed

12 events — show timeline

• 2026-05-02 Price Changed $59,900 Greater Alabama MLS
• 2026-04-22 Relisted — Greater Alabama MLS
• 2026-04-20 Pending — Greater Alabama MLS
• 2026-03-28 Price Changed $62,500 Greater Alabama MLS
• 2026-02-24 Listed $64,900 Greater Alabama MLS
• 2025-01-12 Price Changed $64,900 Greater Alabama MLS
• 2024-12-04 Price Changed $74,900 Greater Alabama MLS
• 2024-11-06 Price Changed $79,900 Greater Alabama MLS
• 2024-10-15 Price Changed $84,500 Greater Alabama MLS
• 2024-09-17 Price Changed $89,900 Greater Alabama MLS
• 2024-08-16 Price Changed $99,900 Greater Alabama MLS
• 2024-07-27 Price Changed $104,900 Greater Alabama MLS

Property tax history

+43.7%/yr

Latest (2025): $1,104 · +100.0% YoY. Source: county tax records.