862 Hillview Dr · Rock Creek, AL 35023

$156,900

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 85 Days on market

Built 1963 0.49 ac lot $145/sqft · at area comps Est $163k · at est.

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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 +19.4/30.0
• ARV discount +9.2/15.0
• DSCR +6.1/10.0
• Appreciation +4.7/10.0
• 1% rule +4.3/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Located in Bessemer, this charmer includes 3 bedrooms and 2 bathrooms! Renovations include beautiful granite counter tops, ceramic tile, luxury vinyl tile, modern fixtures and hardware and freshly painted walls!

Key facts

• 0.49 acre lot
• Built 1963
• Listed 85 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/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 $146k (6.8% below list).
• Recommended offer: $146k (6.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#401 in AL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: employment D, schools 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 rising (+1.6%/yr); 251 active listings in the ZIP; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $144 of equity ($1k loan paydown + $-941 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 85 days — a 6% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $87k; list at $157k implies a 80% 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; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,248 (6.8% below list)

Questions for the listing agent

1. It's been on market 85 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 1963 — 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. 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: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 8.9

CMA / ARV

• ARV (median comp): $163,025
• List price: $156,900
• Delta: -3.76%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7367 Franklin Dr	0.21mi	3/1.0	1,128 (+4%)	0mo	$199,000	$176	83
7127 Glass Dr	0.27mi	3/2.0	1,215 (+12%)	10mo	$208,500	$172	54
894 Hillview Dr	0.07mi	3/2.0	1,232 (+14%)	20mo	$152,500	$124	52

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $190
• Equity at exit: $40,908

10-year hold

• IRR: 5.2%
• Equity multiple: 1.50×
• Total profit: $22,117
• Equity at exit: $45,600

Cash invested: $43,932 (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: 251
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,462 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$91 /mo · $1,091/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $176

Break-even live

Break-even rent $1,239

Max offer price $156,900

Occupancy floor 83%

Sensitivity live

Price	-10% $265	-5% $221	+0% $176	+5% $132	+10% $87
Rent	-10% $61	-5% $118	+0% $176	+5% $234	+10% $292
Rate	-1.0pp $255	-0.5pp $216	base $176	+0.5pp $136	+1.0pp $94

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: $39,225
• Closing costs: $4,707
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $156,900 Active 85 DOM
2. 2026-06-17
   days on market $156,900 Active 84 DOM
3. 2026-06-16
   days on market $156,900 Active 83 DOM
4. 2026-06-15
   days on market $156,900 Active 82 DOM
5. 2026-06-13
   pricedays on market $156,900 Active 80 DOM
6. 2026-06-10
   days on market $161,900 Active 77 DOM
7. 2026-06-09
   days on market $161,900 Active 76 DOM
8. 2026-06-08
   days on market $161,900 Active 75 DOM
9. 2026-06-07
   days on market $161,900 Active 74 DOM
10. 2026-06-03
    days on market $161,900 Active 70 DOM
11. 2026-06-02
    days on market $161,900 Active 69 DOM
12. 2026-06-01
    days on market $161,900 Active 68 DOM
13. 2026-05-31
    days on market $161,900 Active 67 DOM
14. 2026-03-25
    listed $161,900 Active 211-char remark

    Show marketing remark (211 chars)

    Located in Bessemer, this charmer includes 3 bedrooms and 2 bathrooms! Renovations include beautiful granite counter tops, ceramic tile, luxury vinyl tile, modern fixtures and hardware and freshly painted walls!

15. 2022-09-08
    soldstatus $87,000
16. 2022-08-29
    soldstatus $139,000
17. 2022-08-24
    soldstatus $139,000 18-char remark

    Show marketing remark (18 chars)

    Single Family Home

18. 2022-05-25
    listed $139,000 18-char remark

    Show marketing remark (18 chars)

    Single Family Home

19. 2022-05-20
    soldstatus $55,000
20. 2022-05-20
    soldstatus $107,000
21. 2022-05-19
    soldstatus $55,000 Sold
22. 2022-04-28
    historical Contingent
23. 2022-04-12
    listed $55,000 Active

ⓘ 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: $1,091 · $91/mo
• Projected year-2 tax: $1,091 · $91/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 5/10 Major
• 🌡 Heat 6/10 Major 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,550
• − Mortgage interest: −$8,789
• − Property taxes: −$1,091
• − Insurance: −$784
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$4,564
• Taxable loss: −$487
• Est. tax savings @ 24.0%: +$117
• After-tax cash flow: $2,232/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 — Rock Creek

• Score: 57/100
• State rank: #401
• US rank: #22317

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rock Creek, AL
• County: Jefferson County · 527,445 people
• City population: 25,221
• 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

+194.4% since first listed

10 events — show timeline

• 2026-03-25 Listed $161,900 Greater Alabama MLS
• 2022-09-08 Sold (Public Records) $87,000 Public Records
• 2022-08-29 Sold (Public Records) $139,000 Public Records
• 2022-08-24 Sold (MLS) $139,000 Greater Alabama MLS
• 2022-05-25 Listed $139,000 Greater Alabama MLS
• 2022-05-20 Sold (Public Records) $107,000 Public Records
• 2022-05-20 Sold (Public Records) $55,000 Public Records
• 2022-05-19 Sold (MLS) $55,000 Greater Alabama MLS
• 2022-04-28 Contingent — Greater Alabama MLS
• 2022-04-12 Listed $55,000 Greater Alabama MLS

Property tax history

+12.7%/yr

Latest (2025): $1,091 · +1.6% YoY. Source: county tax records.