5235 Amber Hills Rd · Irondale, AL 35210

$150,000

2 bd · 1.0 ba · 1,451 sqft · SingleFamily · 14 Days on market

Built 1950 Poor condition 2.60 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Schools +1.8/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! This home is priced well below appraisal and ready for an investor to flip. Charming 1950s home featuring 2 bedrooms and 1 full bathroom on 2.6± acres. Tons of options and potential to transform this property into a dream home! Cash only.

Key facts

• 2.6 acre lot
• Built 1950
• Listed 14 days

Property features AI

Finance

• Other: Property has paved, public road access; Approximately 2.6 acres
• Financial info: No investor or rental income/expense details listed
• HOA & community: No association fees

Exterior

• Parking: Driveway parking
• Security: No security features listed
• Utilities: Public water; Connected sewer; Electric water heater; Internet service availability
• Home design: Existing home; One-level rooms listed (living, kitchen, dining, bedrooms, full bath); Not a tri-level, split-level, loft, or split foyer
• Construction: Concrete/block and other siding exterior; Crawl space foundation
• Exterior features: Storage building on property; No pool, patio, deck, or garden/patio listed

Interior

• Kitchen: Laminate countertops; Electric oven; Electric stove
• Bedrooms: Two bedrooms on main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bath with tub/shower combo (main level)
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceilings: Other (see remarks); No special built-in interior features listed
• Laundry & utility: Washer hookup in basement area; Electric dryer hookup; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.4% vs local median 5.2% in Irondale — 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 74/100 on livability (#23 in AL, #4,921 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, amenities 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: Irondale Community School (math 6% / reading 32%, grade F, #478 of 627 statewide, top 76%, 450 students, 50% FRL); Shades Valley High School (math 29% / reading 39%, grade F, #53 of 305 statewide, top 18%, 1,200 students, 68% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 81 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 $1k 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 + 4.2% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $150,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — 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. 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?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.18% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,675
• Equity at exit: $22,365

10-year hold

• IRR: 12.4%
• Equity multiple: 2.03×
• Total profit: $43,470
• Equity at exit: $12,969

Cash invested: $42,000 (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 35210

• Home prices YoY: -32.2%
• Rents YoY: 4.2%
• Active inventory: 81
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,805 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $389

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 73%

Sensitivity live

Price	-10% $493	-5% $441	+0% $389	+5% $337	+10% $286
Rent	-10% $247	-5% $318	+0% $389	+5% $460	+10% $532
Rate	-1.0pp $465	-0.5pp $427	base $389	+0.5pp $350	+1.0pp $311

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $150,000 Active 14 DOM
2. 2026-06-17
   days on market $150,000 Active 13 DOM
3. 2026-06-16
   days on market $150,000 Active 12 DOM
4. 2026-06-15
   days on market $150,000 Active 11 DOM
5. 2026-06-13
   days on market $150,000 Active 9 DOM
6. 2026-06-10
   days on market $150,000 Active 6 DOM
7. 2026-06-09
   days on market $150,000 Active 5 DOM
8. 2026-06-08
   days on market $150,000 Active 4 DOM
9. 2026-06-07
   remarks 256-char remark
10. 2026-06-07
    listed $150,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,658
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$4,364
• Taxable income: $2,426
• Est. tax owed @ 24.0%: −$582
• After-tax cash flow: $4,088/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This 1950s single-family home requires extensive repairs and maintenance, including a new roof, exterior painting, and landscaping improvements. Significant updates are needed to increase its resale and rental value.

Repairs flagged

• Major roof — Signs of potential leaks and wear.
• Major siding — Peeling paint and overall poor condition.
• Major exterior flooring — Covered in leaves and debris, indicating neglect.
• Major interior walls/paint — No photos, but exterior suggests significant wear and tear.

Value-add opportunities

• Both Paint and repair exterior siding — Fresh paint and repairs will improve curb appeal and home value.
• Both Replace roof — A new roof will prevent further water damage and improve the home's overall condition.
• Both Landscaping and curb appeal improvements — A well-maintained exterior will attract more potential buyers and renters.
• Both Interior updates and painting — Fresh paint and repairs will improve the home's interior condition and overall value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of potential leaks and wear.	Major	$15,000–50,000
siding · Peeling paint and overall poor condition.	Major	$15,000–50,000
exterior flooring · Covered in leaves and debris, indicating neglect.	Major	$15,000–50,000
interior walls/paint · No photos, but exterior suggests significant wear and tear.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint and repair exterior siding — Fresh paint and repairs will improve curb appeal and home value. ↑
• Both Replace roof — A new roof will prevent further water damage and improve the home's overall condition. ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior will attract more potential buyers and renters. ↑
• Both Interior updates and painting — Fresh paint and repairs will improve the home's interior condition and overall value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Irondale

• Score: 74/100
• State rank: #23
• US rank: #4921

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Irondale, AL
• County: Jefferson County · 527,445 people
• City population: 13,775
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 13,775
• Household income: $73,061
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 379.0

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: Majority White (62%)
• Race & ethnicity: White 62% Black 28% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% Arabic 1% Russian/Polish/Slavic 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: ▼ -109.03%
• Current HPI: 230.033
• Rent YoY: ▲ 4.18%
• 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

1 event — show timeline

• 2026-06-04 Listed $150,000 Greater Alabama MLS