529 Tambay Dr · Fultondale, AL 35217

$80,000

3 bd · 2.5 ba · 2,258 sqft · SingleFamily public records · 15 Days on market

Built 1970 0.47 ac lot ↓ 42% 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 +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FRESHENED UP. READY FOR NEW FAMILY. RECENT PAINT A/C COMPRESSOR, WATER HEATER, SOME NEW CARPET. INGROUND POOL, NEW LINER WILL BE INSTALLED WHEN THE WEATHER WARMS UP- FENCED FOR SAFETY.

Key facts

• Inground pool
• Fenced backyard
• 0.47 acre lot

Tags

• FENCED BACKYARD
• INGROUND POOL
• WELL-ESTABLISHED NEIGHBORHOOD
• EASY ACCESS TO CITY LIFE

Property features AI

Finance

• Financial info: Quarterly garbage fee of $75
• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Internet availability unknown
• Home design: Brick over foundation construction; Basement foundation; Existing/established property
• Construction: Brick over foundation; Basement foundation
• Exterior features: In-ground personal pool; No patio, deck, or garden listed; Lot not in a floodplain; Approximately 0.47 acre lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level
• Flooring: Subflooring
• Bathrooms: Two full bathrooms; One half bathroom; Tub/shower combo
• Heating & cooling: No heat; No air conditioning
• Interior features: Subflooring throughout; One wood-burning fireplace with brick surround located in the den; Pull-down attic; Full finished daylight basement
• Laundry & utility: Laundry room located in the basement; Washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $904 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.9% vs local median 4.7% in Fultondale — 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 69/100 on livability (#51 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D+, amenities F, commute 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: Fultondale Elementary School (math 6% / reading 30%, grade F, #481 of 627 statewide, top 77%, 982 students, 49% FRL); Fultondale High School (math 3% / reading 23%, grade F, #236 of 305 statewide, top 77%, 635 students, 83% FRL) — zoned schools average 66% FRL vs 49% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 94 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• At $1,772/mo this rent would consume 53% of the median local household income ($40k/yr) (locally 594% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 + 3.6% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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.

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 $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.21% ✓
• Cap rate: 19.86%
• Cash-on-cash: 48.44%
• DSCR: 3.16
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $257,412
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 Tambay Dr	0.04mi	3/2.0	2,100 (-7%)	1mo	$230,000	$110	84
521 Lynnwood Cir	0.17mi	4/2.5 (+1)	2,234 (-1%)	20mo	$176,000	$79	69
725 Parker Ave	0.60mi	3/2.5	2,224 (-2%)	9mo	$330,000	$148	62
3102 Willow Ln	0.30mi	3/2.0	2,054 (-9%)	10mo	$250,000	$122	61
731 Parker Dr	0.41mi	3/2.0	2,419 (+7%)	11mo	$274,900	$114	58
917 Calvary Crossings	0.68mi	3/2.5	2,448 (+8%)	9mo	$304,000	$124	47
614 Piney Woods Rd	0.55mi	4/1.5 (+1)	2,141 (-5%)	17mo	$75,000	$35	43
3032 Teresa Dr	0.47mi	4/2.0 (+1)	2,042 (-10%)	18mo	$206,000	$101	40

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 · 3.58% rent growth · sell at horizon

5-year hold

• IRR: 46.6%
• Equity multiple: 3.04×
• Total profit: $45,657
• Equity at exit: $11,928

10-year hold

• IRR: 52.6%
• Equity multiple: 6.28×
• Total profit: $118,195
• Equity at exit: $6,917

Cash invested: $22,400 (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 35217

• Rents YoY: 3.6%
• Active inventory: 94
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,772 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $904

Break-even live

Break-even rent $627

Max offer price $80,000

Occupancy floor 44%

Sensitivity live

Price	-10% $949	-5% $927	+0% $904	+5% $882	+10% $859
Rent	-10% $764	-5% $834	+0% $904	+5% $974	+10% $1,044
Rate	-1.0pp $944	-0.5pp $925	base $904	+0.5pp $883	+1.0pp $862

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 Brookview Dr Gardendale, AL	3.0	2.0	1700	$1,873	$1.10	2d	1	0.46mi
3186 Sayers Rd Fultondale, AL	3.0	2.0	1700	$2,000	$1.18	20d	1	1.34mi
236 Garrison Rd Gardendale, AL	3.0	2.0	1680	$1,900	$1.13	44d	1	1.36mi

Listing history 10 events

1. 2026-06-18
   days on market $80,000 Active 15 DOM
2. 2026-06-17
   days on market $80,000 Active 14 DOM
3. 2026-06-16
   days on market $80,000 Active 13 DOM
4. 2026-06-15
   days on market $80,000 Active 12 DOM
5. 2026-06-13
   days on market $80,000 Active 10 DOM
6. 2026-06-10
   days on market $80,000 Active 7 DOM
7. 2026-06-09
   days on market $80,000 Active 6 DOM
8. 2026-06-08
   days on market $80,000 Active 5 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    listed $80,000 Active 4 DOM

ⓘ 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: $512 · $43/mo
• Projected year-2 tax: $512 · $43/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,262
• − Mortgage interest: −$4,481
• − Property taxes: −$512
• − Insurance: −$400
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$2,327
• Taxable income: $10,139
• Est. tax owed @ 24.0%: −$2,433
• After-tax cash flow: $8,417/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 — Fultondale

• Score: 69/100
• State rank: #51
• US rank: #8334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fultondale, AL
• County: Jefferson County · 527,445 people
• City population: 12,240
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 12,240
• Household income: $40,486
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 594.0

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 0.58)
• Race & ethnicity: Black 57% White 27% Hispanic / Latino 14% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 3% Italian 1%
• Foreign-born: 7% · Canada, Guatemala
• Languages at home: 86% English-only · Spanish 13%

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: ▼ -74.54%
• Current HPI: 117.416
• Rent YoY: ▲ 3.58%
• 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

-42.0% since first listed

5 events — show timeline

• 2026-06-04 Listed $80,000 Greater Alabama MLS
• 2012-02-28 Sold (Public Records) $113,000 Public Records
• 2012-02-23 Sold (MLS) $113,000 Greater Alabama MLS
• 2012-01-23 Listed $119,900 Greater Alabama MLS
• 2004-06-23 Sold (Public Records) $138,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $512 · +139.8% YoY. Source: county tax records.