7000 Rowan Rd · Leeds, AL 35094

$122,000

3 bd · 1.5 ba · 1,322 sqft · SingleFamily public records · 11 Days on market

Built 1958 0.77 ac lot Est $237k · 48% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attractive 3 bedroom, 1.1 bathroom ranch on large, 33,643 sf wooded lot. Some of the original finishes. Warm inviting wood in kitchen. There is much to work with here and good opportunity for a fixer upper and long term quality property. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. Redemption period expires 6/3/2026.

Key facts

• 0.77 acre lot
• Garage
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $887 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Cap rate 15.0% vs local median 4.2% in Leeds — 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 60/100 on livability (#286 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.
• Leeds City (suburban): math 20% / reading 45% proficiency, ranked #51 of 129 in AL (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Leeds Primary School (509 students, 42% FRL); Leeds Middle School (math 9% / reading 47%, grade F, #141 of 257 statewide, top 55%, 470 students, 62% FRL); Leeds High School (math 17% / reading 22%, grade F, #169 of 305 statewide, top 59%, 619 students, 52% FRL).
• Market conditions: 161 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 34% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $843 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,000

Questions for the listing agent

1. Built in 1958 — 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. 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?
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: 1.71% ✓
• Cap rate: 15.01%
• Cash-on-cash: 31.14%
• DSCR: 2.39
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $236,638
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6592 Lynn Ave	0.18mi	3/2.0	1,392 (+5%)	11mo	$265,000	$190	72
1236 Frances St	0.13mi	3/2.0	1,479 (+12%)	5mo	$309,000	$209	68
6602 Julia Cir	0.13mi	3/2.0	1,200 (-9%)	16mo	$222,500	$185	63
6594 Julia Cir	0.12mi	3/2.0	1,196 (-10%)	23mo	$210,000	$176	57
1241 Katherine St	0.19mi	3/2.0	1,428 (+8%)	23mo	$255,000	$179	56
7109 Tramway Ct	0.47mi	3/2.0	1,200 (-9%)	18mo	$215,000	$179	46
1019 Brian Dr	0.57mi	3/2.0	1,434 (+8%)	15mo	$240,000	$167	45

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: 25.9%
• Equity multiple: 2.07×
• Total profit: $36,676
• Equity at exit: $18,191

10-year hold

• IRR: 33.6%
• Equity multiple: 4.06×
• Total profit: $104,568
• Equity at exit: $10,548

Cash invested: $34,160 (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 35094

• Home prices YoY: -9.7%
• Active inventory: 161
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,087 high
• Mortgage (P&I): −$640
• Tax from tax record: −$71 /mo · $855/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $887

Break-even live

Break-even rent $964

Max offer price $122,000

Occupancy floor 53%

Sensitivity live

Price	-10% $956	-5% $921	+0% $887	+5% $852	+10% $817
Rent	-10% $722	-5% $804	+0% $887	+5% $969	+10% $1,051
Rate	-1.0pp $948	-0.5pp $918	base $887	+0.5pp $855	+1.0pp $823

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1233 Frances St Leeds, AL	4.0	2.0	1616	$2,195	$1.36	45d	1	0.13mi
980 Valley Cir Leeds, AL	3.0	2.0	1736	$2,090	$1.20	3d	1	0.47mi
794 Valley Cir Leeds, AL	4.0	2.0	1773	$2,275	$1.28	45d	1	0.59mi
618 Johnnys Cv Leeds, AL	3.0	2.5	1620	$1,940	$1.20	3d	1	0.97mi
1400 Illinois St Leeds, AL	3.0	1.5	995	$1,200	$1.21	20d	1	1.12mi
6459 Southern Trace Dr Leeds, AL	3.0	2.0	1516	$1,945	$1.28	45d	1	1.18mi

Listing history 2 events

1. 2026-04-27
   status Pending
2. 2026-04-16
   listed $122,000 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: $855 · $71/mo
• Projected year-2 tax: $855 · $71/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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,039
• − Mortgage interest: −$6,834
• − Property taxes: −$855
• − Insurance: −$610
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$3,549
• Taxable income: $9,185
• Est. tax owed @ 24.0%: −$2,204
• After-tax cash flow: $8,434/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: Leeds City
• NCES district ID: 0100011
• Math proficiency: 20% ▼ -25.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $50,367
• Composite: 28.21/100
• National rank: #6803
• State rank: #51 of 129 in AL

Livability — Leeds

• Score: 60/100
• State rank: #286
• US rank: #18674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leeds, AL
• County: Jefferson County · 527,445 people
• City population: 14,854
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 14,854
• Household income: $74,625
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 248.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Black 12% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 8%

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: ▼ -23.99%
• Current HPI: 223.9527
• Rent YoY: —
• 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

2 events — show timeline

• 2026-04-27 Pending — VMLS
• 2026-04-16 Listed $122,000 VMLS

Property tax history

+2.4%/yr

Latest (2025): $855 · -8.8% YoY. Source: county tax records.