Adams Plan · Trussville, AL 35173

$355,000

3 bd · 2.5 ba · 1,924 sqft · SingleFamily · 149 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Adams offers a smart two-story layout designed for both everyday living and flexibility. With 3 bedrooms and 2.5 baths, this plan features an open-concept main level where a spacious kitchen flows seamlessly into the dining area and great room, making it ideal for gathering and entertaining. Upstairs, the primary suite provides a private retreat, while an open loft adds valuable flex space that can easily serve as a second living area, home office, or playroom. A 2-car garage and welcoming front porch complete this thoughtfully designed home. * Please note finishings, offerings, and structural options shown in photography and/or matterports vary by series level. Contact your New Home Sales Consultants for more information.

Key facts

• Spacious kitchen
• Primary suite
• Dining area

Tags

• TWO STORY LAYOUT
• OPEN CONCEPT MAIN LEVEL
• SPACIOUS KITCHEN
• DINING AREA
• GREAT ROOM
• PRIMARY SUITE

🏗️ New construction. The $355,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $411,085.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $355k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-794 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (24.7% below list).
• Recommended offer: $267k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.4% in Trussville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 79/100 on livability (#7 in AL, #2,110 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A; Watch: commute F.
• Trussville City (suburban): math 49% / reading 74% proficiency, ranked #5 of 129 in AL (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 344 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($312k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $267,464 (24.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 4.17%
• Cash-on-cash: -7.59%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

• ARV (median comp): $411,085
• List price: $355,000
• Delta: -13.64%
• 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
6651 Spring St	0.00mi	3/3.5	1,763 (-8%)	1mo	$417,879	$237	81
4304 Cahaba Bnd	0.12mi	3/2.0	1,876 (-2%)	11mo	$385,000	$205	79
748 Oak Dr E	0.26mi	3/2.5	1,917 (-0%)	14mo	$304,000	$159	76
6459 Spring St	0.18mi	3/2.5	1,645 (-14%)	4mo	$399,000	$243	64
6380 Spring St	0.28mi	3/2.5	2,040 (+6%)	17mo	$382,000	$187	63
4240 Cahaba Bnd	0.26mi	4/2.5 (+1)	2,120 (+10%)	11mo	$450,000	$212	57
643 E Oak Dr E	0.64mi	4/2.5 (+1)	1,822 (-5%)	1mo	$415,000	$228	55
706 Sage Cir	0.34mi	3/2.0	1,690 (-12%)	9mo	$255,000	$151	54
549 Willow Ln	0.63mi	3/2.0	2,004 (+4%)	15mo	$395,000	$197	50
214 Ash Cir	0.38mi	3/2.0	1,660 (-14%)	11mo	$289,900	$175	48
124 Black Walnut Ln	0.61mi	3/2.0	2,091 (+9%)	16mo	$400,000	$191	42
4472 Parkwood Cir	0.62mi	2/2.0 (-1)	1,657 (-14%)	4mo	$282,000	$170	37

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: -30.9%
• Equity multiple: -0.02×
• Total profit: $-117,129
• Equity at exit: $61,294

10-year hold

• IRR: -33.5%
• Equity multiple: -0.45×
• Total profit: $-166,815
• Equity at exit: $35,543

Cash invested: $115,104 (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 35173

• Home prices YoY: -33.4%
• Active inventory: 344
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,675 high
• Mortgage (P&I): −$2,156
• Tax est. 1.5%: −$514 /mo · $6,166/yr
• Insurance: −$171
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $-794

Break-even live

Break-even rent $3,680

Max offer price $296,133

Occupancy floor —

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: $102,771
• Closing costs: $12,333
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
165 Morrow Ave Unit 201 Trussville, AL	2.0	2.0	1870	$3,500	$1.87	43d	1	0.99mi
160 Morrow Ave Unit 208 Trussville, AL	2.0	2.0	1450	$2,650	$1.83	43d	1	1.02mi
160 Morrow Ave Unit 204 Trussville, AL	3.0	2.0	1836	$2,850	$1.55	43d	1	1.02mi
6735 Roper Rd Trussville, AL	3.0	2.0	1625	$2,400	$1.48	43d	1	1.04mi
125 Charleston Way Trussville, AL	3.0	3.0	2181	$2,106	$0.97	14d	1	1.22mi
6232 Halcyon Ter Trussville, AL	3.0	2.5	1818	$2,700	$1.49	16d	1	1.42mi
3509 Halcyon Way Trussville, AL	3.0	2.0	1412	$2,995	$2.12	23d	1	1.43mi
3129 Cedarbrook Ln Trussville, AL	3.0	2.0	1231	$1,766	$1.43	14d	1	1.47mi
5938 Limestone Ln Trussville, AL	3.0	2.0	2130	$2,506	$1.18	2d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $355,000 Active 149 DOM
2. 2026-06-17
   days on market $355,000 Active 148 DOM
3. 2026-06-16
   days on market $355,000 Active 147 DOM
4. 2026-06-15
   days on market $355,000 Active 146 DOM
5. 2026-06-13
   days on market $355,000 Active 144 DOM
6. 2026-06-13
   days on market $355,000 Active 143 DOM
7. 2026-06-10
   days on market $355,000 Active 141 DOM
8. 2026-06-09
   days on market $355,000 Active 140 DOM
9. 2026-06-08
   days on market $355,000 Active 139 DOM
10. 2026-06-07
    days on market $355,000 Active 138 DOM
11. 2026-06-05
    days on market $355,000 Active 135 DOM
12. 2026-06-03
    days on market $355,000 Active 134 DOM
13. 2026-06-02
    days on market $355,000 Active 133 DOM
14. 2026-06-01
    days on market $355,000 Active 132 DOM
15. 2026-05-31
    days on market $355,000 Active 131 DOM
16. 2026-03-31
    price $355,000 736-char remark

    Show marketing remark (736 chars)

    The Adams offers a smart two-story layout designed for both everyday living and flexibility. With 3 bedrooms and 2.5 baths, this plan features an open-concept main level where a spacious kitchen flows seamlessly into the dining area and great room, making it ideal for gathering and entertaining. Upstairs, the primary suite provides a private retreat, while an open loft adds valuable flex space that can easily serve as a second living area, home office, or playroom. A 2-car garage and welcoming front porch complete this thoughtfully designed home. * Please note finishings, offerings, and structural options shown in photography and/or matterports vary by series level. Contact your New Home Sales Consultants for more information.

17. 2026-01-20
    listed $354,000 Active 736-char remark

    Show marketing remark (736 chars)

    The Adams offers a smart two-story layout designed for both everyday living and flexibility. With 3 bedrooms and 2.5 baths, this plan features an open-concept main level where a spacious kitchen flows seamlessly into the dining area and great room, making it ideal for gathering and entertaining. Upstairs, the primary suite provides a private retreat, while an open loft adds valuable flex space that can easily serve as a second living area, home office, or playroom. A 2-car garage and welcoming front porch complete this thoughtfully designed home. * Please note finishings, offerings, and structural options shown in photography and/or matterports vary by series level. Contact your New Home Sales Consultants for more information.

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,096
• − Mortgage interest: −$23,027
• − Property taxes: −$6,166
• − Insurance: −$2,853
• − Repairs & maintenance: −$2,568
• − Management: −$2,568
• − Depreciation: −$11,959
• Taxable loss: −$17,045
• Est. tax savings @ 24.0%: +$4,091
• After-tax cash flow: $-5,442/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

Good 75/100 Cosmetic rehab

The Adams Plan is in excellent condition with no visible repairs needed. It offers a smart two-story layout ideal for everyday living and flexibility. Minor updates to the exterior and interior can significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in common areas — Improves aesthetics and adds value
• Both New kitchen appliances — Enhances functionality and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in common areas — Improves aesthetics and adds value ↑
• Both New kitchen appliances — Enhances functionality and adds 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: Trussville City
• NCES district ID: 0100013
• Math proficiency: 49% ▼ -27.00%
• Reading proficiency: 74% ▲ 3.00%
• Median HH income: $83,473
• Composite: 55.42/100
• National rank: #1250
• State rank: #5 of 129 in AL

Livability — Trussville

• Score: 79/100
• State rank: #7
• US rank: #2110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trussville, AL
• City population: 51,725
• Population (ZIP): 32,125

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 (82%)
• Race & ethnicity: White 82% Black 10% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -104.75%
• Current HPI: 208.5715
• 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

+0.3% since first listed

2 events — show timeline

• 2026-03-31 Price Changed $355,000 Zillow
• 2026-01-20 Listed $354,000 Zillow