Adams Plan · Trussville, AL 35173

$357,000

3 bd · 2.5 ba · 1,924 sqft · SingleFamily · 19 Days on market

Good condition 2-car garage

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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
• Schools +6.0/10.0
• Cash flow +5.6/30.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

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.

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 $357,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $406,315.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $357k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-842 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (30.3% below list).
• Recommended offer: $249k (30.3% below list) — sets the bar for 1% rule.
• Cap rate 3.8% vs local median 3.2% 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+, crime B+; 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.
• Zoned schools: Paine Elementary School (math 68% / reading 82%, grade A, #14 of 627 statewide, top 2%, 1,350 students, 16% FRL); Hewitttrussville Middle School (math 33% / reading 75%, grade B-, #20 of 257 statewide, top 8%, 1,202 students, 16% FRL); Hewitttrussville High School (math 50% / reading 50%, grade D+, #15 of 305 statewide, top 5%, 1,573 students, 15% FRL).
• Market conditions: 405 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 19 days — a 2% lower offer ($352k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $248,869 (30.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.61% ✗
• Cap rate: 3.81%
• Cash-on-cash: -8.88%
• DSCR: 0.60
• GRM: 13.6

CMA / ARV

• ARV (median comp): $406,315
• List price: $357,000
• Delta: -12.63%
• 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
6659 Spring St	0.00mi	3/2.5	2,020 (+5%)	2mo	$400,535	$198	90
6651 Spring St	0.00mi	3/3.5	1,763 (-8%)	3mo	$417,879	$237	80
4304 Cahaba Bnd	0.12mi	3/2.0	1,876 (-2%)	12mo	$385,000	$205	78
6655 Spring St	0.00mi	3/2.5	1,659 (-14%)	2mo	$355,015	$214	76
6459 Spring St	0.18mi	3/2.5	1,645 (-14%)	6mo	$399,000	$243	62
4240 Cahaba Bnd	0.26mi	4/2.5 (+1)	2,120 (+10%)	12mo	$450,000	$212	56
621 Oak Dr	0.74mi	3/2.0	1,833 (-5%)	1mo	$335,000	$183	55
643 E Oak Dr E	0.64mi	4/2.5 (+1)	1,822 (-5%)	3mo	$415,000	$228	54
706 Sage Cir	0.34mi	3/2.0	1,690 (-12%)	11mo	$255,000	$151	53
214 Ash Cir	0.38mi	3/2.0	1,660 (-14%)	13mo	$289,900	$175	47
6937 Parc Brook Ln	0.61mi	3/2.0	2,197 (+14%)	2mo	$383,500	$175	44
4472 Parkwood Cir	0.62mi	2/2.0 (-1)	1,657 (-14%)	6mo	$282,000	$170	36

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: -32.0%
• Equity multiple: -0.05×
• Total profit: $-119,423
• Equity at exit: $60,583

10-year hold

• IRR: -36.8%
• Equity multiple: -0.52×
• Total profit: $-172,883
• Equity at exit: $35,131

Cash invested: $113,768 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 10 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $387,500 ($197/sqft)
• Median days on market: 47 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +7.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35173

• Home prices YoY: -33.4%
• Active inventory: 405
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,489 high
• Mortgage (P&I): −$2,131
• Tax est. 1.5%: −$508 /mo · $6,095/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-842

Break-even live

Break-even rent $3,554

Max offer price $284,494

Occupancy floor —

Sensitivity live

Price	-10% $-561	-5% $-701	+0% $-842	+5% $-982	+10% $-1,123
Rent	-10% $-1,038	-5% $-940	+0% $-842	+5% $-744	+10% $-645
Rate	-1.0pp $-637	-0.5pp $-739	base $-842	+0.5pp $-947	+1.0pp $-1,054

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: $101,579
• Closing costs: $12,189
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Winterberry Ln Trussville, AL	3.0	2.0	1411	$1,850	$1.31	39d	1	0.53mi
165 Morrow Ave Unit 201 Trussville, AL	2.0	2.0	1870	$3,500	$1.87	93d	1	0.99mi
160 Morrow Ave Unit 208 Trussville, AL	2.0	2.0	1450	$2,650	$1.83	93d	1	1.02mi
160 Morrow Ave Unit 204 Trussville, AL	3.0	2.0	1836	$2,850	$1.55	93d	1	1.02mi
6735 Roper Rd Trussville, AL	3.0	2.0	1625	$2,400	$1.48	93d	1	1.04mi
125 Charleston Way Trussville, AL	3.0	3.0	2181	$2,106	$0.97	63d	1	1.22mi
4390 Stone Ridge Cir Trussville, AL	3.0	3.0	2400	$2,056	$0.86	19d	1	1.39mi
6232 Halcyon Ter Trussville, AL	3.0	2.5	1818	$2,700	$1.49	65d	1	1.42mi
3509 Halcyon Way Trussville, AL	3.0	2.0	1412	$2,895	$2.05	19d	1	1.43mi
3129 Cedarbrook Ln Trussville, AL	3.0	2.0	1231	$1,766	$1.43	63d	1	1.47mi
5938 Limestone Ln Trussville, AL	3.0	2.0	2130	$2,506	$1.18	52d	1	1.48mi

Property features AI

Finance

• Financial info: List price $357,000

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family home (Adams plan)
• Exterior features: Living area approximately 1,924 (living area provided)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Active new construction plan (Adams)

Listing history 50 events

1. 2026-08-08
   days on market $357,000 Active 19 DOM
2. 2026-08-07
   days on market $357,000 Active 18 DOM
3. 2026-08-06
   days on market $357,000 Active 17 DOM
4. 2026-08-05
   days on market $357,000 Active 16 DOM
5. 2026-08-04
   days on market $357,000 Active 15 DOM
6. 2026-08-03
   days on market $357,000 Active 14 DOM
7. 2026-07-31
   days on market $357,000 Active 11 DOM
8. 2026-07-30
   days on market $357,000 Active 9 DOM
9. 2026-07-28
   days on market $357,000 Active 8 DOM
10. 2026-07-26
    days on market $357,000 Active 6 DOM
11. 2026-07-24
    days on market $357,000 Active 4 DOM
12. 2026-07-23
    days on market $357,000 Active 3 DOM
13. 2026-07-22
    days on market $357,000 Active 2 DOM
14. 2026-07-20
    pricedays on marketlisting id $357,000 Active 1 DOM
15. 2026-07-19
    days on market $355,000 Active 179 DOM
16. 2026-07-18
    days on market $355,000 Active 178 DOM
17. 2026-07-16
    days on market $355,000 Active 177 DOM
18. 2026-07-15
    days on market $355,000 Active 176 DOM
19. 2026-07-14
    days on market $355,000 Active 175 DOM
20. 2026-07-13
    days on market $355,000 Active 174 DOM
21. 2026-07-13
    days on market $355,000 Active 173 DOM
22. 2026-07-11
    days on market $355,000 Active 172 DOM
23. 2026-07-10
    days on market $355,000 Active 171 DOM
24. 2026-07-09
    days on market $355,000 Active 170 DOM
25. 2026-07-07
    days on market $355,000 Active 168 DOM
26. 2026-07-06
    days on market $355,000 Active 167 DOM
27. 2026-07-05
    days on market $355,000 Active 166 DOM
28. 2026-07-03
    days on market $355,000 Active 164 DOM
29. 2026-07-02
    days on market $355,000 Active 163 DOM
30. 2026-07-01
    days on market $355,000 Active 162 DOM
31. 2026-06-30
    days on market $355,000 Active 161 DOM
32. 2026-06-29
    days on market $355,000 Active 160 DOM
33. 2026-06-28
    days on market $355,000 Active 159 DOM
34. 2026-06-27
    days on market $355,000 Active 158 DOM
35. 2026-06-27
    days on market $355,000 Active 157 DOM
36. 2026-06-25
    days on market $355,000 Active 155 DOM
37. 2026-06-22
    days on market $355,000 Active 153 DOM
38. 2026-06-21
    days on market $355,000 Active 152 DOM
39. 2026-06-18
    days on market $355,000 Active 149 DOM
40. 2026-06-17
    days on market $355,000 Active 148 DOM
41. 2026-06-16
    days on market $355,000 Active 147 DOM
42. 2026-06-15
    days on market $355,000 Active 146 DOM
43. 2026-06-13
    days on market $355,000 Active 144 DOM
44. 2026-06-13
    days on market $355,000 Active 143 DOM
45. 2026-06-10
    days on market $355,000 Active 141 DOM
46. 2026-06-09
    days on market $355,000 Active 140 DOM
47. 2026-06-08
    days on market $355,000 Active 139 DOM
48. 2026-06-07
    days on market $355,000 Active 138 DOM
49. 2026-06-05
    days on market $355,000 Active 135 DOM
50. 2026-06-03
    days on market $355,000 Active 134 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 5/10 Major FEMA zone X (unshaded) · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $29,864
• − Mortgage interest: −$22,760
• − Property taxes: −$6,095
• − Insurance: −$2,032
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − Depreciation: −$11,820
• Taxable loss: −$17,620
• Est. tax savings @ 24.0%: +$4,229
• After-tax cash flow: $-5,874/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 Est. rehab $9,620–$28,860 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 60/100

Zoned Schools

Elementary Paine Elementary School A AL #14/627 Nat'l #2,065/41,679 Middle Hewitttrussville Middle School B- AL #20/257 Nat'l #2,699/14,009 High Hewitttrussville High School D+ AL #15/305 Nat'l #5,448/17,239

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

B Composite livability gradescore 79/100

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
• County: Jefferson · 669,185 people
• City population: 51,725
• Metro: Birmingham, AL
• Population (ZIP): 32,125
• Household income: $113,028
• Rent vs Own: 10.6% rent · 89.4% own
• Severe rent burden: 16% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Property features AI

Finance

• Financial info: List price $357,000

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family home (Adams plan)
• Exterior features: Living area approximately 1,924 (living area provided)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Active new construction plan (Adams)