3501 Brookside Rd · Brilliant, AL 35548

$49,000

2 bd · 2.0 ba · 1,212 sqft · SingleFamily public records · 113 Days on market

Built 1950 0.80 ac lot $40/sqft · 54% below area

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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
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A great Investment Opportunity! This property is currently under tenant occupancy, & being sold as is. Located right in town & close to all of the local amenities & school system. If you are in the market for a rental property or starter home, this is it! * Buyer to verify & confirm all items of importance.

Key facts

• 0.8 acre lot
• Built 1950
• Listed 112 days

🏷️ Possibly a rental listed for sale. The $49,000 price doesn't fit this home's estimated sale value (~$100,700) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#46 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Marion County (rural): math 20% / reading 48% proficiency, ranked #56 of 129 in AL (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 1 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($339 loan paydown + $1k appreciation (3.0% local appreciation)).
• Marion County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.07% ✓
• Cap rate: 18.88%
• Cash-on-cash: 44.97%
• DSCR: 3.00
• GRM: 4.0

CMA / ARV

• ARV (median comp): $100,700
• List price: $49,000
• Delta: -51.34%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
263 Carlee St	0.35mi	3/2.0 (+1)	1,209 (-0%)	8mo	$25,000	$21	71
289 School St	0.63mi	3/1.0 (+1)	1,144 (-6%)	13mo	$125,000	$109	41

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: 50.2%
• Equity multiple: 3.82×
• Total profit: $38,630
• Equity at exit: $22,033

10-year hold

• IRR: 49.9%
• Equity multiple: 7.68×
• Total profit: $91,614
• Equity at exit: $33,955

Cash invested: $13,720 (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 35548

• Active inventory: 17
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,014 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$10 /mo · $115/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $514

Break-even live

Break-even rent $363

Max offer price $49,000

Occupancy floor 44%

Sensitivity live

Price	-10% $542	-5% $528	+0% $514	+5% $500	+10% $486
Rent	-10% $434	-5% $474	+0% $514	+5% $554	+10% $594
Rate	-1.0pp $539	-0.5pp $527	base $514	+0.5pp $501	+1.0pp $488

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $49,000 Active 113 DOM
2. 2026-06-18
   days on market $49,000 Active 112 DOM
3. 2026-06-17
   days on market $49,000 Active 111 DOM
4. 2026-06-16
   days on market $49,000 Active 110 DOM
5. 2026-06-15
   days on market $49,000 Active 109 DOM
6. 2026-06-14
   days on market $49,000 Active 107 DOM
7. 2026-06-12
   days on market $49,000 Active 106 DOM
8. 2026-06-09
   days on market $49,000 Active 103 DOM
9. 2026-06-08
   days on market $49,000 Active 102 DOM
10. 2026-06-07
    days on market $49,000 Active 101 DOM
11. 2026-06-04
    days on market $49,000 Active 97 DOM
12. 2026-06-02
    days on market $49,000 Active 96 DOM
13. 2026-06-01
    days on market $49,000 Active 95 DOM
14. 2026-05-31
    days on market $49,000 Active 94 DOM
15. 2026-05-31
    days on market $49,000 Active 93 DOM
16. 2026-03-11
    price $49,000 334-char remark

    Show marketing remark (334 chars)

    A great Investment Opportunity! This property is currently under tenant occupancy, & being sold as is. Located right in town & close to all of the local amenities & school system. If you are in the market for a rental property or starter home, this is it! * Buyer to verify & confirm all items of importance.

17. 2026-02-26
    listed $54,000 Active 334-char remark

    Show marketing remark (334 chars)

    A great Investment Opportunity! This property is currently under tenant occupancy, & being sold as is. Located right in town & close to all of the local amenities & school system. If you are in the market for a rental property or starter home, this is it! * Buyer to verify & confirm all items of importance.

18. 2023-11-03
    soldstatus $40,000

ⓘ 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: $115 · $10/mo
• Projected year-2 tax: $201 · $17/mo
• Expected delta: +$86/yr (+$7/mo · 75.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,168
• − Mortgage interest: −$2,745
• − Property taxes: −$115
• − Insurance: −$245
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$1,425
• Taxable income: $5,691
• Est. tax owed @ 24.0%: −$1,366
• After-tax cash flow: $4,803/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: Marion County
• NCES district ID: 0102310
• Math proficiency: 20% ▼ -29.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $32,048
• Composite: 27.69/100
• National rank: #6911
• State rank: #56 of 129 in AL

Livability — Brilliant

• Score: 70/100
• State rank: #46
• US rank: #8119

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brilliant, AL
• City population: 1,760
• Population (ZIP): 1,760

Population outlook (Marion County) Hauer SSP2

• Today (2025): 28,759 people
• By 2030: 27,834 · -3.2%
• By 2040: 25,974 · -9.7%
• By 2050: 24,129 · -16.1%
• By 2075: 20,179 · -29.8%
• By 2100: 16,341 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Serbian 4% Scottish 2% Lithuanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+81.7) · D 8.8% · R 90.5%
• 2008→2024 swing: -25.6pp toward R · 2008: -56.1pp · 2024: -81.7pp
• All cycles: 2024: R+81.7 2020: R+77.8 2016: R+76.2 2012: R+61.5 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+22.5% since first listed

3 events — show timeline

• 2026-03-11 Price Changed $49,000 Walker County Area MLS
• 2026-02-26 Listed $54,000 Walker County Area MLS
• 2023-11-03 Sold (Public Records) $40,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $115 · -54.5% YoY. Source: county tax records.