4565 Rolling Ridge Ln · Gardendale, AL 35071

$175,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 20 Days on market

Built 2003 Est $213k · 17% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 3 bedroom 1 bath great location and fenced yard. Home has new roof and HVAC. This home just minutes to interstate has a awesome location. Eat in kitchen nice den with laminated hardwoods. Large fenced yard. Master Bedroom has 2 large closets.

Key facts

• Laminated hardwoods
• Fenced yard
• Eat in kitchen

Tags

• FENCED YARD
• EAT IN KITCHEN
• LAMINATED HARDWOODS
• LARGE CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $173k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 5.5% in Gardendale — 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 66/100 on livability (#113 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute F, health & safety 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.
• Market conditions: 97 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.
• Current owner paid $117k; list at $176k implies a 50% gain — meaningful room to come down on a strong offer.

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 $173,261 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.13% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.35%
• DSCR: 1.55
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $213,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4609 Lane Dr	0.62mi	3/1.0	1,146 (+10%)	20mo	$199,000	$174	38
132 Springdale Dr	0.69mi	2/2.0 (-1)	1,172 (+13%)	8mo	$240,000	$205	31

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $3,731
• Equity at exit: $26,227

10-year hold

• IRR: 11.5%
• Equity multiple: 1.91×
• Total profit: $44,587
• Equity at exit: $15,209

Cash invested: $49,252 (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 35071

• Home prices YoY: -21.1%
• Active inventory: 97
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,993 high
• Mortgage (P&I): −$922
• Tax from tax record: −$72 /mo · $862/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $507

Break-even live

Break-even rent $1,351

Max offer price $175,900

Occupancy floor 70%

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: $43,975
• Closing costs: $5,277
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1380 Woodridge Pl Gardendale, AL	3.0	2.0	1266	$1,846	$1.46	43d	1	0.39mi
1397 Woodridge Pl Gardendale, AL	3.0	2.0	1384	$2,166	$1.57	43d	1	0.44mi
4497 Canterbury St Mount Olive, AL	3.0	2.0	1368	$1,890	$1.38	1d	1	0.62mi
205 Cottage Dr Gardendale, AL	1.0–3.0	1.0–2.5	1193	$2,472	$2.07	1d	64	0.72mi
3840 Coalburg Rd Apt B Fultondale, AL	2.0	1.0	1100	$850	$0.77	43d	1	1.48mi
3840 Coalburg Rd Apt A Fultondale, AL	2.0	1.0	1100	$850	$0.77	23d	1	1.48mi
3830 Coalburg Rd Apt E Fultondale, AL	2.0	1.0	1100	$850	$0.77	3d	1	1.50mi

Listing history 24 events

1. 2026-06-15
   days on market $175,900 Active 20 DOM
2. 2026-06-13
   days on market $175,900 Active 18 DOM
3. 2026-06-10
   days on market $175,900 Active 15 DOM
4. 2026-06-09
   days on market $175,900 Active 14 DOM
5. 2026-06-08
   days on market $175,900 Active 13 DOM
6. 2026-06-07
   days on market $175,900 Active 12 DOM
7. 2026-06-03
   days on market $175,900 Active 8 DOM
8. 2026-06-02
   days on market $175,900 Active 7 DOM
9. 2026-06-01
   days on market $175,900 Active 6 DOM
10. 2026-05-31
    days on market $175,900 Active 5 DOM
11. 2026-05-26
    listed $175,900 Active
12. 2020-09-28
    soldstatus $117,000
13. 2020-09-16
    soldstatus $117,000 Sold 247-char remark

    Show marketing remark (247 chars)

    Cute 3 bedroom 1 bath great location and fenced yard. Home has new roof and HVAC. This home just minutes to interstate has a awesome location. Eat in kitchen nice den with laminated hardwoods. Large fenced yard. Master Bedroom has 2 large closets.

14. 2020-08-10
    historical Contingent 247-char remark

    Show marketing remark (247 chars)

    Cute 3 bedroom 1 bath great location and fenced yard. Home has new roof and HVAC. This home just minutes to interstate has a awesome location. Eat in kitchen nice den with laminated hardwoods. Large fenced yard. Master Bedroom has 2 large closets.

15. 2020-07-25
    price $124,900 247-char remark

    Show marketing remark (247 chars)

    Cute 3 bedroom 1 bath great location and fenced yard. Home has new roof and HVAC. This home just minutes to interstate has a awesome location. Eat in kitchen nice den with laminated hardwoods. Large fenced yard. Master Bedroom has 2 large closets.

16. 2020-07-15
    listed $129,900 Active 247-char remark

    Show marketing remark (247 chars)

    Cute 3 bedroom 1 bath great location and fenced yard. Home has new roof and HVAC. This home just minutes to interstate has a awesome location. Eat in kitchen nice den with laminated hardwoods. Large fenced yard. Master Bedroom has 2 large closets.

17. 2020-07-02
    historical $129,900 247-char remark

    Show marketing remark (247 chars)

    Cute 3 bedroom 1 bath great location and fenced yard. Home has new roof and HVAC. This home just minutes to interstate has a awesome location. Eat in kitchen nice den with laminated hardwoods. Large fenced yard. Master Bedroom has 2 large closets.

18. 2016-03-28
    soldstatus $96,261
19. 2016-03-18
    soldstatus $96,000 Sold 148-char remark

    Show marketing remark (148 chars)

    Really cute starter home and ohhhhh so convenient. Huge fenced backyard. Seller has had roof, HVAC and hot water heater replace within past 5 years.

20. 2016-02-23
    status Pending 148-char remark

    Show marketing remark (148 chars)

    Really cute starter home and ohhhhh so convenient. Huge fenced backyard. Seller has had roof, HVAC and hot water heater replace within past 5 years.

21. 2016-01-13
    listed $99,000 Active 148-char remark

    Show marketing remark (148 chars)

    Really cute starter home and ohhhhh so convenient. Huge fenced backyard. Seller has had roof, HVAC and hot water heater replace within past 5 years.

22. 2005-05-20
    soldstatus $91,000
23. 1999-04-29
    soldstatus $74,400
24. 1994-04-21
    soldstatus $54,900

ⓘ 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: $862 · $72/mo
• Projected year-2 tax: $862 · $72/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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,918
• − Mortgage interest: −$9,853
• − Property taxes: −$862
• − Insurance: −$880
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$5,117
• Taxable income: $3,380
• Est. tax owed @ 24.0%: −$811
• After-tax cash flow: $5,274/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 — Gardendale

• Score: 66/100
• State rank: #113
• US rank: #12225

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardendale, AL
• County: Jefferson County · 527,445 people
• City population: 17,288
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 17,288
• Household income: $82,074
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 151.0

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 (69%)
• Race & ethnicity: White 69% Black 21% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -55.29%
• Current HPI: 206.7447
• 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

+220.4% since first listed

14 events — show timeline

• 2026-05-26 Listed $175,900 FSBO.com
• 2020-09-28 Sold (Public Records) $117,000 Public Records
• 2020-09-16 Sold (MLS) $117,000 Greater Alabama MLS
• 2020-08-10 Contingent — Greater Alabama MLS
• 2020-07-25 Price Changed $124,900 Greater Alabama MLS
• 2020-07-15 Listed $129,900 Greater Alabama MLS
• 2020-07-02 Coming Soon $129,900 Greater Alabama MLS
• 2016-03-28 Sold (Public Records) $96,261 Public Records
• 2016-03-18 Sold (MLS) $96,000 Greater Alabama MLS
• 2016-02-23 Pending — Greater Alabama MLS
• 2016-01-13 Listed $99,000 Greater Alabama MLS
• 2005-05-20 Sold (Public Records) $91,000 Public Records
• 1999-04-29 Sold (Public Records) $74,400 Public Records
• 1994-04-21 Sold (Public Records) $54,900 Public Records

Property tax history

+7.0%/yr

Latest (2025): $862 · +1.3% YoY. Source: county tax records.