The Braselton Brunswick Ave · Kimberly, AL 35091

$264,990

3 bd · 2.5 ba · 1,933 sqft · SingleFamily · 390 Days on market

Built 2026 Good condition $137/sqft · 23% below area Est $346k · 23% under ↓ 6% since listing

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.6/30.0
• Condition / age +4.0/5.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0

Listing remarks MLS

The Braselton II offers an inviting open-concept design, featuring an open kitchen with a large eat-in island that seamlessly overlooks the light-filled family room, perfect for easy entertaining. With 9ft high ceilings, the home feels spacious and airy. Enjoy the rear corner covered patio, directly accessible from the family room, enhancing your living area. On the second floor, personalize your finishes by opting to convert the spacious loft into a fourth bedroom, providing a buffer between the private owner's suite and two secondary bedrooms. The owner's suite boasts a massive walk-in closet and private bath, with convenient access to the second-floor laundry room. Don't miss the chance to make this home yours—reach out today to learn more or schedule your showing!

Key facts

• Private bath
• Spacious loft
• 2 garage spots

Tags

• REAR CORNER COVERED PATIO
• LARGE EAT-IN ISLAND KITCHEN
• SPACIOUS LOFT
• MASSIVE WALK-IN CLOSET
• PRIVATE BATH
• EASY ACCESS TO LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-502 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (33.3% below list).
• Recommended offer: $177k (33.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#99 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing 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.
• Zoned schools: Bryan Elementary School (math 32% / reading 56%, grade F, #194 of 627 statewide, top 32%, 681 students, 37% FRL); North Jefferson Middle School (math 13% / reading 45%, grade F, #134 of 257 statewide, top 53%, 666 students, 52% FRL); Mortimer Jordan High School (math 23% / reading 27%, grade F, #114 of 305 statewide, top 38%, 861 students, 45% FRL) — zoned schools at 45% FRL track the district average.
• Zoned-school proficiency averages 33% at this address vs 20% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Jefferson County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 150 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 390 days — a 12% lower offer ($233k) 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; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,625 (33.3% 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. It's been on market 390 days. Have you received any prior offers? Is the seller open to a 33% 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. 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?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.05%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $346,041
• List price: $264,990
• Delta: -23.42%
• 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
8771 Warrior Kimberly Rd	0.57mi	3/2.0	2,012 (+4%)	5mo	$250,000	$124	60
428 Stage Coach Blvd	0.38mi	4/2.0 (+1)	1,768 (-8%)	6mo	$275,000	$156	56
458 Clearwater Ter	0.50mi	4/2.0 (+1)	2,051 (+6%)	6mo	$330,000	$161	55
309 Firebrick Way	0.50mi	4/2.5 (+1)	2,175 (+12%)	2mo	$310,000	$143	49
436 Reed Way	0.73mi	4/2.5 (+1)	2,072 (+7%)	3mo	$295,000	$142	46
421 Reinsman Cv	0.63mi	4/2.0 (+1)	1,774 (-8%)	4mo	$305,000	$172	46
412 Reinsman Cv	0.67mi	4/2.0 (+1)	1,774 (-8%)	2mo	$307,900	$174	46
420 Reinsman Cv	0.65mi	4/2.0 (+1)	1,774 (-8%)	3mo	$309,900	$175	46
8779 Warrior Kimberly Rd	0.61mi	4/2.0 (+1)	2,116 (+10%)	5mo	$275,000	$130	45
405 Reinsman Cv	0.65mi	4/2.0 (+1)	1,774 (-8%)	6mo	$299,750	$169	44
9541 Firebrick Dr	0.55mi	4/2.0 (+1)	1,672 (-14%)	4mo	$300,000	$179	42
416 Reinsman Cv	0.65mi	4/2.5 (+1)	2,174 (+12%)	5mo	$327,496	$151	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.51×
• Total profit: $112,389
• Equity at exit: $238,724

10-year hold

• IRR: 17.3%
• Equity multiple: 5.80×
• Total profit: $356,266
• Equity at exit: $514,817

Cash invested: $74,197 (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: 24 active · 14 under contract
• Months of supply: 6.5 mo (15%/mo absorbed)
• Median asking: $329,900 ($156/sqft)
• Median days on market: 190 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: +14.6% above current asking $/sqft

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

ZIP-level market 35091

• Home prices YoY: 8.8%
• Active inventory: 150
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-502

Break-even live

Break-even rent $2,402

Max offer price $192,291

Occupancy floor —

Sensitivity live

Price	-10% $-319	-5% $-411	+0% $-502	+5% $-594	+10% $-686
Rent	-10% $-642	-5% $-572	+0% $-502	+5% $-433	+10% $-363
Rate	-1.0pp $-369	-0.5pp $-435	base $-502	+0.5pp $-571	+1.0pp $-641

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: $66,248
• Closing costs: $7,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 Way Station Pl Kimberly, AL	4.0	3.0	2256	$1,980	$0.88	25d	1	0.73mi
321 Reed Way Kimberly, AL	3.0	2.0	1316	$1,471	$1.12	26d	1	0.80mi

Listing history 50 events

1. 2026-08-08
   days on market $264,990 Active 390 DOM
2. 2026-08-07
   days on market $264,990 Active 389 DOM
3. 2026-08-06
   days on market $264,990 Active 388 DOM
4. 2026-08-05
   days on market $264,990 Active 387 DOM
5. 2026-08-04
   days on market $264,990 Active 386 DOM
6. 2026-08-03
   days on market $264,990 Active 385 DOM
7. 2026-08-01
   price $264,990 Active 382 DOM
8. 2026-07-31
   days on market $263,900 Active 382 DOM
9. 2026-07-30
   days on market $263,900 Active 380 DOM
10. 2026-07-28
    days on market $263,900 Active 379 DOM
11. 2026-07-26
    days on market $263,900 Active 377 DOM
12. 2026-07-24
    days on market $263,900 Active 375 DOM
13. 2026-07-23
    days on market $263,900 Active 374 DOM
14. 2026-07-22
    days on market $263,900 Active 373 DOM
15. 2026-07-21
    days on market $263,900 Active 372 DOM
16. 2026-07-20
    days on market $263,900 Active 371 DOM
17. 2026-07-19
    days on market $263,900 Active 369 DOM
18. 2026-07-18
    days on market $263,900 Active 368 DOM
19. 2026-07-16
    days on market $263,900 Active 367 DOM
20. 2026-07-15
    days on market $263,900 Active 366 DOM
21. 2026-07-14
    days on market $263,900 Active 365 DOM
22. 2026-07-13
    days on market $263,900 Active 364 DOM
23. 2026-07-13
    days on market $263,900 Active 363 DOM
24. 2026-07-11
    days on market $263,900 Active 362 DOM
25. 2026-07-10
    days on market $263,900 Active 361 DOM
26. 2026-07-09
    days on market $263,900 Active 360 DOM
27. 2026-07-07
    days on market $263,900 Active 358 DOM
28. 2026-07-06
    days on market $263,900 Active 357 DOM
29. 2026-07-05
    days on market $263,900 Active 356 DOM
30. 2026-07-03
    days on market $263,900 Active 354 DOM
31. 2026-07-02
    days on market $263,900 Active 353 DOM
32. 2026-07-01
    days on market $263,900 Active 352 DOM
33. 2026-06-30
    days on market $263,900 Active 351 DOM
34. 2026-06-29
    days on market $263,900 Active 350 DOM
35. 2026-06-28
    days on market $263,900 Active 349 DOM
36. 2026-06-27
    days on market $263,900 Active 348 DOM
37. 2026-06-27
    days on market $263,900 Active 347 DOM
38. 2026-06-25
    days on market $263,900 Active 345 DOM
39. 2026-06-22
    days on market $263,900 Active 343 DOM
40. 2026-06-22
    days on market $263,900 Active 342 DOM
41. 2026-06-18
    days on market $263,900 Active 339 DOM
42. 2026-06-17
    days on market $263,900 Active 338 DOM
43. 2026-06-16
    days on market $263,900 Active 337 DOM
44. 2026-06-15
    days on market $263,900 Active 336 DOM
45. 2026-06-13
    days on market $263,900 Active 334 DOM
46. 2026-06-10
    days on market $263,900 Active 331 DOM
47. 2026-06-09
    days on market $263,900 Active 330 DOM
48. 2026-06-08
    days on market $263,900 Active 329 DOM
49. 2026-06-07
    days on market $263,900 Active 328 DOM
50. 2026-06-03
    days on market $263,900 Active 324 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,195
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$2,122
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$7,709
• Taxable loss: −$10,846
• Est. tax savings @ 24.0%: +$2,603
• After-tax cash flow: $-3,426/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 · 12 photos

Good 80/100 None rehab

The home is in good condition with modern finishes and a well-maintained exterior. It has potential for minor updates to enhance its curb appeal and functionality, making it an attractive investment.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both New flooring in bathrooms — Modernizes bathrooms and improves functionality. ↑
• Both New kitchen appliances — Modernizes kitchen and improves functionality. ↑
• Both New lighting fixtures — Enhances interior aesthetics and functionality. ↑
• Both New window treatments — Enhances interior aesthetics and functionality. ↑
• Both New flooring in living areas — Modernizes living areas and improves functionality. ↑
• Both New paint on exterior — Enhances curb appeal and adds value to the property. ↑

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Bryan Elementary School F AL #194/627 Nat'l #17,190/41,679 Middle North Jefferson Middle School F AL #134/257 Nat'l #9,290/14,009 High Mortimer Jordan High School F AL #114/305 Nat'l #12,347/17,239

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

C Composite livability gradescore 66/100

Livability — Kimberly

• Score: 66/100
• State rank: #99
• US rank: #11415

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kimberly, AL
• County: Jefferson · 669,185 people
• Metro: Birmingham, AL
• Population (ZIP): 3,632
• Household income: $93,444
• Rent vs Own: 5.7% rent · 94.3% own

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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 (92%)
• Race & ethnicity: White 92% Black 5% Two or more races 2%
• Common ancestry: Italian 7% Slovak 4% Lithuanian 3%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 99% English-only · Korean 1% Other Indo-European 1%

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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: ▲ 21.37%
• Current HPI: 265.4636
• 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

Price history

-5.7% since first listed

7 events — show timeline

• 2026-05-01 Price Changed $263,900 Greater Alabama MLS
• 2026-05-01 Price Changed $262,900 Greater Alabama MLS
• 2026-02-03 Price Changed $261,900 Greater Alabama MLS
• 2025-12-12 Price Changed $259,900 Greater Alabama MLS
• 2025-11-06 Price Changed $269,900 Greater Alabama MLS
• 2025-11-05 Price Changed $289,900 Greater Alabama MLS
• 2025-07-14 Listed $279,900 Greater Alabama MLS