2508 Willowood Cir · Center Point, AL 35215

$134,500

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 101 Days on market

Built 1974 0.35 ac lot $138/sqft · 26% below area Est $206k · 35% under

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Why this score? — see what drove the C- 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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced below market value! Convenient Hilltop VIEWS! Clay / Chalkville Schools! Largest Deck we know of! Simpli-Safe alarm system! NEW waterproof Luxury Flooring! New base cabinets! New Frig! New Oven! New kitchen counters! New sinks & faucets! New Accent Walls! 5 NEW ceiling fans! Central Gas Heat & air conditioning! Fresh Paint thru-out! New blinds thru-out! New hardware! We welcome buyers agents!

Key facts

• Bright kitchen
• Updated flooring
• Modern countertops

Tags

• UPDATED FLOORING
• BRIGHT KITCHEN
• WHITE CABINETRY
• MODERN COUNTERTOPS
• BREAKFAST BAR
• SOLID BRICK EXTERIOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (10.3% below list).
• Recommended offer: $121k (10.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#193 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, commute A, housing A; Watch: crime D, schools F, amenities 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: Rents rising (+3.0%/yr); 334 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $930 of loan paydown is wiped out by about $4k 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 101 days — a 9% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $134k implies a 272% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,703 (10.3% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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 F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.90% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.26%
• DSCR: 1.14
• GRM: 9.3

CMA / ARV

• ARV (median comp): $206,393
• List price: $134,500
• Delta: -34.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2835 Creek Ln NE	0.58mi	3/1.0	1,080 (+11%)	4mo	$104,900	$97	51
5289 Jean Dr	0.53mi	3/2.0	1,114 (+14%)	15mo	$183,000	$164	35

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-15,269
• Equity at exit: $20,054

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-4,839
• Equity at exit: $11,629

Cash invested: $37,660 (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 35215

• Home prices YoY: -34.4%
• Rents YoY: 3.0%
• Active inventory: 334
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,207 high
• Mortgage (P&I): −$705
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $102

Break-even live

Break-even rent $1,078

Max offer price $134,500

Occupancy floor 87%

Sensitivity live

Price	-10% $178	-5% $140	+0% $102	+5% $64	+10% $26
Rent	-10% $7	-5% $54	+0% $102	+5% $150	+10% $198
Rate	-1.0pp $170	-0.5pp $136	base $102	+0.5pp $67	+1.0pp $32

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
856 Parkbrook Trl Birmingham, AL	1.0–3.0	1.0–2.0	925	$1,180	$1.28	2d	10	0.86mi
2537 3rd St NE Center Point, AL	3.0	2.0	1040	$1,350	$1.30	24d	1	0.94mi
332 23rd Ave NE Center Point, AL	3.0	1.0	1100	$1,350	$1.23	3d	1	0.95mi
1814 Valley Run Cir Birmingham, AL	3.0	1.0	1025	$1,350	$1.32	44d	1	1.02mi
509 20th Ave NE Center Point, AL	3.0	1.5	1008	$1,200	$1.19	24d	1	1.04mi
401 22nd Ave NE Center Point, AL	2.0	1.5	850	$745	$0.88	16d	1	1.13mi
2109 Whetstone Ct Center Point, AL	2.0	1.5	800	$675	$0.84	3d	1	1.13mi
3309 Chase Ln Unit 3309 Birmingham, AL	2.0	2.0	1068	$1,000	$0.94	44d	1	1.16mi
3073 Panorama E Birmingham, AL	1.0–3.0	1.0–2.0	975	$1,275	$1.31	2d	20	1.30mi
5764 Desoto Dr Pinson, AL	3.0	1.5	1104	$1,225	$1.11	2d	1	1.32mi
2345 Grayson Valley Cir Birmingham, AL	2.0	1.5	1056	$1,150	$1.09	3d	1	1.35mi
5528 Saint James St Birmingham, AL	2.0	1.5	1072	$1,150	$1.07	44d	1	1.42mi
124 21st Ave NE Unit 202 Center Point, AL	2.0	1.0	830	$750	$0.90	16d	1	1.43mi
5531 Saint James St Birmingham, AL	2.0	1.5	1072	$950	$0.89	44d	1	1.44mi
2463 Hampstead Dr Birmingham, AL	2.0	1.5	1100	$1,127	$1.02	3d	1	1.46mi
109 24th Ave NW Center Point, AL	3.0	1.5	1023	$1,215	$1.19	44d	1	1.47mi
123 21st Ave NE Center Point, AL	2.0	1.0	850	$800	$0.94	44d	1	1.47mi

Listing history 12 events

1. 2026-06-15
   days on market $134,500 Active 101 DOM
2. 2026-06-13
   days on market $134,500 Active 99 DOM
3. 2026-06-10
   days on market $134,500 Active 96 DOM
4. 2026-06-09
   days on market $134,500 Active 95 DOM
5. 2026-06-08
   days on market $134,500 Active 94 DOM
6. 2026-06-07
   days on market $134,500 Active 93 DOM
7. 2026-06-03
   days on market $134,500 Active 89 DOM
8. 2026-06-02
   days on market $134,500 Active 88 DOM
9. 2026-06-01
   days on market $134,500 Active 87 DOM
10. 2026-05-31
    days on market $134,500 Active 86 DOM
11. 2026-03-06
    listed $134,500 Active 419-char remark

    Show marketing remark (419 chars)

    Priced below market value! Convenient Hilltop VIEWS! Clay / Chalkville Schools! Largest Deck we know of! Simpli-Safe alarm system! NEW waterproof Luxury Flooring! New base cabinets! New Frig! New Oven! New kitchen counters! New sinks & faucets! New Accent Walls! 5 NEW ceiling fans! Central Gas Heat & air conditioning! Fresh Paint thru-out! New blinds thru-out! New hardware! We welcome buyers agents!

12. 1990-11-29
    soldstatus $36,200

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $1,080 · $90/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,484
• − Mortgage interest: −$7,534
• − Property taxes: −$1,080
• − Insurance: −$672
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$3,913
• Taxable loss: −$1,033
• Est. tax savings @ 24.0%: +$248
• After-tax cash flow: $1,474/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 — Center Point

• Score: 63/100
• State rank: #193
• US rank: #15671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 527,445 people
• City population: 43,903
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 43,903
• Household income: $52,793
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 1729.0

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 Black (75%)
• Race & ethnicity: Black 75% White 15% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -112.97%
• Current HPI: 215.0607
• Rent YoY: ▲ 3.04%
• 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

+271.5% since first listed

2 events — show timeline

• 2026-03-06 Listed $134,500 Greater Alabama MLS
• 1990-11-29 Sold (Public Records) $36,200 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,080 · +6.9% YoY. Source: county tax records.