2928 Forestdale Blvd · Forestdale, AL 35005

$25,000

3 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 10 Days on market

Built 1947 0.34 ac lot $23/sqft · 78% below area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.1/10.0

Listing remarks MLS

Super buy in great neighborhood. Home features hardwood floors, central H & A, formal DR, study(could be converted to 3rd BR), storm windows and metal siding. Master BR is very spacious. Laundry room on main level. Additionally this home features a detached garage and a large garden spot. Very convenient to Walmart, banks, additional shopping and schools.

Key facts

• Ample cabinet space
• Backyard space
• 0.34 acre lot

Tags

• AMPLE CABINET SPACE
• BACKYARD SPACE

Property features AI

Finance

• Other: Lot size approximately 0.34 acres
• Financial info: Has down payment assistance

Exterior

• Parking: Detached garage with rear entry; Driveway parking; One garage space (main level)
• Security: No security features listed
• Utilities: Public water; Septic sewer; Underground utilities; Electric water heater; Internet service availability unknown
• Home design: Existing property; Single-story living areas (main level rooms listed); Siding: vinyl
• Construction: Vinyl siding construction; Crawl space foundation
• Exterior features: No waterfront; No pool; No patio; No deck; No garden/patio; Flood plain: no

Interior

• Kitchen: Eating area; Laminate countertops; Dishwasher (built-in); Electric oven; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Ceilings: other (see remarks); No additional interior features listed
• Laundry & utility: Laundry located on the main level; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Cap rate 37.5% vs local median 6.5% in Forestdale — 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 58/100 on livability (#367 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute 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: Minor High School (math 4% / reading 8%, grade F, #275 of 305 statewide, top 90%, 915 students, 84% FRL) — zoned schools average 84% FRL vs 49% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 6% at this address vs 20% district-wide (-15 pts) — the specific schools serving this property underperform the Jefferson County average; the district grade overstates school quality for this exact location.
• Market conditions: 59 active listings in the ZIP; 7 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $25,000

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 4.25% ✓
• Cap rate: 37.47%
• Cash-on-cash: 111.35%
• DSCR: 5.95
• GRM: 2.0

CMA / ARV

• ARV (median comp): $113,656
• List price: $25,000
• Delta: -78.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2928 Forestdale Blvd	0.00mi	2/1.0 (-1)	1,068 (0%)	1mo	$41,300	$39	94
2806 Cedar Ln	0.54mi	3/1.0	1,118 (+5%)	17mo	$118,000	$106	53
3737 Main St	0.71mi	3/2.0	1,170 (+10%)	6mo	$175,000	$150	42

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: —
• Equity multiple: 6.34×
• Total profit: $37,346
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 13.27×
• Total profit: $85,899
• Equity at exit: $2,162

Cash invested: $7,000 (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 35005

• Home prices YoY: -3.9%
• Active inventory: 59
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,062 high
• Mortgage (P&I): −$131
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $650

Break-even live

Break-even rent $240

Max offer price $25,000

Occupancy floor 34%

Sensitivity live

Price	-10% $664	-5% $657	+0% $650	+5% $642	+10% $635
Rent	-10% $566	-5% $608	+0% $650	+5% $692	+10% $733
Rate	-1.0pp $662	-0.5pp $656	base $650	+0.5pp $643	+1.0pp $636

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3716 Main St Adamsville, AL	2.0	1.0	1058	$896	$0.85	17d	1	0.64mi
3 Russell Dr Adamsville, AL	3.0	2.0	1028	$875	$0.85	20d	1	0.95mi
328 Cimmaron Dr Birmingham, AL	3.0	1.0	1472	$1,100	$0.75	45d	1	1.12mi
308 Cimmaron Dr Birmingham, AL	3.0	2.0	1479	$1,250	$0.85	45d	1	1.16mi
4213 Kendall Ave Adamsville, AL	4.0	2.0	1250	$1,225	$0.98	4d	1	1.25mi
4400 Old Jasper Hwy Adamsville, AL	4.0	2.0	1200	$1,350	$1.12	4d	1	1.47mi
4508 Maple Cir Adamsville, AL	3.0	1.0	975	$1,095	$1.12	4d	1	1.50mi

Listing history 10 events

1. 2026-05-05
   status Pending 505-char remark
2. 2026-04-25
   listed $25,000 Active 505-char remark
3. 2026-03-21
   historical $1,250
4. 2026-03-19
   listed $1,250
5. 2025-06-09
   historical $1,205
6. 2025-06-05
   price $1,205
7. 2025-06-03
   listed $1,200
8. 2018-08-20
   soldstatus $32,969,500
9. 2014-07-23
   soldstatus $36,000 361-char remark

   Show marketing remark (361 chars)

   Super buy in great neighborhood. Home features hardwood floors, central H & A, formal DR, study(could be converted to 3rd BR), storm windows and metal siding. Master BR is very spacious. Laundry room on main level. Additionally this home features a detached garage and a large garden spot. Very convenient to Walmart, banks, additional shopping and schools.

10. 2014-02-01
    listed $41,500 361-char remark

    Show marketing remark (361 chars)

    Super buy in great neighborhood. Home features hardwood floors, central H & A, formal DR, study(could be converted to 3rd BR), storm windows and metal siding. Master BR is very spacious. Laundry room on main level. Additionally this home features a detached garage and a large garden spot. Very convenient to Walmart, banks, additional shopping and schools.

ⓘ 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: $576 · $48/mo
• Projected year-2 tax: $576 · $48/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 6/10 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 4/10 Moderate 4 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,746
• − Mortgage interest: −$1,400
• − Property taxes: −$576
• − Insurance: −$125
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$727
• Taxable income: $7,878
• Est. tax owed @ 24.0%: −$1,891
• After-tax cash flow: $5,904/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 — Forestdale

• Score: 58/100
• State rank: #367
• US rank: #21236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forestdale, AL
• City population: 17,027
• Population (ZIP): 8,143

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 38% Asian 2%
• Common ancestry: Serbian 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1% 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: ▼ -9.72%
• Current HPI: 237.5788
• 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

-0.5% since first listed

11 events — show timeline

• 2026-05-18 Sold (MLS) $41,300 Greater Alabama MLS
• 2026-05-05 Pending — Greater Alabama MLS
• 2026-04-25 Listed $25,000 Greater Alabama MLS
• 2026-03-21 Rental Removed $1,250 RENTPROGRESS
• 2026-03-19 Listed for Rent $1,250 RENTPROGRESS
• 2025-06-09 Rental Removed $1,205 RENTPROGRESS
• 2025-06-05 Price Changed $1,205 RENTPROGRESS
• 2025-06-03 Listed for Rent $1,200 RENTPROGRESS
• 2018-08-20 Sold (Public Records) $32,969,500 Public Records
• 2014-07-23 Sold (MLS) $36,000 Greater Alabama MLS
• 2014-02-01 Listed $41,500 Greater Alabama MLS

Property tax history

+0.9%/yr

Latest (2025): $576 · +0.0% YoY. Source: county tax records.