320 Westview Rd · Gardendale, AL 35071

$185,000

3 bd · 2.0 ba · 1,554 sqft · SingleFamily public records · 127 Days on market

Built 1955 0.40 ac lot $119/sqft · 27% below area Est $252k · 27% under

---

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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.6/10.0
• 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

This well-maintained home offers a solid layout and an opportunity for a buyer ready to add their own updates. Hardwood floors are found in multiple rooms and are complemented by large windows that allow for abundant natural light. Living areas are generously sized and provide flexible space for a variety of uses. The kitchen offers ample cabinet storage and a functional footprint. Bathrooms feature classic tile details and original fixtures. Bedrooms are well-proportioned with good closet space. The property sits on a spacious lot with a gently sloping yard, mature trees, and room to enjoy outdoor space. A rear deck adds additional functionality, and storage options are visible throughout. This property provides a strong foundation with character, flexibility, and long-term potential.

Key facts

• Large windows
• Good closet space
• Classic tile details

Tags

• HARDWOOD FLOORS
• LARGE WINDOWS
• AMPLE CABINET STORAGE
• CLASSIC TILE DETAILS
• ORIGINAL FIXTURES
• GOOD CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k 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 127 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $102k; list at $185k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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: 1.06% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 7.9

CMA / ARV

• ARV (median comp): $252,337
• List price: $185,000
• Delta: -26.69%
• 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
1239 Pebble Creek Cir	0.26mi	3/2.0	1,546 (-0%)	5mo	$232,000	$150	83
1227 Pebble Creek Cir	0.24mi	3/2.0	1,508 (-3%)	1mo	$246,650	$164	83
1220 W Forest Dr	0.17mi	3/2.0	1,701 (+10%)	2mo	$265,000	$156	75
1224 Pebble Creek Cir	0.26mi	3/2.0	1,502 (-3%)	9mo	$225,000	$150	75
204 Marshall Dr	0.36mi	3/2.0	1,515 (-2%)	9mo	$210,000	$139	71
1517 Moncrief Rd	0.48mi	3/1.0	1,518 (-2%)	2mo	$239,000	$157	68
200 Marshall Dr	0.34mi	3/2.0	1,355 (-13%)	2mo	$254,000	$187	61
520 Parks Rd	0.38mi	3/2.5	1,710 (+10%)	5mo	$207,500	$121	59
1110 Colonial Ave	0.46mi	2/2.0 (-1)	1,497 (-4%)	11mo	$265,000	$177	58
344 Eugenia Ct	0.67mi	3/2.0	1,646 (+6%)	5mo	$223,000	$135	55
408 Albert Dr	0.67mi	3/2.0	1,650 (+6%)	6mo	$215,000	$130	53
1132 Meadow Dr	0.67mi	4/3.0 (+1)	1,704 (+10%)	5mo	$235,000	$138	40

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-11,916
• Equity at exit: $27,584

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $12,934
• Equity at exit: $15,995

Cash invested: $51,800 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,955 high
• Mortgage (P&I): −$970
• Tax from tax record: −$214 /mo · $2,571/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $283

Break-even live

Break-even rent $1,597

Max offer price $185,000

Occupancy floor 81%

Sensitivity live

Price	-10% $388	-5% $336	+0% $283	+5% $231	+10% $179
Rent	-10% $129	-5% $206	+0% $283	+5% $361	+10% $438
Rate	-1.0pp $376	-0.5pp $330	base $283	+0.5pp $235	+1.0pp $187

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 Odum Rd Gardendale, AL	3.0	2.0	1526	$2,185	$1.43	24d	1	1.08mi
236 Garrison Rd Gardendale, AL	3.0	2.0	1680	$1,900	$1.13	44d	1	1.17mi
2050 Pinehurst Dr Gardendale, AL	3.0	2.0	1514	$1,595	$1.05	3d	1	1.26mi
387 Jamestown Manor Dr Gardendale, AL	2.0	1.5	1104	$1,323	$1.20	11d	1	1.41mi
359 Jamestown Manor Dr Gardendale, AL	2.0	1.5	1098	$1,199	$1.09	15d	1	1.46mi

Listing history 20 events

1. 2026-06-17
   statuslisting id $185,000 Pending 127 DOM
2. 2026-06-16
   days on market $185,000 Active 127 DOM
3. 2026-06-15
   days on market $185,000 Active 126 DOM
4. 2026-06-13
   days on market $185,000 Active 124 DOM
5. 2026-06-10
   days on market $185,000 Active 121 DOM
6. 2026-06-09
   days on market $185,000 Active 120 DOM
7. 2026-06-08
   days on market $185,000 Active 119 DOM
8. 2026-06-07
   days on market $185,000 Active 118 DOM
9. 2026-06-03
   days on market $185,000 Active 114 DOM
10. 2026-06-02
    days on market $185,000 Active 113 DOM
11. 2026-06-01
    days on market $185,000 Active 112 DOM
12. 2026-05-31
    days on market $185,000 Active 111 DOM
13. 2026-02-09
    listed $185,000 Active 796-char remark

    Show marketing remark (796 chars)

    This well-maintained home offers a solid layout and an opportunity for a buyer ready to add their own updates. Hardwood floors are found in multiple rooms and are complemented by large windows that allow for abundant natural light. Living areas are generously sized and provide flexible space for a variety of uses. The kitchen offers ample cabinet storage and a functional footprint. Bathrooms feature classic tile details and original fixtures. Bedrooms are well-proportioned with good closet space. The property sits on a spacious lot with a gently sloping yard, mature trees, and room to enjoy outdoor space. A rear deck adds additional functionality, and storage options are visible throughout. This property provides a strong foundation with character, flexibility, and long-term potential.

14. 2026-02-09
    listed $185,000 Active 796-char remark

    Show marketing remark (796 chars)

    This well-maintained home offers a solid layout and an opportunity for a buyer ready to add their own updates. Hardwood floors are found in multiple rooms and are complemented by large windows that allow for abundant natural light. Living areas are generously sized and provide flexible space for a variety of uses. The kitchen offers ample cabinet storage and a functional footprint. Bathrooms feature classic tile details and original fixtures. Bedrooms are well-proportioned with good closet space. The property sits on a spacious lot with a gently sloping yard, mature trees, and room to enjoy outdoor space. A rear deck adds additional functionality, and storage options are visible throughout. This property provides a strong foundation with character, flexibility, and long-term potential.

15. 2016-01-15
    soldstatus $102,152
16. 2016-01-12
    soldstatus $102,000 Sold
17. 2015-12-03
    historical Contingent
18. 2015-10-30
    listed $104,900 Active
19. 2007-10-31
    soldstatus $126,900
20. 1986-11-10
    soldstatus $45,000

ⓘ 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: $2,571 · $214/mo
• Projected year-2 tax: $2,571 · $214/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 ≥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 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,465
• − Mortgage interest: −$10,363
• − Property taxes: −$2,571
• − Insurance: −$925
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − Depreciation: −$5,382
• Taxable income: $470
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $3,287/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

+311.1% since first listed

8 events — show timeline

• 2026-02-09 Listed $185,000 WAMLS
• 2026-02-09 Listed $185,000 Greater Alabama MLS
• 2016-01-15 Sold (Public Records) $102,152 Public Records
• 2016-01-12 Sold (MLS) $102,000 Greater Alabama MLS
• 2015-12-03 Contingent — Greater Alabama MLS
• 2015-10-30 Listed $104,900 Greater Alabama MLS
• 2007-10-31 Sold (Public Records) $126,900 Public Records
• 1986-11-10 Sold (Public Records) $45,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,571 · +5.0% YoY. Source: county tax records.