1101 Woodland Vlg #1101 · Homewood, AL 35216

$175,000

2 bd · 2.0 ba · 1,066 sqft · Condo public records · 2 Days on market

Built 1974

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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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +5.6/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully renovated 2-bedroom, 2-bathroom condo offering the perfect blend of modern updates and premier privacy. New HVAC 2025. Step inside to find a bright, refreshed space featuring a brand-new kitchen with sleek new cabinets, stunning countertops, and pristine new appliances. The bedrooms boast fresh, plush new carpet underfoot. You will love the upgraded bathrooms, giving you the luxury of choice between a walk-in shower or a separate full-size soaking tub. Enjoy a seamless flow from the kitchen into the dedicated dining room, perfect for hosting. Step out onto your private balcony/patio to sip your morning coffee or relax in the evenings. Best of all, this unit

Key facts

• New kitchen
• Community pool
• Private balcony

Tags

• NEW KITCHEN
• UPGRADED BATHROOMS
• PRIVATE BALCONY
• COMMUNITY POOL
• PREMIER PRIVACY

Property features AI

Finance

• Other: Unit/Lot number 1101; Located in Woodland Village subdivision; Not in a flood plain; Directions: Turn left at entrance and follow road to the back; building 1100 on the left across from the pool.
• HOA & community: Condo fee $370 monthly; HOA fees cover garbage collection, common grounds maintenance, and management

Exterior

• Parking: Off-street parking
• Utilities: Public water; Connected sewer; Underground utilities; Electric water heater; Internet service available
• Home design: Condo unit on level 1; Siding (other) exterior construction; Slab foundation; Existing building (previously built)
• Construction: Siding-Other exterior; Slab foundation
• Exterior features: Balcony; Community in-ground pool with perimeter fencing; No patio, deck, or garden listed

Interior

• Kitchen: Stone countertops; Built-in dishwasher; Built-in microwave; Refrigerator; Electric stove
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms with separate shower and tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceilings: Other (see remarks); No additional interior features listed
• Laundry & utility: Washer hookup in a closet; Electric dryer hookup; Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/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 $170k (3.0% below list).
• Recommended offer: $170k (3.0% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 2.3% in Homewood — 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 80/100 on livability (#5 in AL, #1,730 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Homewood City (suburban): math 55% / reading 74% proficiency, ranked #3 of 129 in AL (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Shades Cahaba Elementary School (math 48% / reading 70%, grade B-, #67 of 627 statewide, top 11%, 501 students, 24% FRL); Homewood High School (math 62% / reading 63%, grade B-, #4 of 305 statewide, top 1%, 1,330 students, 28% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: Rents rising (+2.6%/yr); 135 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $94k; list at $175k implies a 86% 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,761 (3.0% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.59% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-13,084
• Equity at exit: $26,093

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $6,201
• Equity at exit: $15,131

Cash invested: $49,000 (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 35216

• Rents YoY: 2.6%
• Active inventory: 135
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,698 high
• Mortgage (P&I): −$918
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $252

Break-even live

Break-even rent $1,379

Max offer price $175,000

Occupancy floor 80%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
616 Woodland Vlg Vestavia Hills, AL	2.0	2.0	1202	$1,600	$1.33	1d	1	0.05mi
153 Old Montgomery Hwy Vestavia Hills, AL	2.0	2.0	992	$1,800	$1.81	1d	1	0.19mi
150 Old Montgomery Hwy Birmingham, AL	2.0	2.0	970	$1,750	$1.80	1d	1	0.20mi
150 Old Montgomery Hwy Unit 1 C Birmingham, AL	2.0	2.0	992	$1,750	$1.76	14d	1	0.20mi
1301 Lakeshore Dr Homewood, AL	3.0	1.0–2.0	1175	$1,460	$1.24	1d	12	0.33mi
1903 Vestavia Ct Vestavia Hills, AL	1.0–3.0	1.0–2.0	1001	$1,395	$1.39	1d	6	0.65mi
3450 Manor Dr Homewood, AL	1.0–2.0	1.0–2.0	1050	$2,179	$2.08	2d	10	0.86mi
3421 Sandner Ct Unit D Homewood, AL	2.0	1.0	864	$1,800	$2.08	43d	1	0.90mi
3425 Sandner Ct Unit D Homewood, AL	2.0	1.0	864	$1,500	$1.74	43d	1	0.91mi
3120 Lancaster Ct Unit A Homewood, AL	1.0	1.0	800	$2,499	$3.12	1d	1	1.10mi
1860 Oxmoor Rd Unit 532 Homewood, AL	2.0	2.0	1118	$3,950	$3.53	2d	1	1.34mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-18
   days on market $175,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $175,000 Active 1 DOM

ⓘ 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: $1,188 · $99/mo
• Projected year-2 tax: $1,188 · $99/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 6 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,371
• − Mortgage interest: −$9,803
• − Property taxes: −$1,188
• − Insurance: −$875
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$5,091
• Taxable income: $156
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $2,981/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: Homewood City
• NCES district ID: 0101760
• Math proficiency: 55% ▼ -20.00%
• Reading proficiency: 74% ▲ 6.00%
• Median HH income: $63,366
• Composite: 56.01/100
• National rank: #1189
• State rank: #3 of 129 in AL

Livability — Homewood

• Score: 80/100
• State rank: #5
• US rank: #1730

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homewood, AL
• County: Jefferson County · 527,445 people
• City population: 32,734
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 34,327
• Household income: $74,525
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1747.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Black 24% Hispanic / Latino 8% Asian 5% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Arabic 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: ▼ -259.83%
• Current HPI: 239.8705
• Rent YoY: ▲ 2.59%
• 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

+272.3% since first listed

6 events — show timeline

• 2026-06-16 Listed $175,000 Greater Alabama MLS
• 2022-06-14 Price Changed $1,100 RENT.
• 2010-01-15 Sold (Public Records) $94,000 Public Records
• 2005-10-20 Sold (Public Records) $94,000 Public Records
• 1999-06-22 Sold (Public Records) $70,000 Public Records
• 1994-11-15 Sold (Public Records) $47,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,188 · +7.3% YoY. Source: county tax records.