981 Glenn Chapel Rd · Gardendale, AL 35071

$179,900

3 bd · 2.0 ba · 1,245 sqft · SingleFamily public records · 86 Days on market

Built 1989 0.35 ac lot $144/sqft · 31% below area Est $259k · 31% 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.8/10.0
• 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

GREAT LOCATION! Charming 3-bedroom, 2-bath, one-level home on 981 Glenn Chapel Road in Gardendale! EXCELLENT OPPORTUNITY TO MAKE THIS ONE YOUR OWN! This property features an eat-in kitchen, 1-car garage, and a fenced backyard—perfect for pets, children's play area, or gardening. Property is being sold "AS IS" no repairs will be made, creating an excellent opportunity for your own customization. Listed at $179,900, with area comps at $260,000+, you can enjoy INSTANT EQUITY while making this home truly your own. Don’t miss this fantastic investment and chance to add your personal touch!

Key facts

• Eat-in kitchen
• Fenced backyard
• 0.35 acre lot

Tags

• EAT-IN KITCHEN
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/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 $176k (1.9% below list).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 1 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

• 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

• It's been on market 86 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.26%
• Cash-on-cash: 7.01%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

• ARV (median comp): $258,971
• List price: $179,900
• Delta: -30.53%
• 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
6353 Glenview Dr	0.10mi	3/2.0	1,266 (+2%)	4mo	$271,900	$215	90
933 Glenn Chapel Rd	0.06mi	3/2.0	1,296 (+4%)	4mo	$262,500	$203	87
6400 Glenview Cir	0.21mi	3/2.0	1,246 (+0%)	11mo	$265,000	$213	81

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-10,473
• Equity at exit: $26,824

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $14,760
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,764 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$81 /mo · $971/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $294

Break-even live

Break-even rent $1,392

Max offer price $179,900

Occupancy floor 78%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2549 Ferguson Rd Gardendale, AL	3.0	1.5	1092	$1,250	$1.14	23d	1	1.06mi

Listing history 19 events

1. 2026-06-18
   days on market $179,900 Active 86 DOM
2. 2026-06-17
   days on market $179,900 Active 85 DOM
3. 2026-06-16
   days on market $179,900 Active 84 DOM
4. 2026-06-15
   days on market $179,900 Active 83 DOM
5. 2026-06-13
   days on market $179,900 Active 81 DOM
6. 2026-06-10
   days on market $179,900 Active 78 DOM
7. 2026-06-09
   days on market $179,900 Active 77 DOM
8. 2026-06-08
   days on market $179,900 Active 76 DOM
9. 2026-06-07
   days on market $179,900 Active 75 DOM
10. 2026-06-03
    days on market $179,900 Active 71 DOM
11. 2026-06-02
    days on market $179,900 Active 70 DOM
12. 2026-06-01
    days on market $179,900 Active 69 DOM
13. 2026-05-31
    days on market $179,900 Active 68 DOM
14. 2026-03-24
    listed $179,900 Active 613-char remark

    Show marketing remark (613 chars)

    GREAT LOCATION! Charming 3-bedroom, 2-bath, one-level home on 981 Glenn Chapel Road in Gardendale! EXCELLENT OPPORTUNITY TO MAKE THIS ONE YOUR OWN! This property features an eat-in kitchen, 1-car garage, and a fenced backyard—perfect for pets, children's play area, or gardening. Property is being sold "AS IS" no repairs will be made, creating an excellent opportunity for your own customization. Listed at $179,900, with area comps at $260,000+, you can enjoy INSTANT EQUITY while making this home truly your own. Don’t miss this fantastic investment and chance to add your personal touch!

15. 2025-12-30
    price $179,900
16. 2025-09-29
    soldstatus $150,000
17. 2004-05-05
    soldstatus $117,900
18. 1994-12-20
    soldstatus $78,000
19. 1989-10-27
    soldstatus $60,900

ⓘ 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: $971 · $81/mo
• Projected year-2 tax: $971 · $81/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 5/10 Major
• 🌡 Heat 5/10 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: $21,168
• − Mortgage interest: −$10,077
• − Property taxes: −$971
• − Insurance: −$900
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$5,233
• Taxable income: $600
• Est. tax owed @ 24.0%: −$144
• After-tax cash flow: $3,387/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

+195.4% since first listed

6 events — show timeline

• 2026-03-24 Listed $179,900 Greater Alabama MLS
• 2025-12-30 Price Changed $179,900 Greater Alabama MLS
• 2025-09-29 Sold (Public Records) $150,000 Public Records
• 2004-05-05 Sold (Public Records) $117,900 Public Records
• 1994-12-20 Sold (Public Records) $78,000 Public Records
• 1989-10-27 Sold (Public Records) $60,900 Public Records

Property tax history

+5.4%/yr

Latest (2025): $971 · +0.0% YoY. Source: county tax records.