5061 Briarwood Cir · Pinson, AL 35126

$164,900

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 87 Days on market

Built 1979 0.34 ac lot $134/sqft · at area comps Est $220k · 25% 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3-bedroom residence is the epitome of comfort, space, & functionality. Perfect for everyday living & entertaining, its one-level layout was designed for convenience & elegance. The grand living room with its cathedral ceiling is flooded by natural light from floor-to-ceiling windows flanking the 2-story masonry fireplace. The living area flows seamlessly into the dining area & a large kitchen with tons of cabinets. The dining room opens directly outside to the massive deck for morning coffee, outdoor gatherings, & easy grilling. The primary bedroom has its own en-suite bathroom & a private door leading outside to the peaceful deck. A 2nd full bath services 2 additional guest bedrooms. The full basement includes a versatile den & a built-in bar area--ideal for a family room, recreation area, or home office. The basement also provides direct access to the attached garage & extra storage. This home is an ideal balance of timeless comfort & modern-day practicality. Come see!

Key facts

• Grand living room
• One-level layout
• En-suite bathroom

Tags

• ONE-LEVEL LAYOUT
• GRAND LIVING ROOM
• FLOOR-TO-CEILING WINDOWS
• 2-STORY MASONRY FIREPLACE
• MASSIVE DECK
• EN-SUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $260 ($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 $160k (2.9% below list).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 5.3% in Pinson — 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 60/100 on livability (#289 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools 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.
• Market conditions: Rents rising (+1.6%/yr); 186 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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 87 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $165k implies a 227% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (median comp): $220,493
• List price: $164,900
• Delta: -25.21%
• 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
6990 Treeline Ln	0.43mi	4/2.0 (+1)	1,250 (+2%)	2mo	$199,900	$160	71
6815 Ridgeline Way	0.33mi	3/2.0	1,121 (-9%)	2mo	$135,500	$121	68
5334 Boxwood Dr	0.48mi	3/1.0	1,248 (+1%)	4mo	$122,000	$98	68
4553 Morgan Dr	0.32mi	3/2.0	1,408 (+14%)	10mo	$307,900	$219	53
5483 Faucett Rd	0.49mi	3/2.0	1,148 (-7%)	16mo	$185,000	$161	53
4581 Morgan Dr	0.32mi	3/2.0	1,408 (+14%)	11mo	$289,900	$206	52
6910 Heather Ln	0.39mi	3/1.0	1,080 (-12%)	9mo	$145,000	$134	50
4545 Morgan Dr	0.28mi	3/2.0	1,408 (+14%)	18mo	$291,900	$207	48
4627 Lakes Edge Cv	0.70mi	3/2.0	1,262 (+2%)	19mo	$195,000	$155	47
6713 Lakes Edge Ln	0.70mi	2/2.0 (-1)	1,259 (+2%)	15mo	$175,000	$139	46
6712 Lakes Edge Ln	0.73mi	3/2.0	1,402 (+14%)	5mo	$276,000	$197	39
4640 Lakes Edge Cv	0.70mi	2/2.0 (-1)	1,164 (-6%)	22mo	$145,000	$125	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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-12,402
• Equity at exit: $24,587

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,505
• Equity at exit: $14,258

Cash invested: $46,172 (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 35126

• Home prices YoY: -22.4%
• Rents YoY: 1.6%
• Active inventory: 186
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$865
• Tax from tax record: −$71 /mo · $855/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $260

Break-even live

Break-even rent $1,272

Max offer price $164,900

Occupancy floor 79%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6877 Briarwood Dr Pinson, AL	3.0	2.0	1390	$1,595	$1.15	44d	1	0.13mi
5433 Faucett Rd Pinson, AL	3.0	2.0	1148	$1,395	$1.22	10d	1	0.58mi
5421 Faucett Rd Pinson, AL	3.0	2.0	1248	$1,195	$0.96	3d	1	0.60mi
4627 Lakes Edge Cv Pinson, AL	3.0	2.0	1262	$1,496	$1.19	24d	1	0.70mi
6916 Brittany Ln Pinson, AL	3.0	2.0	1305	$1,665	$1.28	3d	1	0.73mi
6825 Brittany Pl Pinson, AL	3.0	2.0	1232	$1,573	$1.28	24d	1	0.80mi
6594 Davison Rd Pinson, AL	3.0	2.0	1304	$1,650	$1.27	24d	1	0.83mi
6568 Davison Rd Pinson, AL	3.0	2.0	1054	$1,435	$1.36	44d	1	0.85mi
6541 Womack Rd Pinson, AL	3.0	2.0	1146	$1,470	$1.28	24d	1	0.94mi
5653 Cheryl Dr Pinson, AL	3.0	2.0	1015	$1,220	$1.20	11d	1	1.31mi

Listing history 16 events

1. 2026-06-18
   days on market $164,900 Active 87 DOM
2. 2026-06-17
   days on market $164,900 Active 86 DOM
3. 2026-06-16
   days on market $164,900 Active 85 DOM
4. 2026-06-15
   days on market $164,900 Active 84 DOM
5. 2026-06-13
   days on market $164,900 Active 82 DOM
6. 2026-06-10
   days on market $164,900 Active 79 DOM
7. 2026-06-09
   days on market $164,900 Active 78 DOM
8. 2026-06-08
   days on market $164,900 Active 77 DOM
9. 2026-06-07
   statusdays on market $164,900 Active 76 DOM
10. 2026-06-03
    days on market $164,900 Contingent 72 DOM
11. 2026-06-02
    days on market $164,900 Contingent 71 DOM
12. 2026-06-01
    days on market $164,900 Contingent 70 DOM
13. 2026-05-31
    days on market $164,900 Contingent 69 DOM
14. 2026-05-07
    historical Contingent 1051-char remark

    Show marketing remark (1051 chars)

    This charming 3-bedroom residence is the epitome of comfort, space, & functionality. Perfect for everyday living & entertaining, its one-level layout was designed for convenience & elegance. The grand living room with its cathedral ceiling is flooded by natural light from floor-to-ceiling windows flanking the 2-story masonry fireplace. The living area flows seamlessly into the dining area & a large kitchen with tons of cabinets. The dining room opens directly outside to the massive deck for morning coffee, outdoor gatherings, & easy grilling. The primary bedroom has its own en-suite bathroom & a private door leading outside to the peaceful deck. A 2nd full bath services 2 additional guest bedrooms. The full basement includes a versatile den & a built-in bar area--ideal for a family room, recreation area, or home office. The basement also provides direct access to the attached garage & extra storage. This home is an ideal balance of timeless comfort & modern-day practicality. Come see!

15. 2026-03-23
    listed $164,900 Active 1051-char remark

    Show marketing remark (1051 chars)

    This charming 3-bedroom residence is the epitome of comfort, space, & functionality. Perfect for everyday living & entertaining, its one-level layout was designed for convenience & elegance. The grand living room with its cathedral ceiling is flooded by natural light from floor-to-ceiling windows flanking the 2-story masonry fireplace. The living area flows seamlessly into the dining area & a large kitchen with tons of cabinets. The dining room opens directly outside to the massive deck for morning coffee, outdoor gatherings, & easy grilling. The primary bedroom has its own en-suite bathroom & a private door leading outside to the peaceful deck. A 2nd full bath services 2 additional guest bedrooms. The full basement includes a versatile den & a built-in bar area--ideal for a family room, recreation area, or home office. The basement also provides direct access to the attached garage & extra storage. This home is an ideal balance of timeless comfort & modern-day practicality. Come see!

16. 1979-07-17
    soldstatus $50,400

ⓘ 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: $855 · $71/mo
• Projected year-2 tax: $855 · $71/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 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: $19,217
• − Mortgage interest: −$9,237
• − Property taxes: −$855
• − Insurance: −$824
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$4,797
• Taxable income: $429
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $3,022/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 — Pinson

• Score: 60/100
• State rank: #289
• US rank: #18763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pinson, AL
• County: Jefferson County · 527,445 people
• City population: 22,599
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 22,599
• Household income: $83,732
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 267.0

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 0.58)
• Race & ethnicity: White 58% Black 28% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 5% Vietnamese 1% Chinese 0%

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: ▼ -54.52%
• Current HPI: 188.6439
• Rent YoY: ▲ 1.61%
• 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

+227.2% since first listed

3 events — show timeline

• 2026-05-07 Contingent — Greater Alabama MLS
• 2026-03-23 Listed $164,900 Greater Alabama MLS
• 1979-07-17 Sold (Public Records) $50,400 Public Records

Property tax history

+3.9%/yr

Latest (2025): $855 · +0.0% YoY. Source: county tax records.