4940 Freewell Rd · West Jefferson, AL 35130

$94,900

3 bd · 1.0 ba · 1,365 sqft · SingleFamily public records · 101 Days on market

Built 1940 3.70 ac lot $70/sqft · 34% below area Est $143k · 34% under

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Why this score? — see what drove the A- 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Take a look at this new listing! 1 Bed 1 Bath home with living room, family room, dining room, eat in kitchen & sunroom! It also has a flex room that could potentially be used as a bedroom by adding a closet. Home has a screened in porch, basement and detached storage building. This home sits on approx 3.7+/- acres. Great starter or investment property with a little TLC. Call today for more info!

Key facts

• Screened in porch
• Basement
• Storage bldg

Tags

• SCREENED IN PORCH
• BASEMENT
• STORAGE BLDG

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#527 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; 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: 29 active listings in the ZIP; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($656 loan paydown + $9k appreciation (10.0% local appreciation)).
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $86,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.23% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.67%
• DSCR: 1.65
• GRM: 6.8

CMA / ARV

• ARV (median comp): $142,979
• List price: $94,900
• Delta: -33.63%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6572 W Jefferson Rd	0.68mi	3/1.0	1,529 (+12%)	8mo	$97,500	$64	41
6560 Jefferson Rd	0.72mi	3/2.0	1,200 (-12%)	24mo	$190,000	$158	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.1%
• Equity multiple: 3.72×
• Total profit: $72,351
• Equity at exit: $85,493

10-year hold

• IRR: 30.2%
• Equity multiple: 8.40×
• Total profit: $196,758
• Equity at exit: $184,370

Cash invested: $26,572 (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 35130

• Home prices YoY: 7.0%
• Active inventory: 29
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $325

Break-even live

Break-even rent $756

Max offer price $94,900

Occupancy floor 67%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $94,900 Active 101 DOM
2. 2026-06-17
   days on market $94,900 Active 100 DOM
3. 2026-06-16
   days on market $94,900 Active 99 DOM
4. 2026-06-15
   days on market $94,900 Active 98 DOM
5. 2026-06-13
   days on market $94,900 Active 96 DOM
6. 2026-06-10
   days on market $94,900 Active 93 DOM
7. 2026-06-09
   days on market $94,900 Active 92 DOM
8. 2026-06-08
   pricedays on market $94,900 Active 91 DOM
9. 2026-06-07
   days on market $104,900 Active 90 DOM
10. 2026-06-03
    days on market $104,900 Active 86 DOM
11. 2026-06-02
    days on market $104,900 Active 85 DOM
12. 2026-06-01
    days on market $104,900 Active 84 DOM
13. 2026-05-31
    days on market $104,900 Active 83 DOM
14. 2026-05-06
    price $104,900 405-char remark

    Show marketing remark (405 chars)

    Take a look at this new listing! 1 Bed 1 Bath home with living room, family room, dining room, eat in kitchen & sunroom! It also has a flex room that could potentially be used as a bedroom by adding a closet. Home has a screened in porch, basement and detached storage building. This home sits on approx 3.7+/- acres. Great starter or investment property with a little TLC. Call today for more info!

15. 2026-04-07
    price $119,900 405-char remark

    Show marketing remark (405 chars)

    Take a look at this new listing! 1 Bed 1 Bath home with living room, family room, dining room, eat in kitchen & sunroom! It also has a flex room that could potentially be used as a bedroom by adding a closet. Home has a screened in porch, basement and detached storage building. This home sits on approx 3.7+/- acres. Great starter or investment property with a little TLC. Call today for more info!

16. 2026-03-09
    listed $129,900 Active 405-char remark

    Show marketing remark (405 chars)

    Take a look at this new listing! 1 Bed 1 Bath home with living room, family room, dining room, eat in kitchen & sunroom! It also has a flex room that could potentially be used as a bedroom by adding a closet. Home has a screened in porch, basement and detached storage building. This home sits on approx 3.7+/- acres. Great starter or investment property with a little TLC. Call today for more info!

17. 2001-05-24
    soldstatus $68,000

ⓘ 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: $716 · $60/mo
• Projected year-2 tax: $716 · $60/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,000
• − Mortgage interest: −$5,316
• − Property taxes: −$716
• − Insurance: −$474
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$2,761
• Taxable income: $2,493
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $3,299/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 — West Jefferson

• Score: 50/100
• State rank: #527
• US rank: #25585

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Jefferson, AL
• Population (ZIP): 3,239

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 (85%)
• Race & ethnicity: White 85% Two or more races 9% Black 6%
• Common ancestry: Scotch-Irish 6% Serbian 1% Italian 1%
• Foreign-born: 0% · Canada, Jamaica

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: ▲ 11.51%
• Current HPI: 176.96
• 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

+54.3% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $104,900 Walker County Area MLS
• 2026-04-07 Price Changed $119,900 Walker County Area MLS
• 2026-03-09 Listed $129,900 Walker County Area MLS
• 2001-05-24 Sold (Public Records) $68,000 Public Records