2113 27th Ave N · Hueytown, AL 35023

$109,500

3 bd · 1.0 ba · 1,194 sqft · SingleFamily public records · 65 Days on market

Built 1955 10,018 sqft lot $92/sqft · 11% below area Est $123k · 11% under

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Why this score? — see what drove the B 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 +28.6/30.0
• ARV discount +12.4/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Appreciation +4.7/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

House is sold As Is.

Key facts

• 0.23 acre lot
• Built 1955
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 5.9% in Hueytown — 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 57/100 on livability (#378 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities 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.
• Zoned schools: Hueytown Primary School (653 students, 64% FRL); Hueytown Middle School (math 0% / reading 30%, grade F, #206 of 257 statewide, top 80%, 789 students, 62% FRL); Hueytown High School (math 7% / reading 20%, grade F, #235 of 305 statewide, top 77%, 1,210 students, 79% FRL) — zoned schools average 68% FRL vs 49% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 255 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $100 of equity ($757 loan paydown + $-657 appreciation (-0.6% 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 (-0.6% appreciation + 1.6% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

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 $102,930 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 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. Schools are F-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.12%
• DSCR: 1.63
• GRM: 6.9

CMA / ARV

• ARV (median comp): $122,801
• List price: $109,500
• Delta: -10.83%
• 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
2905 Circle Dr	0.23mi	2/2.0 (-1)	1,157 (-3%)	2mo	$134,800	$117	74
1802 Devon Rd	0.47mi	3/1.0	1,168 (-2%)	1mo	$94,000	$80	73
2117 Mississippi Ave	0.31mi	3/1.0	1,152 (-4%)	9mo	$137,900	$120	72
2731 19th St	0.28mi	2/1.0 (-1)	1,184 (-1%)	10mo	$153,000	$129	72
2123 28th Ave	0.12mi	3/2.0	1,345 (+13%)	1mo	$199,000	$148	68
3368 Crescent Dr	0.34mi	2/2.0 (-1)	1,242 (+4%)	1mo	$177,000	$143	68
2032 Shady Ln	0.38mi	2/1.0 (-1)	1,262 (+6%)	4mo	$112,000	$89	65
2512 Circle Dr	0.17mi	3/1.0	1,360 (+14%)	5mo	$65,000	$48	64
120 Avalon Ave	0.63mi	3/1.0	1,140 (-4%)	2mo	$56,000	$49	62
3219 Circle Dr	0.42mi	2/1.0 (-1)	1,064 (-11%)	4mo	$135,000	$127	54
3217 Circle Dr	0.41mi	3/2.0	1,371 (+15%)	2mo	$100,000	$73	51
2911 Dwaine Ave	0.60mi	3/2.0	1,331 (+12%)	4mo	$215,000	$162	46

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

Projected returns pro-forma

-0.6% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.48×
• Total profit: $14,868
• Equity at exit: $28,550

10-year hold

• IRR: 15.2%
• Equity multiple: 2.51×
• Total profit: $46,144
• Equity at exit: $31,824

Cash invested: $30,660 (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 35023

• Home prices YoY: -0.1%
• Rents YoY: 1.6%
• Active inventory: 255
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$574
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $361

Break-even live

Break-even rent $857

Max offer price $109,500

Occupancy floor 68%

Sensitivity live

Price	-10% $423	-5% $392	+0% $361	+5% $330	+10% $299
Rent	-10% $257	-5% $309	+0% $361	+5% $413	+10% $465
Rate	-1.0pp $416	-0.5pp $389	base $361	+0.5pp $332	+1.0pp $304

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2109 29th Ave N Bessemer, AL	4.0	2.0	1217	$1,323	$1.09	4d	1	0.17mi
2423 Circle Dr Bessemer, AL	2.0	1.0	732	$1,050	$1.43	45d	1	0.25mi
2822 Brooklane Dr Bessemer, AL	2.0	1.0	975	$1,000	$1.03	45d	1	0.42mi
2832 Clyburne St Bessemer, AL	3.0	2.0	1295	$1,650	$1.27	3d	1	0.43mi
2234 19th St N Bessemer, AL	2.0	1.0	1106	$975	$0.88	45d	1	0.64mi
116 Avalon Ave Bessemer, AL	4.0	1.0	1207	$1,200	$0.99	45d	1	0.64mi
1623 26th Ave N Bessemer, AL	2.0	1.0	1004	$1,095	$1.09	12d	1	0.65mi
216 Meadowood Ave Bessemer, AL	3.0	1.0	1430	$1,250	$0.87	4d	1	0.76mi
119 Lakeland Ave Bessemer, AL	3.0	1.0	1042	$1,125	$1.08	25d	1	0.86mi
208 Kentwood Ave Bessemer, AL	3.0	1.0	1177	$1,075	$0.91	45d	1	0.93mi
1929 15th St N Bessemer, AL	3.0	2.0	1140	$1,250	$1.10	21d	1	1.07mi
309 Sunrise Blvd Bessemer, AL	2.0	1.0	1105	$1,160	$1.05	12d	1	1.09mi
1036 Rose Hill Cir Bessemer, AL	3.0	2.0	1277	$1,300	$1.02	23d	1	1.16mi
1314 22nd Ave N Bessemer, AL	3.0	1.0	1038	$1,000	$0.96	45d	1	1.23mi
2129 13th St N Bessemer, AL	4.0	1.0	1378	$1,445	$1.05	16d	1	1.31mi
428 Willow Ln Bessemer, AL	4.0	2.0	1375	$1,620	$1.18	16d	1	1.32mi
2028 13th St N Bessemer, AL	3.0	2.0	1372	$1,073	$0.78	25d	1	1.34mi
1315 27th St N Bessemer, AL	4.0	2.0	1439	$1,250	$0.87	45d	1	1.34mi
1013 25th Ave N Bessemer, AL	3.0	2.0	1144	$1,546	$1.35	17d	1	1.37mi

Listing history 15 events

1. 2026-06-22
   days on market $109,500 Active 65 DOM
2. 2026-06-18
   days on market $109,500 Active 62 DOM
3. 2026-06-17
   days on market $109,500 Active 61 DOM
4. 2026-06-16
   days on market $109,500 Active 60 DOM
5. 2026-06-15
   days on market $109,500 Active 59 DOM
6. 2026-06-13
   days on market $109,500 Active 57 DOM
7. 2026-06-10
   days on market $109,500 Active 54 DOM
8. 2026-06-09
   days on market $109,500 Active 53 DOM
9. 2026-06-08
   days on market $109,500 Active 52 DOM
10. 2026-06-07
    days on market $109,500 Active 51 DOM
11. 2026-06-03
    days on market $109,500 Active 47 DOM
12. 2026-06-02
    days on market $109,500 Active 46 DOM
13. 2026-06-01
    days on market $109,500 Active 45 DOM
14. 2026-05-31
    days on market $109,500 Active 44 DOM
15. 2026-04-13
    listed $119,500 Active 20-char remark

    Show marketing remark (20 chars)

    House is sold As Is.

ⓘ 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: $685 · $57/mo
• Projected year-2 tax: $685 · $57/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 4/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,762
• − Mortgage interest: −$6,134
• − Property taxes: −$685
• − Insurance: −$548
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$3,185
• Taxable income: $2,689
• Est. tax owed @ 24.0%: −$645
• After-tax cash flow: $3,684/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 — Hueytown

• Score: 57/100
• State rank: #378
• US rank: #21611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hueytown, AL
• County: Jefferson County · 527,445 people
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 25,533
• Household income: $69,863
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 247.0

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 58% Black 30% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▼ -0.60%
• Current HPI: 389.38
• Rent YoY: ▲ 1.60%
• 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

1 event — show timeline

• 2026-04-13 Listed $119,500 Greater Alabama MLS

Property tax history

-2.6%/yr

Latest (2025): $685 · -1.0% YoY. Source: county tax records.