108 Westbrook Rd · Hueytown, AL 35023

$125,000

2 bd · 1.5 ba · 1,003 sqft · SingleFamily public records · 216 Days on market

Built 1949 0.46 ac lot $125/sqft · 11% below area Est $141k · 11% 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 +15.2/30.0
• ARV discount +12.6/15.0
• DSCR +4.7/10.0
• Appreciation +4.7/10.0
• 1% rule +3.9/10.0
• 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

newly updated quaint cottage and almost 1/2 acre; screened side porch for enjoying the morning or evening relaxing; or sitting in the sun on the new back deck. spacious living area, tiled bath and gracious kitchen; this is a must C

Key facts

• Screened side porch
• New back deck
• 0.46 acre lot

Tags

• SCREENED SIDE PORCH
• NEW BACK DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $44 ($532/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 $111k (10.9% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

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, schools F, crime 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); 250 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $114 of equity ($864 loan paydown + $-750 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.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $24k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $125k implies a 331% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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: 0.89% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 9.4

CMA / ARV

• ARV (median comp): $141,094
• List price: $125,000
• Delta: -11.41%
• 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
111 Westbrook Rd	0.04mi	2/1.0	1,007 (+0%)	1mo	$60,000	$60	94
108 Jones Ave	0.49mi	2/1.0	960 (-4%)	1mo	$110,000	$115	68
89 Midway Dr	0.40mi	3/2.0 (+1)	1,020 (+2%)	8mo	$179,864	$176	65
116 Midway Dr	0.48mi	2/1.0	1,040 (+4%)	9mo	$155,000	$149	62
114 Pinewood Ave	0.72mi	2/1.0	980 (-2%)	6mo	$132,500	$135	56
205 Webster Ln	0.50mi	3/1.0 (+1)	1,051 (+5%)	9mo	$135,000	$128	54
130 Crystal Ave	0.65mi	2/1.0	1,040 (+4%)	10mo	$17,500	$17	53
104 Vail Ave	0.39mi	2/2.0	1,110 (+11%)	15mo	$133,000	$120	50
157 E Crest Rd	0.47mi	2/1.0	1,123 (+12%)	9mo	$50,000	$45	49
304 Sunrise Blvd	0.73mi	2/2.0	1,099 (+10%)	11mo	$108,000	$98	39
1440 Hueytown Rd	0.60mi	3/1.5 (+1)	1,146 (+14%)	7mo	$159,000	$139	37
178 Johnson Dr	0.63mi	3/2.0 (+1)	1,116 (+11%)	12mo	$161,000	$144	35

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: -3.8%
• Equity multiple: 0.83×
• Total profit: $-5,863
• Equity at exit: $32,591

10-year hold

• IRR: 1.5%
• Equity multiple: 1.14×
• Total profit: $4,925
• Equity at exit: $36,329

Cash invested: $35,000 (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 35023

• Home prices YoY: -0.1%
• Rents YoY: 1.6%
• Active inventory: 250
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,113 high
• Mortgage (P&I): −$656
• Tax from tax record: −$128 /mo · $1,533/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $44

Break-even live

Break-even rent $1,057

Max offer price $125,000

Occupancy floor 91%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Westbrook Rd Bessemer, AL	3.0	2.0	1427	$1,275	$0.89	44d	1	0.12mi
2020 High School Rd Unit C Bessemer, AL	2.0	1.0	733	$750	$1.02	14d	1	0.24mi
110 Ray Ave Apt 7 Hueytown, AL	2.0	2.0	900	$875	$0.97	3d	1	0.29mi
109 Oak Ave Bessemer, AL	3.0	1.0	1120	$1,200	$1.07	3d	1	0.35mi
1409 Hueytown Rd Unit 76 Bessemer, AL	2.0	1.0	876	$995	$1.14	3d	1	0.43mi
1409 Hueytown Rd Apt 63 Bessemer, AL	2.0	1.0	876	$995	$1.14	44d	1	0.43mi
116 Vail Ave Bessemer, AL	2.0	1.0	1008	$975	$0.97	19d	1	0.46mi
107 Wheeler Dr Bessemer, AL	2.0	1.0	950	$950	$1.00	44d	1	0.61mi
102 Wheeler Dr Bessemer, AL	3.0	1.5	1200	$1,175	$0.98	44d	1	0.64mi
119 Wheeler Dr Bessemer, AL	3.0	2.0	1215	$1,300	$1.07	11d	1	0.65mi
1444 Hueytown Rd Unit B Hueytown, AL	2.0	1.0	725	$945	$1.30	24d	1	0.66mi
622 S Parkell Ave Bessemer, AL	3.0	1.0	963	$1,200	$1.25	44d	1	0.73mi
309 Sunrise Blvd Bessemer, AL	2.0	1.0	1105	$1,160	$1.05	11d	1	0.75mi
105 Louis Ave Bessemer, AL	2.0	1.0	1073	$1,100	$1.03	44d	1	0.87mi
425 Oakwood Ave Bessemer, AL	2.0–3.0	2.0	1082	$700	$0.65	2d	2	0.88mi
208 Kentwood Ave Bessemer, AL	3.0	1.0	1177	$1,075	$0.91	44d	1	0.92mi
3269 Allison Bonnett Memorial Dr Bessemer, AL	3.0	2.0	1306	$1,435	$1.10	14d	1	0.96mi
406 Forest Rd Bessemer, AL	3.0	2.0	1200	$1,175	$0.98	14d	1	0.96mi
119 Lakeland Ave Bessemer, AL	3.0	1.0	1042	$1,125	$1.08	24d	1	1.02mi
216 Meadowood Ave Bessemer, AL	3.0	1.0	1430	$1,250	$0.87	3d	1	1.04mi
1983 Townhouse Ln Bessemer, AL	2.0	2.0	1465	$1,100	$0.75	16d	1	1.24mi
315 Pope Dr Bessemer, AL	3.0	2.0	1292	$1,225	$0.95	19d	1	1.31mi
2822 Brooklane Dr Bessemer, AL	2.0	1.0	975	$1,000	$1.03	44d	1	1.44mi

Listing history 23 events

1. 2026-06-18
   days on market $125,000 Active 216 DOM
2. 2026-06-17
   days on market $125,000 Active 215 DOM
3. 2026-06-16
   days on market $125,000 Active 214 DOM
4. 2026-06-15
   days on market $125,000 Active 213 DOM
5. 2026-06-13
   remarks 584-char remark
6. 2026-06-13
   days on market $125,000 Active 211 DOM
7. 2026-06-10
   days on market $125,000 Active 208 DOM
8. 2026-06-09
   days on market $125,000 Active 207 DOM
9. 2026-06-08
   days on market $125,000 Active 206 DOM
10. 2026-06-07
    days on market $125,000 Active 205 DOM
11. 2026-06-03
    days on market $125,000 Active 201 DOM
12. 2026-06-02
    days on market $125,000 Active 200 DOM
13. 2026-06-01
    days on market $125,000 Active 199 DOM
14. 2026-05-31
    days on market $125,000 Active 198 DOM
15. 2026-03-13
    price $132,604 231-char remark

    Show marketing remark (231 chars)

    newly updated quaint cottage and almost 1/2 acre; screened side porch for enjoying the morning or evening relaxing; or sitting in the sun on the new back deck. spacious living area, tiled bath and gracious kitchen; this is a must C

16. 2025-11-14
    listed $148,992 Active 231-char remark

    Show marketing remark (231 chars)

    newly updated quaint cottage and almost 1/2 acre; screened side porch for enjoying the morning or evening relaxing; or sitting in the sun on the new back deck. spacious living area, tiled bath and gracious kitchen; this is a must C

17. 2016-06-06
    historical 224-char remark

    Show marketing remark (224 chars)

    Check out this standard 2 bedroom home. Also features family room, kitchen with wood cabinets and countertops. Buyers are responsible for rekey after closing. Must see! Schedule your showing today! Equal Opportunity Housing.

18. 2016-06-02
    soldstatus $29,000

    Show marketing remark (224 chars)

    Check out this standard 2 bedroom home. Also features family room, kitchen with wood cabinets and countertops. Buyers are responsible for rekey after closing. Must see! Schedule your showing today! Equal Opportunity Housing.

19. 2016-06-02
    soldstatus $29,000 Sold 224-char remark

    Show marketing remark (224 chars)

    Check out this standard 2 bedroom home. Also features family room, kitchen with wood cabinets and countertops. Buyers are responsible for rekey after closing. Must see! Schedule your showing today! Equal Opportunity Housing.

20. 2016-03-22
    status Pending 224-char remark

    Show marketing remark (224 chars)

    Check out this standard 2 bedroom home. Also features family room, kitchen with wood cabinets and countertops. Buyers are responsible for rekey after closing. Must see! Schedule your showing today! Equal Opportunity Housing.

21. 2016-03-07
    listed $27,000 Active 224-char remark

    Show marketing remark (224 chars)

    Check out this standard 2 bedroom home. Also features family room, kitchen with wood cabinets and countertops. Buyers are responsible for rekey after closing. Must see! Schedule your showing today! Equal Opportunity Housing.

22. 2016-03-07
    listed $27,000

    Show marketing remark (224 chars)

    Check out this standard 2 bedroom home. Also features family room, kitchen with wood cabinets and countertops. Buyers are responsible for rekey after closing. Must see! Schedule your showing today! Equal Opportunity Housing.

23. 2000-09-20
    soldstatus $72,500

ⓘ 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: $1,533 · $128/mo
• Projected year-2 tax: $1,533 · $128/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,362
• − Mortgage interest: −$7,002
• − Property taxes: −$1,533
• − Insurance: −$625
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$3,636
• Taxable loss: −$1,572
• Est. tax savings @ 24.0%: +$377
• After-tax cash flow: $909/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

+82.9% since first listed

9 events — show timeline

• 2026-03-13 Price Changed $132,604 Greater Alabama MLS
• 2025-11-14 Listed $148,992 Greater Alabama MLS
• 2016-06-06 Delisted — Greater Alabama MLS
• 2016-06-02 Sold (MLS) $29,000 WAMLS
• 2016-06-02 Sold (MLS) $29,000 Greater Alabama MLS
• 2016-03-22 Pending — Greater Alabama MLS
• 2016-03-07 Listed $27,000 Greater Alabama MLS
• 2016-03-07 Listed $27,000 WAMLS
• 2000-09-20 Sold (Public Records) $72,500 Public Records

Property tax history

+11.2%/yr

Latest (2025): $1,533 · +2.1% YoY. Source: county tax records.