7132 Glass Dr · Rock Creek, AL 35023

$127,500

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 220 Days on market

Built 1959 0.31 ac lot $155/sqft · 5% above area Est $136k · 6% under

---

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 +17.0/30.0
• ARV discount +10.3/15.0
• DSCR +5.3/10.0
• Appreciation +4.7/10.0
• 1% rule +3.8/10.0
• 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

This super cute cottage in a quiet neighborhood is just waiting for you to make it your own! With recent updates like new flooring, fresh interior paint throughout, new energy efficient windows, and updated kitchen and bath, what are you waiting for? Call or text today for your private tour.

Key facts

• Updated bath
• New flooring
• Updated kitchen

Tags

• NEW FLOORING
• FRESH INTERIOR PAINT
• NEW ENERGY EFFICIENT WINDOWS
• UPDATED KITCHEN
• UPDATED BATH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $113k (11.7% below list).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#401 in AL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: employment D, schools 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.
• Market conditions: Rents rising (+1.6%/yr); 250 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 $117 of equity ($882 loan paydown + $-765 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 220 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $128k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $112,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 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 1959 — 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. 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: 0.88% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.89%
• DSCR: 1.13
• GRM: 9.4

CMA / ARV

• ARV (median comp): $136,095
• List price: $127,500
• Delta: -6.32%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.1%
• Equity multiple: 0.90×
• Total profit: $-3,393
• Equity at exit: $33,243

10-year hold

• IRR: 3.1%
• Equity multiple: 1.30×
• Total profit: $10,564
• Equity at exit: $37,056

Cash invested: $35,700 (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: $1,125 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$81 /mo · $973/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $86

Break-even live

Break-even rent $1,016

Max offer price $127,500

Occupancy floor 87%

Sensitivity live

Price	-10% $158	-5% $122	+0% $86	+5% $50	+10% $14
Rent	-10% $-3	-5% $42	+0% $86	+5% $131	+10% $175
Rate	-1.0pp $150	-0.5pp $119	base $86	+0.5pp $53	+1.0pp $19

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $127,500 Active 220 DOM
2. 2026-06-17
   days on market $127,500 Active 219 DOM
3. 2026-06-16
   days on market $127,500 Active 218 DOM
4. 2026-06-15
   days on market $127,500 Active 217 DOM
5. 2026-06-13
   pricedays on market $127,500 Active 215 DOM
6. 2026-06-10
   days on market $139,900 Active 212 DOM
7. 2026-06-09
   days on market $139,900 Active 211 DOM
8. 2026-06-08
   days on market $139,900 Active 210 DOM
9. 2026-06-07
   days on market $139,900 Active 209 DOM
10. 2026-06-03
    days on market $139,900 Active 205 DOM
11. 2026-06-02
    days on market $139,900 Active 204 DOM
12. 2026-06-01
    days on market $139,900 Active 203 DOM
13. 2026-05-31
    days on market $139,900 Active 202 DOM
14. 2026-02-10
    price $139,900 292-char remark

    Show marketing remark (292 chars)

    This super cute cottage in a quiet neighborhood is just waiting for you to make it your own! With recent updates like new flooring, fresh interior paint throughout, new energy efficient windows, and updated kitchen and bath, what are you waiting for? Call or text today for your private tour.

15. 2025-12-05
    price $149,900 292-char remark

    Show marketing remark (292 chars)

    This super cute cottage in a quiet neighborhood is just waiting for you to make it your own! With recent updates like new flooring, fresh interior paint throughout, new energy efficient windows, and updated kitchen and bath, what are you waiting for? Call or text today for your private tour.

16. 2025-11-10
    listed $160,000 Active 292-char remark

    Show marketing remark (292 chars)

    This super cute cottage in a quiet neighborhood is just waiting for you to make it your own! With recent updates like new flooring, fresh interior paint throughout, new energy efficient windows, and updated kitchen and bath, what are you waiting for? Call or text today for your private tour.

17. 2021-06-24
    soldstatus $67,500
18. 1978-02-14
    soldstatus $28,500

ⓘ 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: $973 · $81/mo
• Projected year-2 tax: $973 · $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 4/10 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,503
• − Mortgage interest: −$7,142
• − Property taxes: −$973
• − Insurance: −$638
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$3,709
• Taxable loss: −$1,119
• Est. tax savings @ 24.0%: +$269
• After-tax cash flow: $1,302/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 — Rock Creek

• Score: 57/100
• State rank: #401
• US rank: #22317

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rock Creek, AL
• County: Jefferson County · 527,445 people
• City population: 25,221
• 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

+390.9% since first listed

5 events — show timeline

• 2026-02-10 Price Changed $139,900 Greater Alabama MLS
• 2025-12-05 Price Changed $149,900 Greater Alabama MLS
• 2025-11-10 Listed $160,000 Greater Alabama MLS
• 2021-06-24 Sold (Public Records) $67,500 Public Records
• 1978-02-14 Sold (Public Records) $28,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $973 · +1.6% YoY. Source: county tax records.