2812 Georgetown Dr #1526 · Hoover, AL 35216

$99,900

1 bd · 1.0 ba · 640 sqft · Condo public records · 19 Days on market

Built 1969

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Why this score? — see what drove the D- 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 +8.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +5.0/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

1 Bedroom 1 Bath Upstairs unit in the Four Seasons Condominiums in Hoover. Living room, dining area, kitchen with appliances. Front covered deck with a storage closet, great for relaxing. Community Pool and Laundry. Hoover Schools and minutes from so many shops, restaurants, and I-65 and 459.

Key facts

• Front covered deck
• Community pool
• Hoover schools

Tags

• FRONT COVERED DECK
• COMMUNITY POOL
• HOOVER SCHOOLS

Property features AI

Finance

• Other: Located in the Four Seasons subdivision
• Financial info: No additional financial details provided
• HOA & community: Condo fee $275 per month; Fees cover common grounds maintenance and utilities for common areas

Exterior

• Parking: Assigned parking; Off-street parking; Uncovered parking spaces
• Security: No security features listed
• Utilities: Public water; Connected sewer; Underground utilities; Electric water heater; Internet service available
• Home design: Condominium unit on level 2; Existing construction
• Construction: Brick over foundation; Wood siding; Slab foundation
• Exterior features: Community in-ground pool; Covered deck; No patio or garden; Not waterfront; Unit 1526

Interior

• Kitchen: Laminate countertops; Breakfast bar; Dishwasher (built-in); Refrigerator; Electric stove
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood laminate flooring
• Bathrooms: One full bathroom with tub/shower combo (main level)
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Smooth ceilings; No additional interior features listed
• Laundry & utility: On-site laundry facilities

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 5.1% vs local median 2.4% in Hoover — 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 84/100 on livability (#1 in AL, #630 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+.
• Hoover City (urban): math 45% / reading 66% proficiency, ranked #8 of 129 in AL (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Green Valley Elementary School (math 37% / reading 57%, grade D-, #142 of 627 statewide, top 25%, 476 students, 55% FRL); Ira F Simmons Middle School (math 33% / reading 59%, grade D+, #36 of 257 statewide, top 14%, 882 students, 46% FRL); Hoover High School (math 46% / reading 47%, grade D-, #17 of 305 statewide, top 5%, 2,841 students, 32% FRL) — zoned schools average 44% FRL vs 19% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 136 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent is only 18% of the median local income ($75k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 19 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $100k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 5.15%
• Cash-on-cash: -4.08%
• DSCR: 0.82
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.59% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.20×
• Total profit: $-22,517
• Equity at exit: $14,895

10-year hold

• IRR: -19.4%
• Equity multiple: -0.02×
• Total profit: $-28,503
• Equity at exit: $8,638

Cash invested: $27,972 (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 35216

• Rents YoY: 2.6%
• Active inventory: 136
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,091 high
• Mortgage (P&I): −$524
• Tax from tax record: −$117 /mo · $1,401/yr
• Insurance: −$42
• HOA est. from 1 same-building comp: −$275
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-95

Break-even live

Break-even rent $1,212

Max offer price $83,090

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-67	+0% $-95	+5% $-123	+10% $-152
Rent	-10% $-181	-5% $-138	+0% $-95	+5% $-52	+10% $-9
Rate	-1.0pp $-45	-0.5pp $-70	base $-95	+0.5pp $-121	+1.0pp $-147

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3101 Lorna Rd #1718 Hoover, AL	1.0	1.0	640	$1,095	$1.71	4d	1	0.08mi
2250 Little Valley Rd Hoover, AL	3.0	1.0–2.0	894	$1,137	$1.27	45d	1	0.45mi
2262-2284 Chapel Hill Rd Unit 2262-A Hoover, AL	1.0	1.0	686	$1,074	$1.57	45d	1	0.61mi
2014 Montreat Pkwy Vestavia Hills, AL	1.0	1.0	690	$1,045	$1.51	25d	1	0.72mi
2014 Montreat Pkwy Unit D Vestavia Hills, AL	1.0	1.0	690	$1,045	$1.51	4d	1	0.73mi
3400 Treeline Ct Hoover, AL	1.0–3.0	1.0–2.0	950	$960	$1.01	22d	13	0.87mi
1716 Vestawood Ct Unit 1722C Vestavia Hills, AL	1.0	1.0	697	$1,059	$1.52	45d	1	1.06mi
3565 Lorna Rd Hoover, AL	1.0–3.0	1.0–1.5	975	$775	$0.79	45d	1	1.30mi
2149 Emerald Pointe Dr Birmingham, AL	1.0–3.0	1.0–1.5	885	$899	$1.02	25d	1	1.35mi
2555 Mountain Lodge Cir Vestavia Hills, AL	1.0–3.0	1.0–2.0	1000	$899	$0.90	45d	1	1.42mi
3627 Cedarbrook Dr Hoover, AL	1.0–2.0	1.0–2.0	894	$865	$0.97	20d	1	1.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $99,900 Active 19 DOM
2. 2026-06-17
   days on market $99,900 Active 18 DOM
3. 2026-06-16
   days on market $99,900 Active 17 DOM
4. 2026-06-15
   days on market $99,900 Active 16 DOM
5. 2026-06-13
   days on market $99,900 Active 14 DOM
6. 2026-06-10
   days on market $99,900 Active 11 DOM
7. 2026-06-09
   days on market $99,900 Active 10 DOM
8. 2026-06-08
   days on market $99,900 Active 9 DOM
9. 2026-06-07
   days on market $99,900 Active 8 DOM
10. 2026-06-05
    days on market $99,900 Active 5 DOM
11. 2026-06-03
    days on market $99,900 Active 4 DOM
12. 2026-06-02
    days on market $99,900 Active 3 DOM
13. 2026-06-01
    days on market $99,900 Active 2 DOM
14. 2026-05-31
    remarks 293-char remark
15. 2026-05-31
    listed $99,900 Active 1 DOM

ⓘ 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: $1,401 · $117/mo
• Projected year-2 tax: $1,401 · $117/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,095
• − Mortgage interest: −$5,596
• − Property taxes: −$1,401
• − Insurance: −$500
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − HOA: −$3,300
• − Depreciation: −$2,906
• Taxable loss: −$2,703
• Est. tax savings @ 24.0%: +$649
• After-tax cash flow: $-493/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: Hoover City
• NCES district ID: 0100007
• Math proficiency: 45% ▼ -25.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $76,210
• Composite: 49.77/100
• National rank: #1960
• State rank: #8 of 129 in AL

Livability — Hoover

• Score: 84/100
• State rank: #1
• US rank: #630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoover, AL
• County: Jefferson County · 527,445 people
• City population: 76,805
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 34,327
• Household income: $74,525
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1747.0

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 61% Black 24% Hispanic / Latino 8% Asian 5% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Arabic 1%

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: ▼ -259.83%
• Current HPI: 239.8705
• Rent YoY: ▲ 2.59%
• 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

+291.8% since first listed

5 events — show timeline

• 2026-05-30 Listed $99,900 Greater Alabama MLS
• 2017-05-25 Sold (Public Records) $40,000 Public Records
• 2005-04-14 Sold (Public Records) $49,950 Public Records
• 1994-05-26 Sold (Public Records) $25,500 Public Records
• 1992-08-26 Sold (Public Records) $25,500 Public Records

Property tax history

+15.7%/yr

Latest (2025): $1,401 · +7.0% YoY. Source: county tax records.