9509 Bankston Rd · Dora, AL 35062

$235,000

3 bd · 2.0 ba · 2,272 sqft · SingleFamily public records · 15 Days on market

Built 2006 $103/sqft · 38% below area Est $251k · 6% under

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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).

• ARV discount +10.4/15.0
• Appreciation +10.0/10.0
• Cash flow +7.3/30.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +1.5/10.0
• 1% rule +1.0/10.0

Listing remarks MLS

IMMACULATE 3 BEDROOM, 2 BATH HOME NESTLED ON OVER 2 ACRES. LOTS OF HARDWOOD, FRUIT AND NUT TREES. THIS UPDATED HOME HAS ALOT TO OFFER WITH COMPLETELY UPDATED BATHS, LARGE FINISHED DEN DOWNSTAIRS, FORMAL DINING ROOM LARGE ENOUGH TO ACCOMODATE OVERSIZED FURNISHINGS. COZY FIREPLACE IN THE GREAT ROOM, GOOD SIZED KITCHEN WITH ABUNDANT CABINETRY. LARGE DECK OUT BACK OVERLOOKS BEAUTIFUL FIELDS. THIS HOME IS PERFECT FOR HORSES OR OTHER LIVESTOCK.

Key facts

• Built 2006
• Listed 14 days

Tags

• NO KNOWN FOUNDATION ISSUES
• STRONG STRUCTURE AND LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-310 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (40.3% below list).
• Recommended offer: $140k (40.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#374 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• 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: Corner Middle School (math 13% / reading 56%, grade F, #90 of 257 statewide, top 38%, 439 students, 53% FRL); Corner High School (math 22% / reading 32%, grade F, #90 of 305 statewide, top 35%, 504 students, 41% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 78 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 $25k of equity ($2k loan paydown + $24k 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.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $164k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $140,358 (40.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.60% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.66%
• DSCR: 0.75
• GRM: 14.0

CMA / ARV

• ARV (median comp): $251,322
• List price: $235,000
• Delta: -6.49%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8455 Wade Rd	0.40mi	3/2.0	2,231 (-2%)	11mo	$280,000	$126	69
9605 Kourtny Way	0.56mi	3/2.0	2,300 (+1%)	4mo	$250,000	$109	68
9430 Pineview Rd	0.26mi	4/2.5 (+1)	2,398 (+6%)	7mo	$430,000	$179	66
9471 Bankston Rd	0.08mi	4/3.0 (+1)	2,500 (+10%)	10mo	$228,900	$92	62

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: 20.3%
• Equity multiple: 2.64×
• Total profit: $108,129
• Equity at exit: $211,707

10-year hold

• IRR: 18.5%
• Equity multiple: 6.07×
• Total profit: $333,748
• Equity at exit: $456,553

Cash invested: $65,800 (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 35062

• Home prices YoY: 9.7%
• Active inventory: 78
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$89 /mo · $1,064/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-310

Break-even live

Break-even rent $1,796

Max offer price $180,212

Occupancy floor —

Sensitivity live

Price	-10% $-177	-5% $-244	+0% $-310	+5% $-377	+10% $-443
Rent	-10% $-421	-5% $-366	+0% $-310	+5% $-255	+10% $-199
Rate	-1.0pp $-192	-0.5pp $-250	base $-310	+0.5pp $-371	+1.0pp $-433

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-12
   listed $235,000 Active 1616-char remark
2. 2015-08-06
   soldstatus $163,538
3. 2015-07-31
   soldstatus $163,500 442-char remark

   Show marketing remark (442 chars)

   IMMACULATE 3 BEDROOM, 2 BATH HOME NESTLED ON OVER 2 ACRES. LOTS OF HARDWOOD, FRUIT AND NUT TREES. THIS UPDATED HOME HAS ALOT TO OFFER WITH COMPLETELY UPDATED BATHS, LARGE FINISHED DEN DOWNSTAIRS, FORMAL DINING ROOM LARGE ENOUGH TO ACCOMODATE OVERSIZED FURNISHINGS. COZY FIREPLACE IN THE GREAT ROOM, GOOD SIZED KITCHEN WITH ABUNDANT CABINETRY. LARGE DECK OUT BACK OVERLOOKS BEAUTIFUL FIELDS. THIS HOME IS PERFECT FOR HORSES OR OTHER LIVESTOCK.

4. 2015-06-21
   historical 442-char remark

   Show marketing remark (442 chars)

   IMMACULATE 3 BEDROOM, 2 BATH HOME NESTLED ON OVER 2 ACRES. LOTS OF HARDWOOD, FRUIT AND NUT TREES. THIS UPDATED HOME HAS ALOT TO OFFER WITH COMPLETELY UPDATED BATHS, LARGE FINISHED DEN DOWNSTAIRS, FORMAL DINING ROOM LARGE ENOUGH TO ACCOMODATE OVERSIZED FURNISHINGS. COZY FIREPLACE IN THE GREAT ROOM, GOOD SIZED KITCHEN WITH ABUNDANT CABINETRY. LARGE DECK OUT BACK OVERLOOKS BEAUTIFUL FIELDS. THIS HOME IS PERFECT FOR HORSES OR OTHER LIVESTOCK.

5. 2015-06-11
   listed $167,000 442-char remark

   Show marketing remark (442 chars)

   IMMACULATE 3 BEDROOM, 2 BATH HOME NESTLED ON OVER 2 ACRES. LOTS OF HARDWOOD, FRUIT AND NUT TREES. THIS UPDATED HOME HAS ALOT TO OFFER WITH COMPLETELY UPDATED BATHS, LARGE FINISHED DEN DOWNSTAIRS, FORMAL DINING ROOM LARGE ENOUGH TO ACCOMODATE OVERSIZED FURNISHINGS. COZY FIREPLACE IN THE GREAT ROOM, GOOD SIZED KITCHEN WITH ABUNDANT CABINETRY. LARGE DECK OUT BACK OVERLOOKS BEAUTIFUL FIELDS. THIS HOME IS PERFECT FOR HORSES OR OTHER LIVESTOCK.

6. 2007-12-28
   soldstatus $131,000
7. 2005-08-19
   soldstatus $160,000
8. 1982-05-26
   soldstatus $75,000

ⓘ 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: $1,064 · $89/mo
• Projected year-2 tax: $1,064 · $89/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 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,843
• − Mortgage interest: −$13,164
• − Property taxes: −$1,064
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$6,836
• Taxable loss: −$8,091
• Est. tax savings @ 24.0%: +$1,942
• After-tax cash flow: $-1,780/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 — Dora

• Score: 57/100
• State rank: #374
• US rank: #21559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,674

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 (90%)
• Race & ethnicity: White 90% Black 6% Two or more races 2% Asian 2%
• Common ancestry: Serbian 3% Slovak 3% Iranian 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 94% English-only · German/W. Germanic 3% Spanish 1% Chinese 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: ▲ 22.99%
• Current HPI: 260.41
• 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

+118.1% since first listed

7 events — show timeline

• 2015-08-06 Sold (Public Records) $163,538 Public Records
• 2015-07-31 Sold (MLS) $163,500 Greater Alabama MLS
• 2015-06-21 Delisted — Greater Alabama MLS
• 2015-06-11 Listed $167,000 Greater Alabama MLS
• 2007-12-28 Sold (Public Records) $131,000 Public Records
• 2005-08-19 Sold (Public Records) $160,000 Public Records
• 1982-05-26 Sold (Public Records) $75,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,064 · +0.0% YoY. Source: county tax records.