2409 Hampstead Dr · Grayson Valley, AL 35235

$130,000

2 bd · 1.5 ba · 548 sqft · Townhouse public records · 11 Days on market

Built 1986

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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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Rent growth +3.8/5.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You'll love the windbreaker entry. Check out the fresh interior and exterior paint; the new bathroom sinks, fixtures, counter tops, light fixtures, cabinet pulls. Easy maintenance with water resistant laminate plank flooring in the, kitchen, laundry, full and half baths. New hardwood treads on stairs. Laminate wood flooring on all other floors. There is a half bath on the main level for your convenience. two new ceiling fans have been installed. Up stairs you'll find good size main bedroom with double closets and a large second bedroom. There is a full bath that adjoins the main bedroom and also has access for the second bedroom. Eating area in kitchen. Laundry room with washer and dryer on main level. Out back you'll enjoy an open deck for grilling, an additional storage attached to townhouse. Out back a chain link fence is in place for Fido. You're gonna love being within a mile from I-59, doctors, dentist, Walmart, restaurants and more.

Key facts

• Fenced backyard
• Built 1986
• Listed 11 days

Tags

• FENCED BACKYARD
• NEW WOOD LAMINATE FLOORING
• WASHER DRYER INCLUDED
• CONVENIENT ACCESS TO SCHOOLS

Property features AI

Finance

• Financial info: Quarterly garbage fee ($65)
• HOA & community: No association fee

Exterior

• Parking: Assigned parking
• Utilities: Public water; Connected sewer; Gas water heater; Internet service available
• Home design: Existing construction; One-side brick exterior
• Construction: Slab foundation
• Exterior features: Open patio

Interior

• Kitchen: Laminate countertops; Electric stove
• Bedrooms: Two bedrooms (both on upper level)
• Flooring: Hardwood laminate and tile floors
• Bathrooms: One full bath (upper level); One half bath (main level); Tub/shower combo and linen closet
• Heating & cooling: Central heating; Central cooling plus window units
• Interior features: Ceilings listed as 'Other' (see remarks); No additional interior features reported
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $49 ($590/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 $112k (13.7% below list).
• Recommended offer: $112k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.5% in Grayson Valley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#139 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; 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: Chalkville Elementary School (math 6% / reading 16%, grade F, #560 of 627 statewide, top 90%, 854 students, 79% FRL); Claychalkville Middle School (math 2% / reading 26%, grade F, #209 of 257 statewide, top 82%, 1,032 students, 64% FRL); Claychalkville High School (math 6% / reading 9%, grade F, #261 of 305 statewide, top 87%, 1,361 students, 56% FRL) — zoned schools average 66% FRL vs 49% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 115 active listings in the ZIP; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $110k; 18% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,177 (13.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.39% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.58×
• Total profit: $-15,192
• Equity at exit: $19,383

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $2,622
• Equity at exit: $11,240

Cash invested: $36,400 (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 35235

• Home prices YoY: -21.1%
• Rents YoY: 5.4%
• Active inventory: 115
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$101 /mo · $1,213/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $49

Break-even live

Break-even rent $1,060

Max offer price $130,000

Occupancy floor 91%

Sensitivity live

Price	-10% $123	-5% $86	+0% $49	+5% $12	+10% $-24
Rent	-10% $-39	-5% $5	+0% $49	+5% $93	+10% $138
Rate	-1.0pp $115	-0.5pp $82	base $49	+0.5pp $15	+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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-22
   days on market $130,000 Active 11 DOM
2. 2026-06-18
   days on market $130,000 Active 8 DOM
3. 2026-06-17
   days on market $130,000 Active 7 DOM
4. 2026-06-16
   days on market $130,000 Active 6 DOM
5. 2026-06-15
   days on market $130,000 Active 5 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $130,000 Active 3 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: $1,213 · $101/mo
• Projected year-2 tax: $1,213 · $101/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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,461
• − Mortgage interest: −$7,282
• − Property taxes: −$1,213
• − Insurance: −$650
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$3,782
• Taxable loss: −$1,620
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $979/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 — Grayson Valley

• Score: 65/100
• State rank: #139
• US rank: #13418

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grayson Valley, AL
• County: Jefferson County · 527,445 people
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 20,526
• Household income: $63,295
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 941.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 30% Two or more races 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -54.62%
• Current HPI: 204.6532
• Rent YoY: ▲ 5.39%
• 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

+203.0% since first listed

10 events — show timeline

• 2026-06-10 Listed $130,000 Greater Alabama MLS
• 2025-04-17 Rental Removed $1,200 RENTSPREE
• 2025-03-29 Listed for Rent $1,200 RENTSPREE
• 2021-11-08 Sold (Public Records) $110,000 Public Records
• 2021-11-05 Sold (MLS) $110,000 Greater Alabama MLS
• 2021-10-28 Delisted — Greater Alabama MLS
• 2021-10-13 Contingent — Greater Alabama MLS
• 2021-10-05 Listed $106,500 Greater Alabama MLS
• 1997-11-10 Sold (Public Records) $65,000 Public Records
• 1992-08-31 Sold (Public Records) $42,900 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,213 · +7.0% YoY. Source: county tax records.