The Greenbrier Brunswick Ave · Kimberly, AL 35091

$283,900

3 bd · 2.5 ba · 2,237 sqft · SingleFamily · 339 Days on market

Built 2026 $127/sqft · 24% below area Est $374k · 24% under ↓ 2% since listing

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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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.0/30.0
• Livability +3.3/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

The Greenbrier II welcomes you with an inviting covered front porch, adding excellent curb appeal. Inside, you'll discover an open-concept layout featuring an open kitchen with a spacious island and a large pantry, perfect for easy grocery drop-off. The family room and dining areas are filled with natural light and boast direct access to the backyard, ensuring seamless entertaining. With 9ft high ceilings, the space feels even more expansive and airy. Upstairs, the generous owner's suite offers a private retreat for rest and relaxation, conveniently located near the laundry room. Two additional bedrooms and a shared bath are separated by an oversized loft, which can be personalized into a fourth bedroom while still leaving room for a small office or reading nook. Personalize your finishes to make this home truly yours. Reach out today to learn more or schedule your showing!

Key facts

• Covered front porch
• Island kitchen
• Open family room

Tags

• COVERED FRONT PORCH
• ISLAND KITCHEN
• LARGE PANTRY
• OPEN FAMILY ROOM
• DIRECT ACCESS TO BACKYARD
• UPSTAIRS OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $284k.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (22.5% below list).
• Recommended offer: $220k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.2% in Kimberly — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#99 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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: 129 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k 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 ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 339 days — a 12% lower offer ($250k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000 (22.5% 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. It's been on market 339 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.77% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $374,449
• List price: $283,900
• Delta: -24.18%
• 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
10404 Meadowsweet Dr	0.00mi	4/3.0 (+1)	2,273 (+2%)	2mo	$369,885	$163	89
461 Clearwater Ter	0.51mi	4/3.0 (+1)	2,239 (+0%)	1mo	$369,000	$165	68
201 Expressman Ln	0.53mi	4/3.0 (+1)	2,273 (+2%)	2mo	$378,075	$166	64
245 Expressman Ln	0.51mi	4/3.0 (+1)	2,273 (+2%)	4mo	$375,000	$165	63
428 Reinsman Cv	0.65mi	4/2.5 (+1)	2,256 (+1%)	1mo	$334,900	$148	63
516 Way Station Pl	0.73mi	4/2.5 (+1)	2,256 (+1%)	1mo	$334,900	$148	59
416 Reinsman Cv	0.65mi	4/2.5 (+1)	2,174 (-3%)	3mo	$327,496	$151	57
508 Way Station Pl	0.75mi	4/2.5 (+1)	2,256 (+1%)	3mo	$334,900	$148	56
8779 Warrior Kimberly Rd	0.61mi	4/2.0 (+1)	2,116 (-5%)	3mo	$275,000	$130	53
458 Clearwater Ter	0.50mi	4/2.0 (+1)	2,051 (-8%)	4mo	$330,000	$161	52
8771 Warrior Kimberly Rd	0.57mi	3/2.0	2,012 (-10%)	3mo	$250,000	$124	52
436 Reed Way	0.73mi	4/2.5 (+1)	2,072 (-7%)	1mo	$295,000	$142	48

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: 21.2%
• Equity multiple: 2.71×
• Total profit: $136,196
• Equity at exit: $255,760

10-year hold

• IRR: 19.2%
• Equity multiple: 6.23×
• Total profit: $415,768
• Equity at exit: $551,555

Cash invested: $79,492 (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 35091

• Home prices YoY: 8.8%
• Active inventory: 129
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,489
• Tax est. 1.5%: −$355 /mo · $4,258/yr
• Insurance: −$118
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-290

Break-even live

Break-even rent $2,568

Max offer price $241,875

Occupancy floor —

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: $70,975
• Closing costs: $8,517
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 Way Station Pl Kimberly, AL	4.0	3.0	2256	$2,200	$0.98	1d	1	0.73mi

Listing history 17 events

1. 2026-06-18
   days on market $283,900 Active 339 DOM
2. 2026-06-17
   days on market $283,900 Active 338 DOM
3. 2026-06-16
   days on market $283,900 Active 337 DOM
4. 2026-06-15
   days on market $283,900 Active 336 DOM
5. 2026-06-13
   days on market $283,900 Active 334 DOM
6. 2026-06-10
   days on market $283,900 Active 331 DOM
7. 2026-06-09
   days on market $283,900 Active 330 DOM
8. 2026-06-08
   days on market $283,900 Active 329 DOM
9. 2026-06-07
   days on market $283,900 Active 328 DOM
10. 2026-06-03
    days on market $283,900 Active 324 DOM
11. 2026-06-02
    days on market $283,900 Active 323 DOM
12. 2026-06-01
    days on market $283,900 Active 322 DOM
13. 2026-05-31
    days on market $283,900 Active 321 DOM
14. 2026-05-01
    price $283,900 886-char remark

    Show marketing remark (886 chars)

    The Greenbrier II welcomes you with an inviting covered front porch, adding excellent curb appeal. Inside, you'll discover an open-concept layout featuring an open kitchen with a spacious island and a large pantry, perfect for easy grocery drop-off. The family room and dining areas are filled with natural light and boast direct access to the backyard, ensuring seamless entertaining. With 9ft high ceilings, the space feels even more expansive and airy. Upstairs, the generous owner's suite offers a private retreat for rest and relaxation, conveniently located near the laundry room. Two additional bedrooms and a shared bath are separated by an oversized loft, which can be personalized into a fourth bedroom while still leaving room for a small office or reading nook. Personalize your finishes to make this home truly yours. Reach out today to learn more or schedule your showing!

15. 2026-02-03
    price $281,900 886-char remark

    Show marketing remark (886 chars)

    The Greenbrier II welcomes you with an inviting covered front porch, adding excellent curb appeal. Inside, you'll discover an open-concept layout featuring an open kitchen with a spacious island and a large pantry, perfect for easy grocery drop-off. The family room and dining areas are filled with natural light and boast direct access to the backyard, ensuring seamless entertaining. With 9ft high ceilings, the space feels even more expansive and airy. Upstairs, the generous owner's suite offers a private retreat for rest and relaxation, conveniently located near the laundry room. Two additional bedrooms and a shared bath are separated by an oversized loft, which can be personalized into a fourth bedroom while still leaving room for a small office or reading nook. Personalize your finishes to make this home truly yours. Reach out today to learn more or schedule your showing!

16. 2025-12-12
    price $279,900 886-char remark

    Show marketing remark (886 chars)

    The Greenbrier II welcomes you with an inviting covered front porch, adding excellent curb appeal. Inside, you'll discover an open-concept layout featuring an open kitchen with a spacious island and a large pantry, perfect for easy grocery drop-off. The family room and dining areas are filled with natural light and boast direct access to the backyard, ensuring seamless entertaining. With 9ft high ceilings, the space feels even more expansive and airy. Upstairs, the generous owner's suite offers a private retreat for rest and relaxation, conveniently located near the laundry room. Two additional bedrooms and a shared bath are separated by an oversized loft, which can be personalized into a fourth bedroom while still leaving room for a small office or reading nook. Personalize your finishes to make this home truly yours. Reach out today to learn more or schedule your showing!

17. 2025-07-14
    listed $289,900 Active 886-char remark

    Show marketing remark (886 chars)

    The Greenbrier II welcomes you with an inviting covered front porch, adding excellent curb appeal. Inside, you'll discover an open-concept layout featuring an open kitchen with a spacious island and a large pantry, perfect for easy grocery drop-off. The family room and dining areas are filled with natural light and boast direct access to the backyard, ensuring seamless entertaining. With 9ft high ceilings, the space feels even more expansive and airy. Upstairs, the generous owner's suite offers a private retreat for rest and relaxation, conveniently located near the laundry room. Two additional bedrooms and a shared bath are separated by an oversized loft, which can be personalized into a fourth bedroom while still leaving room for a small office or reading nook. Personalize your finishes to make this home truly yours. Reach out today to learn more or schedule your showing!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$15,903
• − Property taxes: −$4,258
• − Insurance: −$2,217
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$8,259
• Taxable loss: −$8,461
• Est. tax savings @ 24.0%: +$2,031
• After-tax cash flow: $-1,454/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 — Kimberly

• Score: 66/100
• State rank: #99
• US rank: #11415

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kimberly, AL
• Population (ZIP): 3,632

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 (92%)
• Race & ethnicity: White 92% Black 5% Two or more races 2%
• Common ancestry: Italian 7% Slovak 4% Lithuanian 3%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 99% English-only · Korean 1% Other Indo-European 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: ▲ 21.37%
• Current HPI: 265.4636
• 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

-2.1% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $283,900 Greater Alabama MLS
• 2026-02-03 Price Changed $281,900 Greater Alabama MLS
• 2025-12-12 Price Changed $279,900 Greater Alabama MLS
• 2025-07-14 Listed $289,900 Greater Alabama MLS