230 Marsh Ave · Hueytown, AL 35023

$78,000

2 bd · 1.0 ba · 1,842 sqft · SingleFamily public records · 261 Days on market

Built 1963 1.00 ac lot $42/sqft · 55% below area ↓ 26% since listing

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• 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

Home is located in a good area of Hueytown and sits on two lots, Main level with Basement. House need some TCL, roof was replaced 3 years ago. Half bath and bedroom was being added in basement but not completed. Price to sell fast AS-IS Back on the Market, contract fell through

Key facts

• 1 acre lot
• Garage
• Built 1963

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 5.9% in Hueytown — 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 57/100 on livability (#378 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $71 of equity ($539 loan paydown + $-468 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.
• At projected returns (-0.6% appreciation + 1.6% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $27k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 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 1963 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.60% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.15%
• DSCR: 2.07
• GRM: 5.2

CMA / ARV

• ARV (median comp): $171,499
• List price: $78,000
• Delta: -54.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Mabelon Ct	0.30mi	3/1.0 (+1)	1,593 (-14%)	8mo	$157,000	$99	52
141 Newport Dr	0.67mi	3/2.0 (+1)	1,679 (-9%)	10mo	$205,000	$122	36
112 Newport Dr	0.54mi	3/2.0 (+1)	1,578 (-14%)	14mo	$145,000	$92	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 21.7%
• Equity multiple: 2.00×
• Total profit: $21,825
• Equity at exit: $20,337

10-year hold

• IRR: 25.6%
• Equity multiple: 3.57×
• Total profit: $56,065
• Equity at exit: $22,669

Cash invested: $21,840 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $439

Break-even live

Break-even rent $693

Max offer price $78,000

Occupancy floor 60%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1983 Townhouse Ln Bessemer, AL	2.0	2.0	1465	$1,100	$0.75	16d	1	0.63mi
106 Lindberg Rd Bessemer, AL	3.0	2.0	1554	$1,385	$0.89	21d	1	0.90mi
123 Westbrook Rd Bessemer, AL	3.0	2.0	1427	$1,275	$0.89	44d	1	1.02mi
216 Meadowood Ave Bessemer, AL	3.0	1.0	1430	$1,250	$0.87	2d	1	1.48mi

Listing history 11 events

1. 2026-06-18
   days on market $78,000 Active 261 DOM
2. 2026-06-17
   days on market $78,000 Active 260 DOM
3. 2026-06-16
   days on market $78,000 Active 259 DOM
4. 2026-06-15
   statusdays on market $78,000 Active 258 DOM
5. 2026-05-12
   price $78,000 279-char remark

   Show marketing remark (279 chars)

   Home is located in a good area of Hueytown and sits on two lots, Main level with Basement. House need some TCL, roof was replaced 3 years ago. Half bath and bedroom was being added in basement but not completed. Price to sell fast AS-IS Back on the Market, contract fell through

6. 2026-05-12
   status Active 279-char remark

   Show marketing remark (279 chars)

   Home is located in a good area of Hueytown and sits on two lots, Main level with Basement. House need some TCL, roof was replaced 3 years ago. Half bath and bedroom was being added in basement but not completed. Price to sell fast AS-IS Back on the Market, contract fell through

7. 2026-04-13
   historical Contingent 279-char remark

   Show marketing remark (279 chars)

   Home is located in a good area of Hueytown and sits on two lots, Main level with Basement. House need some TCL, roof was replaced 3 years ago. Half bath and bedroom was being added in basement but not completed. Price to sell fast AS-IS Back on the Market, contract fell through

8. 2026-04-10
   status Pending 279-char remark

   Show marketing remark (279 chars)

   Home is located in a good area of Hueytown and sits on two lots, Main level with Basement. House need some TCL, roof was replaced 3 years ago. Half bath and bedroom was being added in basement but not completed. Price to sell fast AS-IS Back on the Market, contract fell through

9. 2026-04-05
   price $80,000 279-char remark

   Show marketing remark (279 chars)

   Home is located in a good area of Hueytown and sits on two lots, Main level with Basement. House need some TCL, roof was replaced 3 years ago. Half bath and bedroom was being added in basement but not completed. Price to sell fast AS-IS Back on the Market, contract fell through

10. 2026-01-09
    price $95,000 279-char remark

    Show marketing remark (279 chars)

    Home is located in a good area of Hueytown and sits on two lots, Main level with Basement. House need some TCL, roof was replaced 3 years ago. Half bath and bedroom was being added in basement but not completed. Price to sell fast AS-IS Back on the Market, contract fell through

11. 2025-09-05
    listed $105,000 Active 279-char remark

    Show marketing remark (279 chars)

    Home is located in a good area of Hueytown and sits on two lots, Main level with Basement. House need some TCL, roof was replaced 3 years ago. Half bath and bedroom was being added in basement but not completed. Price to sell fast AS-IS Back on the Market, contract fell through

ⓘ 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: $1,271 · $106/mo
• Projected year-2 tax: $1,271 · $106/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 3/10 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,991
• − Mortgage interest: −$4,369
• − Property taxes: −$1,271
• − Insurance: −$390
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$2,269
• Taxable income: $4,294
• Est. tax owed @ 24.0%: −$1,030
• After-tax cash flow: $4,243/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 — Hueytown

• Score: 57/100
• State rank: #378
• US rank: #21611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hueytown, AL
• County: Jefferson County · 527,445 people
• 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

-25.7% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $78,000 Greater Alabama MLS
• 2026-05-12 Relisted — Greater Alabama MLS
• 2026-04-13 Contingent — Greater Alabama MLS
• 2026-04-10 Pending — Greater Alabama MLS
• 2026-04-05 Price Changed $80,000 Greater Alabama MLS
• 2026-01-09 Price Changed $95,000 Greater Alabama MLS
• 2025-09-05 Listed $105,000 Greater Alabama MLS

Property tax history

+4.8%/yr

Latest (2025): $1,271 · +0.0% YoY. Source: county tax records.