128 Drew Ave · Sylvan Springs, AL 35118

$84,900

3 bd · 1.0 ba · 1,508 sqft · SingleFamily public records · 48 Days on market

Built 1950 0.88 ac lot $56/sqft · 62% below area ↓ 17% 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
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Single-family home situated on approximately 0.89-acre lot. Property offers a traditional layout with multiple bedrooms and living space.

Key facts

• 0.88 acre lot
• Built 1950
• Listed 48 days

Property features AI

Finance

• Other: Lot size approximately 0.88 acre

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Internet availability unknown
• Home design: Vinyl siding construction; Existing (built prior to current listing)
• Construction: Crawl space foundation
• Exterior features: Front porch; Property is in a flood plain

Interior

• Kitchen: Laminate countertops; Kitchen on main level
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood laminate floors
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceilings: Other (see remarks); No additional interior amenities listed
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#293 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living 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.
• Zoned schools: Concord Elementary School (math 8% / reading 37%, grade F, #437 of 627 statewide, top 70%, 397 students, 70% FRL); Hueytown High School (math 7% / reading 20%, grade F, #235 of 305 statewide, top 77%, 1,210 students, 79% FRL) — zoned schools average 74% FRL vs 49% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 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

• Local home prices are declining (-3.0%/yr); year-one equity from $587 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.71% ✓
• Cap rate: 14.96%
• Cash-on-cash: 30.96%
• DSCR: 2.38
• GRM: 4.9

CMA / ARV

• ARV (median comp): $220,785
• List price: $84,900
• Delta: -61.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6015 Park Pl	0.30mi	3/2.0	1,649 (+9%)	3mo	$304,000	$184	64
235 Poplar Springs Dr	0.28mi	3/1.5	1,388 (-8%)	10mo	$60,050	$43	63
321 Rock Creek Rd	0.61mi	3/2.0	1,486 (-2%)	13mo	$190,000	$128	55
5536 Rockwood Dr	0.55mi	4/2.5 (+1)	1,380 (-8%)	2mo	$175,000	$127	48
5408 Pine St	0.70mi	3/3.0	1,629 (+8%)	8mo	$215,000	$132	39

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

Projected returns pro-forma

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

5-year hold

• IRR: 25.7%
• Equity multiple: 2.06×
• Total profit: $25,298
• Equity at exit: $12,659

10-year hold

• IRR: 33.4%
• Equity multiple: 4.04×
• Total profit: $72,295
• Equity at exit: $7,341

Cash invested: $23,772 (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 35118

• Home prices YoY: -11.4%
• Active inventory: 35
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,456 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $613

Break-even live

Break-even rent $680

Max offer price $84,900

Occupancy floor 53%

Sensitivity live

Price	-10% $661	-5% $637	+0% $613	+5% $589	+10% $565
Rent	-10% $498	-5% $556	+0% $613	+5% $671	+10% $728
Rate	-1.0pp $656	-0.5pp $635	base $613	+0.5pp $591	+1.0pp $569

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 Poplar Springs Dr Mulga, AL	3.0	1.5	1075	$1,456	$1.35	2d	1	0.32mi

Listing history 15 events

1. 2026-06-18
   days on market $84,900 Active 48 DOM
2. 2026-06-17
   days on market $84,900 Active 47 DOM
3. 2026-06-16
   days on market $84,900 Active 46 DOM
4. 2026-06-15
   days on market $84,900 Active 45 DOM
5. 2026-06-13
   days on market $84,900 Active 43 DOM
6. 2026-06-10
   days on market $84,900 Active 40 DOM
7. 2026-06-09
   days on market $84,900 Active 39 DOM
8. 2026-06-08
   days on market $84,900 Active 38 DOM
9. 2026-06-07
   days on market $84,900 Active 37 DOM
10. 2026-06-03
    days on market $84,900 Active 33 DOM
11. 2026-06-02
    days on market $84,900 Active 32 DOM
12. 2026-06-01
    days on market $84,900 Active 31 DOM
13. 2026-05-31
    days on market $84,900 Active 30 DOM
14. 2026-04-28
    listed $84,900 Active 137-char remark
15. 2022-07-26
    soldstatus $102,000

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $676 · $56/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 ≥107°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: $17,472
• − Mortgage interest: −$4,756
• − Property taxes: −$676
• − Insurance: −$424
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$2,470
• Taxable income: $6,351
• Est. tax owed @ 24.0%: −$1,524
• After-tax cash flow: $5,836/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 — Sylvan Springs

• Score: 60/100
• State rank: #293
• US rank: #18909

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sylvan Springs, AL
• City population: 3,131
• Population (ZIP): 3,131

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 (75%)
• Race & ethnicity: White 75% Black 17% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 3% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -25.72%
• Current HPI: 199.824
• 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

-16.8% since first listed

2 events — show timeline

• 2026-04-28 Listed $84,900 Greater Alabama MLS
• 2022-07-26 Sold (Public Records) $102,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $676 · +7.4% YoY. Source: county tax records.