The Coleman Plan · Kimberly, AL 35091

$269,900

4 bd · 2.5 ba · 2,053 sqft · SingleFamily · 387 Days on market

Excellent condition ↓ 7% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Condition / age +4.8/5.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0

Listing remarks MLS

The Coleman greets you with a covered front porch entry that opens to a welcoming dining room, or study if you prefer. Expansive sight lines across the back of the home connect the family room, breakfast nook, and kitchen with an optional center island. Upstairs you'll find four bedrooms including an owner's suite with a large walk-in closet, a secondary bathroom with compartmentalized space that allows for multiple people to use it at the same time, and a convenient, central laundry room.

Key facts

• Covered front porch
• Breakfast nook
• Kitchen

Tags

• COVERED FRONT PORCH
• DINING ROOM
• FAMILY ROOM
• BREAKFAST NOOK
• KITCHEN
• OPTIONAL CENTER ISLAND

🏗️ New construction. The $269,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $289,238.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $270k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-501 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (26.6% below list).
• Recommended offer: $198k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.7% 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.
• Zoned schools: Bryan Elementary School (math 32% / reading 56%, grade F, #194 of 627 statewide, top 32%, 681 students, 37% FRL); North Jefferson Middle School (math 13% / reading 45%, grade F, #134 of 257 statewide, top 53%, 666 students, 52% FRL); Mortimer Jordan High School (math 23% / reading 27%, grade F, #114 of 305 statewide, top 38%, 861 students, 45% FRL) — zoned schools at 45% FRL track the district average.
• Zoned-school proficiency averages 33% at this address vs 20% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Jefferson County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 174 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 387 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $198,000 (26.6% 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 387 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.68% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.44%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (median comp): $289,238
• List price: $269,900
• Delta: -6.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9376 Brunswick Ave	0.04mi	3/2.5 (-1)	1,933 (-6%)	0mo	$302,925	$157	83
9367 Brunswick Ave	0.04mi	3/2.5 (-1)	1,933 (-6%)	1mo	$274,860	$142	83
9356 Brunswick Ave	0.04mi	3/2.5 (-1)	1,933 (-6%)	1mo	$296,462	$153	82
9351 Brunswick Ave	0.04mi	3/2.5 (-1)	1,933 (-6%)	2mo	$276,995	$143	82
9340 Brunswick Ave	0.04mi	3/2.5 (-1)	1,933 (-6%)	4mo	$288,625	$149	80
9312 Brunswick Ave	0.06mi	3/2.5 (-1)	1,933 (-6%)	6mo	$275,995	$143	78
9320 Brunswick Ave	0.06mi	3/2.5 (-1)	2,237 (+9%)	2mo	$284,995	$127	76
9327 Brunswick Ave	0.04mi	3/2.5 (-1)	2,237 (+9%)	5mo	$305,490	$137	74
9319 Brunswick Ave	0.08mi	3/2.5 (-1)	2,231 (+9%)	6mo	$294,595	$132	72
9706 Highland Ln	0.42mi	4/2.5	2,144 (+4%)	2mo	$360,000	$168	71
9359 Brunswick Ave	0.04mi	4/2.0	1,754 (-15%)	1mo	$299,750	$171	71
9662 Ridge Way	0.54mi	4/3.5	2,330 (+14%)	0mo	$429,900	$185	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: 19.0%
• Equity multiple: 2.55×
• Total profit: $125,681
• Equity at exit: $260,568

10-year hold

• IRR: 17.6%
• Equity multiple: 5.88×
• Total profit: $395,349
• Equity at exit: $561,925

Cash invested: $80,986 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 35 under contract
• Months of supply: 5.8 mo (17%/mo absorbed)
• Median asking: $285,445 ($134/sqft)
• Median days on market: 281 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +4.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35091

• Home prices YoY: 8.8%
• Active inventory: 174
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,980 medium
• Mortgage (P&I): −$1,517
• Tax est. 1.5%: −$362 /mo · $4,339/yr
• Insurance: −$121
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-501

Break-even live

Break-even rent $2,614

Max offer price $216,726

Occupancy floor —

Sensitivity live

Price	-10% $-301	-5% $-401	+0% $-501	+5% $-601	+10% $-701
Rent	-10% $-658	-5% $-579	+0% $-501	+5% $-423	+10% $-345
Rate	-1.0pp $-355	-0.5pp $-428	base $-501	+0.5pp $-576	+1.0pp $-652

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: $72,309
• Closing costs: $8,677
• Club membership (one-time): —
• 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	$1,980	$0.88	71d	1	1.40mi

Listing history 50 events

1. 2026-09-23
   days on market $269,900 Active 387 DOM
2. 2026-09-22
   days on market $269,900 Active 386 DOM
3. 2026-09-21
   days on market $269,900 Active 385 DOM
4. 2026-09-20
   days on market $269,900 Active 384 DOM
5. 2026-09-19
   days on market $269,900 Active 383 DOM
6. 2026-09-18
   days on market $269,900 Active 382 DOM
7. 2026-09-17
   days on market $269,900 Active 381 DOM
8. 2026-09-16
   days on market $269,900 Active 380 DOM
9. 2026-09-15
   days on market $269,900 Active 379 DOM
10. 2026-09-14
    days on market $269,900 Active 378 DOM
11. 2026-09-13
    days on market $269,900 Active 377 DOM
12. 2026-09-12
    days on market $269,900 Active 376 DOM
13. 2026-09-11
    days on market $269,900 Active 375 DOM
14. 2026-09-05
    days on market $269,900 Active 369 DOM
15. 2026-09-04
    days on market $269,900 Active 368 DOM
16. 2026-09-03
    days on market $269,900 Active 367 DOM
17. 2026-08-31
    days on market $269,900 Active 364 DOM
18. 2026-08-30
    days on market $269,900 Active 363 DOM
19. 2026-08-28
    days on market $269,900 Active 361 DOM
20. 2026-08-27
    days on market $269,900 Active 360 DOM
21. 2026-08-26
    days on market $269,900 Active 359 DOM
22. 2026-08-25
    days on market $269,900 Active 358 DOM
23. 2026-08-24
    days on market $269,900 Active 357 DOM
24. 2026-08-23
    days on market $269,900 Active 356 DOM
25. 2026-08-22
    days on market $269,900 Active 355 DOM
26. 2026-08-21
    days on market $269,900 Active 354 DOM
27. 2026-08-20
    days on market $269,900 Active 353 DOM
28. 2026-08-19
    days on market $269,900 Active 352 DOM
29. 2026-08-18
    days on market $269,900 Active 351 DOM
30. 2026-08-17
    days on market $269,900 Active 350 DOM
31. 2026-08-16
    days on market $269,900 Active 349 DOM
32. 2026-08-15
    days on market $269,900 Active 348 DOM
33. 2026-08-14
    days on market $269,900 Active 347 DOM
34. 2026-08-13
    days on market $269,900 Active 346 DOM
35. 2026-08-12
    days on market $269,900 Active 345 DOM
36. 2026-08-11
    days on market $269,900 Active 344 DOM
37. 2026-08-10
    days on market $269,900 Active 343 DOM
38. 2026-08-09
    days on market $269,900 Active 342 DOM
39. 2026-08-08
    days on market $269,900 Active 341 DOM
40. 2026-08-07
    days on market $269,900 Active 340 DOM
41. 2026-08-06
    days on market $269,900 Active 339 DOM
42. 2026-08-05
    days on market $269,900 Active 338 DOM
43. 2026-08-04
    days on market $269,900 Active 337 DOM
44. 2026-08-03
    days on market $269,900 Active 336 DOM
45. 2026-07-31
    days on market $269,900 Active 333 DOM
46. 2026-07-30
    days on market $269,900 Active 331 DOM
47. 2026-07-28
    days on market $269,900 Active 330 DOM
48. 2026-07-26
    days on market $269,900 Active 328 DOM
49. 2026-07-24
    days on market $269,900 Active 326 DOM
50. 2026-07-23
    days on market $269,900 Active 325 DOM

ⓘ 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 9/10 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: $23,760
• − Mortgage interest: −$16,202
• − Property taxes: −$4,339
• − Insurance: −$2,244
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$8,414
• Taxable loss: −$11,240
• Est. tax savings @ 24.0%: +$2,698
• After-tax cash flow: $-3,316/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a modern and well-maintained interior with a fresh exterior and landscaping. The home is move-in ready and would benefit from some minor updates to further enhance its value.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting. ↑
• Resale Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and attract more potential buyers. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can add a modern touch and make the kitchen more visually appealing. ↑
• Rental Upgrading the flooring in the bedrooms — Upgrading the flooring can make the bedrooms more comfortable and attractive for renters. ↑
• Both Adding smart home features — Smart home features can increase the home's value and attract both buyers and renters who prioritize convenience and technology. ↑

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Bryan Elementary School F AL #194/627 Nat'l #17,190/41,679 Middle North Jefferson Middle School F AL #134/257 Nat'l #9,290/14,009 High Mortimer Jordan High School F AL #114/305 Nat'l #12,347/17,239

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

C Composite livability gradescore 66/100

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
• County: Jefferson · 669,185 people
• Metro: Birmingham, AL
• Population (ZIP): 3,632
• Household income: $93,444
• Rent vs Own: 5.7% rent · 94.3% own

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

-6.9% since first listed

6 events — show timeline

• 2025-12-12 Price Changed $269,900 Zillow
• 2025-11-06 Price Changed $279,900 Zillow
• 2025-11-04 Price Changed $299,900 Zillow
• 2025-09-09 Relisted — Zillow
• 2025-07-02 Delisted — Zillow
• 2025-06-25 Listed $289,900 Zillow