720 Cross Creek Trl · Pelham, AL 35124

$90,000

3 bd · 2.0 ba · 1,669 sqft · SingleFamily public records · 3 Days on market

Built 1972

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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
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Garage
• Built 1972
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 16.2% vs local median 3.4% in Pelham — 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 68/100 on livability (#67 in AL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• Market conditions: 192 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 987 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Shelby County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 48% 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 $90,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.92% ✓
• Cap rate: 16.18%
• Cash-on-cash: 35.29%
• DSCR: 2.57
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $394,301
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
732 Crosscreek Trl	0.06mi	3/2.0	1,684 (+1%)	2mo	$275,000	$163	94
628 Creekview Dr	0.39mi	3/2.0	1,641 (-2%)	5mo	$225,000	$137	75
552 Overhill Rd	0.44mi	3/2.0	1,667 (-0%)	6mo	$250,000	$150	75
102 Crestmont Ln	0.62mi	3/2.5	1,696 (+2%)	1mo	$324,900	$192	66
117 Crestmont Ln	0.64mi	3/2.5	1,660 (-0%)	8mo	$290,000	$175	60
127 Crestmont Ln	0.65mi	3/2.0	1,655 (-1%)	10mo	$297,000	$179	60
509 Overhill Dr	0.62mi	3/2.0	1,766 (+6%)	2mo	$250,000	$142	60
601 Overhill Ln	0.48mi	4/3.0 (+1)	1,697 (+2%)	10mo	$299,900	$177	58
1070 Camellia Ridge Dr	0.65mi	3/2.5	1,770 (+6%)	1mo	$395,000	$223	57
4026 Camellia Ridge Cv	0.58mi	3/2.5	1,770 (+6%)	5mo	$395,000	$223	57
913 Ryecroft Rd	0.34mi	3/2.5	1,876 (+12%)	9mo	$299,900	$160	54
952 Ryecroft Rd	0.48mi	3/2.5	1,421 (-15%)	7mo	$200,000	$141	45

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $3,607
• Equity at exit: $13,419

10-year hold

• IRR: 13.5%
• Equity multiple: 2.09×
• Total profit: $27,425
• Equity at exit: $7,782

Cash invested: $25,200 (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 35124

• Home prices YoY: -31.3%
• Active inventory: 192
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$472
• Tax from tax record: −$115 /mo · $1,374/yr
• Insurance: −$38
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $281

Break-even live

Break-even rent $1,373

Max offer price $90,000

Occupancy floor 79%

Sensitivity live

Price	-10% $332	-5% $306	+0% $281	+5% $255	+10% $230
Rent	-10% $144	-5% $212	+0% $281	+5% $349	+10% $417
Rate	-1.0pp $326	-0.5pp $304	base $281	+0.5pp $257	+1.0pp $234

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
769 Cahaba Manor Trl Pelham, AL	3.0	2.5	1750	$1,544	$0.88	25d	1	0.15mi
609 Cahaba Manor Ln Pelham, AL	3.0	1.5	1340	$1,550	$1.16	4d	1	0.26mi
1919 Chandalar Ct Pelham, AL	3.0	3.5	1825	$1,480	$0.81	13d	1	0.46mi
2036 Chandalar Ct Pelham, AL	2.0	2.0	1279	$1,495	$1.17	17d	1	0.49mi
158 Sugar Dr Pelham, AL	2.0	2.0	1299	$1,750	$1.35	3d	1	0.90mi
110 Cobblestone Ter Pelham, AL	3.0	2.0	1601	$1,851	$1.16	20d	1	0.94mi
124 Canyon Pl Pelham, AL	4.0	3.0	1724	$1,699	$0.99	45d	1	1.02mi
3426 Wildewood Dr Pelham, AL	2.0	2.0	1507	$1,595	$1.06	22d	1	1.08mi
230 Chadwick Ln Helena, AL	3.0	2.0	1542	$1,850	$1.20	3d	1	1.08mi
146 Canyon Trl Pelham, AL	3.0	2.5	1550	$1,800	$1.16	45d	1	1.11mi
422 Cambrian Ridge Trl Pelham, AL	3.0	2.5	1648	$1,650	$1.00	25d	1	1.15mi
428 Cambrian Ridge Trl Pelham, AL	4.0	2.0	1648	$1,800	$1.09	45d	1	1.17mi
428 Cambrian Ridge Trl Pelham, AL	4.0	2.0	1648	$1,800	$1.09	12d	1	1.17mi

Listing history 3 events

1. 2026-05-12
   soldstatus $160,000
2. 2026-04-10
   status Pending
3. 2026-04-07
   listed $90,000 Active

ⓘ 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: $1,374 · $115/mo
• Projected year-2 tax: $1,374 · $115/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,736
• − Mortgage interest: −$5,041
• − Property taxes: −$1,374
• − Insurance: −$5,975
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$2,618
• Taxable income: $2,410
• Est. tax owed @ 24.0%: −$578
• After-tax cash flow: $2,791/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)

No district data.

Livability — Pelham

• Score: 68/100
• State rank: #67
• US rank: #9412

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pelham, AL
• County: Shelby County · 188,970 people
• City population: 25,238
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 25,238
• Household income: $99,726
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 392.0

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 237,024 people
• By 2030: 249,868 · +5.4%
• By 2040: 272,778 · +15.1%
• By 2050: 291,062 · +22.8%
• By 2075: 326,049 · +37.6%
• By 2100: 335,870 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 14% Black 13% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 2% Serbian 2%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 86% English-only · Spanish 11% Vietnamese 1% Other Indo-European 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: +12.6pp toward D · 2008: -53.4pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+40.4 2016: R+50.3 2012: R+55.6 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.12%
• Current HPI: 206.4805
• Rent YoY: —
• 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

+77.8% since first listed

3 events — show timeline

• 2026-05-12 Sold (Public Records) $160,000 Public Records
• 2026-04-10 Pending — MAAR
• 2026-04-07 Listed $90,000 MAAR

Property tax history

+6.6%/yr

Latest (2025): $1,374 · -2.9% YoY. Source: county tax records.