The Benson II Plan · Kimberly, AL 35091

$258,900

3 bd · 2.5 ba · 1,813 sqft · SingleFamily · 184 Days on market

Good condition

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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
• Cash flow +8.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

A wide, light-filled entry welcomes you into the Benson II and leads to a connected living-dining-kitchen layout that spans the entire width of the home. Its well-designed kitchen maximizes efficiency with a countertop workspace, a center island with a sink, a pantry, and an optional planning desk. Upstairs, you'll find the owner's ensuite with a spacious closet, two additional bedrooms, a bath with a conveniently located laundry room, and a loft with a storage closet that can be optioned to a fourth bedroom.

Key facts

• Pantry
• Light-filled entry
• Countertop workspace

Tags

• LIGHT-FILLED ENTRY
• WELL-DESIGNED KITCHEN
• COUNTERTOP WORKSPACE
• CENTER ISLAND WITH A SINK
• PANTRY
• OPTIONAL PLANNING DESK

🏗️ New construction. The $258,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $284,406.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $259k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-294 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (15.0% below list).
• Recommended offer: $220k (15.0% 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 184 days — a 12% lower offer ($228k) 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 (15.0% 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 184 days. Have you received any prior offers? Is the seller open to a 15% 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: 5.33%
• Cash-on-cash: -3.43%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $284,406
• List price: $258,900
• Delta: -8.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9340 Brunswick Ave	0.04mi	3/2.5	1,933 (+7%)	1mo	$288,625	$149	86
9312 Brunswick Ave	0.06mi	3/2.5	1,933 (+7%)	3mo	$275,995	$143	84
9332 Brunswick Ave	0.11mi	3/2.0	1,740 (-4%)	4mo	$279,195	$160	83
9324 Brunswick Ave	0.08mi	4/2.0 (+1)	1,754 (-3%)	4mo	$289,850	$165	80
9510 Pharris Ln	0.34mi	3/2.0	1,753 (-3%)	4mo	$267,000	$152	73
1708 Bone Dry Rd	0.55mi	3/2.0	1,748 (-4%)	4mo	$287,000	$164	63
2004 Darwin Cir	0.42mi	3/2.0	1,610 (-11%)	1mo	$295,000	$183	59
9621 Meadow Ridge Pkwy	0.35mi	3/2.5	2,064 (+14%)	23mo	$325,000	$157	42

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: 21.1%
• Equity multiple: 2.71×
• Total profit: $136,249
• Equity at exit: $256,215

10-year hold

• IRR: 19.1%
• Equity multiple: 6.23×
• Total profit: $416,099
• Equity at exit: $552,538

Cash invested: $79,634 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,491
• Tax est. 1.5%: −$356 /mo · $4,266/yr
• Insurance: −$119
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-294

Break-even live

Break-even rent $2,572

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: $71,101
• Closing costs: $8,532
• 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	1.40mi

Listing history 16 events

1. 2026-06-18
   days on market $258,900 Active 184 DOM
2. 2026-06-17
   days on market $258,900 Active 183 DOM
3. 2026-06-16
   days on market $258,900 Active 182 DOM
4. 2026-06-15
   days on market $258,900 Active 181 DOM
5. 2026-06-13
   days on market $258,900 Active 179 DOM
6. 2026-06-10
   days on market $258,900 Active 176 DOM
7. 2026-06-09
   days on market $258,900 Active 175 DOM
8. 2026-06-08
   days on market $258,900 Active 174 DOM
9. 2026-06-07
   days on market $258,900 Active 173 DOM
10. 2026-06-03
    days on market $258,900 Active 169 DOM
11. 2026-06-02
    days on market $258,900 Active 168 DOM
12. 2026-06-01
    days on market $258,900 Active 167 DOM
13. 2026-05-31
    days on market $258,900 Active 166 DOM
14. 2026-05-01
    price $258,900 514-char remark

    Show marketing remark (514 chars)

    A wide, light-filled entry welcomes you into the Benson II and leads to a connected living-dining-kitchen layout that spans the entire width of the home. Its well-designed kitchen maximizes efficiency with a countertop workspace, a center island with a sink, a pantry, and an optional planning desk. Upstairs, you'll find the owner's ensuite with a spacious closet, two additional bedrooms, a bath with a conveniently located laundry room, and a loft with a storage closet that can be optioned to a fourth bedroom.

15. 2026-02-05
    price $256,900 514-char remark

    Show marketing remark (514 chars)

    A wide, light-filled entry welcomes you into the Benson II and leads to a connected living-dining-kitchen layout that spans the entire width of the home. Its well-designed kitchen maximizes efficiency with a countertop workspace, a center island with a sink, a pantry, and an optional planning desk. Upstairs, you'll find the owner's ensuite with a spacious closet, two additional bedrooms, a bath with a conveniently located laundry room, and a loft with a storage closet that can be optioned to a fourth bedroom.

16. 2025-12-16
    listed $254,900 Active 514-char remark

    Show marketing remark (514 chars)

    A wide, light-filled entry welcomes you into the Benson II and leads to a connected living-dining-kitchen layout that spans the entire width of the home. Its well-designed kitchen maximizes efficiency with a countertop workspace, a center island with a sink, a pantry, and an optional planning desk. Upstairs, you'll find the owner's ensuite with a spacious closet, two additional bedrooms, a bath with a conveniently located laundry room, and a loft with a storage closet that can be optioned to a fourth bedroom.

ⓘ 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: $26,400
• − Mortgage interest: −$15,931
• − Property taxes: −$4,266
• − Insurance: −$2,220
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$8,274
• Taxable loss: −$8,514
• Est. tax savings @ 24.0%: +$2,043
• After-tax cash flow: $-1,484/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

Good 80/100 None rehab

This Benson II home is in excellent condition with a good condition score of 80. It is move-in ready with no visible repairs needed and offers a good ROI with updates that can further enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Updating light fixtures — Modern light fixtures can improve the home's aesthetic and energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Updating light fixtures — Modern light fixtures can improve the home's aesthetic and energy efficiency. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+1.6% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $258,900 Zillow
• 2026-02-05 Price Changed $256,900 Zillow
• 2025-12-16 Listed $254,900 Zillow