103 Westerbrook Dr · Meridianville, AL 35773

$295,000

3 bd · 1.0 ba · 1,544 sqft · SingleFamily public records · 58 Days on market

Built 2019 8,276 sqft lot $191/sqft · 8% above area Est $287k · at est. $17/mo HOA · 1% of rent

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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 +7.4/30.0
• ARV discount +6.3/15.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +0.9/10.0

Listing remarks MLS

Cozy and modern 3-bedroom, 2-bath home with upgrades throughout. Open-concept kitchen with a large island flows into a spacious living area featuring a built-in Bluetooth sound system. Oversized two-car garage includes its own AC and an insulated door perfect for a gym, game room, or workshop. Isolated primary suite offers a well-designed bath and walk-in closet. Additional features include a programmable sprinkler system. Don’t miss this one!

Key facts

• Well-designed bath
• Open-concept kitchen
• Large island

Tags

• OPEN-CONCEPT KITCHEN
• LARGE ISLAND
• OVERSIZED TWO-CAR GARAGE
• INSULATED DOOR
• ISOLATED PRIMARY SUITE
• WELL-DESIGNED BATH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-374 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (40.6% below list).
• Recommended offer: $175k (40.6% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.5% in Meridianville — 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 65/100 on livability (#118 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Madison County (rural): math 27% / reading 56% proficiency, ranked #19 of 129 in AL (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 319 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $175,232 (40.6% 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 58 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.59% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.44%
• DSCR: 0.76
• GRM: 14.0

CMA / ARV

• ARV (median comp): $287,326
• List price: $295,000
• Delta: 2.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Westerbrook Dr	0.21mi	3/2.0	1,527 (-1%)	11mo	$262,625	$172	76
123 Westerbrook Dr	0.11mi	3/2.0	1,639 (+6%)	14mo	$275,000	$168	69

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: 20.4%
• Equity multiple: 2.65×
• Total profit: $136,683
• Equity at exit: $265,759

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $420,965
• Equity at exit: $573,120

Cash invested: $82,600 (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 35773

• Home prices YoY: 28.8%
• Active inventory: 319
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,752 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$123
• HOA: −$17
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-374

Break-even live

Break-even rent $2,226

Max offer price $228,888

Occupancy floor —

Sensitivity live

Price	-10% $-207	-5% $-291	+0% $-374	+5% $-458	+10% $-541
Rent	-10% $-513	-5% $-443	+0% $-374	+5% $-305	+10% $-236
Rate	-1.0pp $-226	-0.5pp $-299	base $-374	+0.5pp $-451	+1.0pp $-528

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Cottondale Rd Toney, AL	3.0	2.0	1280	$1,101	$0.86	44d	1	0.63mi
217 Buddy Tate Ln Meridianville, AL	2.0	2.0	1800	$2,400	$1.33	44d	1	0.73mi
118 Ocean Springs Ave Toney, AL	4.0	2.0	1748	$1,850	$1.06	44d	1	1.09mi
136 Ocean Springs Ave Toney, AL	4.0	2.0	1749	$1,775	$1.01	44d	1	1.19mi
122 Fargo Dr Meridianville, AL	3.0	2.0	1731	$1,750	$1.01	44d	1	1.49mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: gym

Listing history 21 events

1. 2026-06-10
   days on market $295,000 Active 58 DOM
2. 2026-06-09
   days on market $295,000 Active 57 DOM
3. 2026-06-08
   days on market $295,000 Active 56 DOM
4. 2026-06-07
   days on market $295,000 Active 55 DOM
5. 2026-06-02
   days on market $295,000 Active 50 DOM
6. 2026-06-01
   days on market $295,000 Active 49 DOM
7. 2026-05-31
   days on market $295,000 Active 48 DOM
8. 2026-05-30
   days on market $295,000 Active 47 DOM
9. 2026-04-13
   listed $305,000 Active 453-char remark

   Show marketing remark (453 chars)

   Cozy and modern 3-bedroom, 2-bath home with upgrades throughout. Open-concept kitchen with a large island flows into a spacious living area featuring a built-in Bluetooth sound system. Oversized two-car garage includes its own AC and an insulated door perfect for a gym, game room, or workshop. Isolated primary suite offers a well-designed bath and walk-in closet. Additional features include a programmable sprinkler system. Don’t miss this one!

10. 2023-08-01
    soldstatus $287,500
11. 2023-07-28
    soldstatus $287,500 Sold 678-char remark

    Show marketing remark (678 chars)

    Welcome to this cozy & modern 3 bed/2 bath home with numerous extras. The open-concept kitchen boasts a large island, perfect for hosting and culinary adventures. The living room is spacious and inviting, with the convenience of a built-in Bluetooth sound system throughout the entire home. Enjoy the versatility of the oversized, two-car garage, featuring separate air conditioning, an insulated door, and endless possibilities for use as a game room, gym and more. The isolated Master Suite offers a beautiful bathroom layout and a generous walk-in closet. The property also features a programmable sprinkler irrigation system. Don't miss out on this exceptional property!

12. 2023-06-21
    historical Contingent 678-char remark

    Show marketing remark (678 chars)

    Welcome to this cozy & modern 3 bed/2 bath home with numerous extras. The open-concept kitchen boasts a large island, perfect for hosting and culinary adventures. The living room is spacious and inviting, with the convenience of a built-in Bluetooth sound system throughout the entire home. Enjoy the versatility of the oversized, two-car garage, featuring separate air conditioning, an insulated door, and endless possibilities for use as a game room, gym and more. The isolated Master Suite offers a beautiful bathroom layout and a generous walk-in closet. The property also features a programmable sprinkler irrigation system. Don't miss out on this exceptional property!

13. 2023-06-03
    listed $287,500 Active 678-char remark

    Show marketing remark (678 chars)

    Welcome to this cozy & modern 3 bed/2 bath home with numerous extras. The open-concept kitchen boasts a large island, perfect for hosting and culinary adventures. The living room is spacious and inviting, with the convenience of a built-in Bluetooth sound system throughout the entire home. Enjoy the versatility of the oversized, two-car garage, featuring separate air conditioning, an insulated door, and endless possibilities for use as a game room, gym and more. The isolated Master Suite offers a beautiful bathroom layout and a generous walk-in closet. The property also features a programmable sprinkler irrigation system. Don't miss out on this exceptional property!

14. 2021-02-24
    status Pending
15. 2021-02-24
    soldstatus $231,740 Sold
16. 2021-02-23
    status Pending
17. 2021-02-10
    status Pending
18. 2021-01-26
    status Pending
19. 2020-11-07
    price $231,740
20. 2020-10-02
    listed $246,740 Active
21. 2020-01-03
    soldstatus $166,500

ⓘ 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: $860 · $72/mo
• Projected year-2 tax: $1,210 · $101/mo
• Expected delta: +$350/yr (+$29/mo · 40.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,028
• − Mortgage interest: −$16,525
• − Property taxes: −$860
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − HOA: −$204
• − Depreciation: −$8,582
• Taxable loss: −$9,982
• Est. tax savings @ 24.0%: +$2,396
• After-tax cash flow: $-2,095/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: Madison County
• NCES district ID: 0102220
• Math proficiency: 27% ▼ -32.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $66,058
• Composite: 37.15/100
• National rank: #4483
• State rank: #19 of 129 in AL

Livability — Meridianville

• Score: 65/100
• State rank: #118
• US rank: #12516

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

• City population: 14,103
• Population (ZIP): 13,977

Population outlook (Madison County) Hauer SSP2

• Today (2025): 392,086 people
• By 2030: 409,788 · +4.5%
• By 2040: 440,557 · +12.4%
• By 2050: 460,990 · +17.6%
• By 2075: 502,872 · +28.3%
• By 2100: 513,623 · +31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 17% Hispanic / Latino 7% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Madison

• 2024 margin: Lean R (+9.0) · D 44.7% · R 53.7% · Other 1.6%
• 2008→2024 swing: +6.0pp toward D · 2008: -14.9pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+8.0 2016: R+16.8 2012: R+18.7 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 149.14%
• Current HPI: 666.8602
• 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

+83.2% since first listed

13 events — show timeline

• 2026-04-13 Listed $305,000 VMLS
• 2023-08-01 Sold (Public Records) $287,500 Public Records
• 2023-07-28 Sold (MLS) $287,500 VMLS
• 2023-06-21 Contingent — VMLS
• 2023-06-03 Listed $287,500 VMLS
• 2021-02-24 Pending — VMLS
• 2021-02-24 Sold (MLS) $231,740 VMLS
• 2021-02-23 Pending — VMLS
• 2021-02-10 Pending — VMLS
• 2021-01-26 Pending — VMLS
• 2020-11-07 Price Changed $231,740 VMLS
• 2020-10-02 Listed $246,740 VMLS
• 2020-01-03 Sold (Public Records) $166,500 Public Records

Property tax history

+4.2%/yr

Latest (2024): $860 · +4.2% YoY. Source: county tax records.