3810 Windhover Cir #1 · Hoover, AL 35216

$57,500

3 bd · 2.5 ba · 1,520 sqft · Condo public records · 163 Days on market

Built 1975 ↓ 18% since listing

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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
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Windhover Condominium! This 3-bedroom, 2.5-bath condo is full of potential and ready for your personal touch. The spacious living room features high ceilings, a cozy fireplace, and access to a private patio. The galley kitchen offers plenty of cabinet space and natural light. Enjoy the convenience of assigned parking, plus community perks like an in-ground pool. Whether you're looking to invest or settle into your own space, this condo is a great opportunity in a convenient location close to shopping, dining, and major roads.

Key facts

• In-ground pool
• Community perks
• Private patio

Tags

• PRIVATE PATIO
• ASSIGNED PARKING
• IN-GROUND POOL
• COMMUNITY PERKS
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $58k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 33.6% vs local median 2.4% in Hoover — 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 84/100 on livability (#1 in AL, #630 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+.
• 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: Shades Valley High School (math 29% / reading 39%, grade F, #53 of 305 statewide, top 18%, 1,200 students, 68% FRL) — zoned schools average 68% FRL vs 49% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 20% district-wide (+14 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: Rents rising (+2.6%/yr); 135 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $398 of loan paydown is wiped out by about $2k 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 + 2.6% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $30k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• 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 $50,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.87% ✓
• Cap rate: 33.61%
• Cash-on-cash: 97.58%
• DSCR: 5.34
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 98.1%
• Equity multiple: 5.55×
• Total profit: $73,215
• Equity at exit: $8,573

10-year hold

• IRR: —
• Equity multiple: 11.41×
• Total profit: $167,666
• Equity at exit: $4,972

Cash invested: $16,100 (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 35216

• Rents YoY: 2.6%
• Active inventory: 135
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,223 high
• Mortgage (P&I): −$302
• Tax from tax record: −$122 /mo · $1,461/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $1,309

Break-even live

Break-even rent $566

Max offer price $57,500

Occupancy floor 36%

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4012 Lennox Rd Vestavia Hills, AL	3.0	2.5	1674	$2,765	$1.65	44d	1	0.08mi
4020 Lennox Rd Vestavia Hills, AL	3.0	2.5	1674	$2,665	$1.59	44d	1	0.09mi
2512 Christie Cir Vestavia Hills, AL	3.0	2.0	1951	$2,800	$1.44	44d	1	0.10mi
4429 Lennox Pl Unit 4415 Birmingham, AL	3.0	3.0	1645	$2,450	$1.49	19d	1	0.18mi
4429 Lennox Pl Unit 12 65 Birmingham, AL	3.0	3.0	1645	$2,450	$1.49	10d	1	0.18mi
4429 Lennox Pl Unit 4429 Birmingham, AL	3.0	3.0	1645	$2,450	$1.49	2d	1	0.18mi
3744 Spearman Dr Hoover, AL	3.0	2.0	1668	$1,850	$1.11	44d	1	0.21mi
3709 Stone Ridge Ter Hoover, AL	2.0	2.0	1535	$1,750	$1.14	2d	1	0.54mi
3741 Chestnut Ridge Ln Vestavia Hills, AL	1.0–3.0	1.0–2.0	1450	$1,450	$1.00	2d	61	0.58mi
3400 Chestnut Ridge Ln Birmingham, AL	2.0–3.0	2.0	1263	$1,675	$1.33	2d	8	0.62mi
3411 Cedar Crest Cir Hoover, AL	3.0	2.5	1336	$2,150	$1.61	2d	1	0.64mi
2149 Emerald Pointe Dr Birmingham, AL	1.0–3.0	1.0–1.5	885	$1,249	$1.41	24d	1	0.64mi
4248 Ashwood Cv Vestavia Hills, AL	3.0	2.5	1428	$1,850	$1.30	3d	1	0.72mi
601 Wildbrook Ln Hoover, AL	1.0–3.0	1.0–2.0	1340	$1,400	$1.04	2d	4	0.77mi
3454 Heather Ln Hoover, AL	4.0	3.0	2176	$2,600	$1.19	21d	1	0.79mi
1443 River Walk Cir Vestavia Hills, AL	3.0	2.5	1654	$1,895	$1.15	3d	1	0.84mi
6100 Rime Village Dr E Vestavia Hills, AL	1.0–2.0	1.5–2.0	1307	$1,446	$1.11	2d	10	0.88mi
2139 Rocky Ridge Ranch Rd Hoover, AL	1.0–3.0	1.0–2.0	1044	$1,489	$1.43	2d	4	0.94mi
3627 Cedarbrook Dr Hoover, AL	1.0–2.0	1.0–2.0	894	$1,070	$1.20	19d	1	1.06mi
990 Wisteria Pl Birmingham, AL	3.0	2.0	1450	$1,620	$1.12	2d	3	1.08mi
3565 Lorna Rd Hoover, AL	1.0–3.0	1.0–1.5	975	$1,100	$1.13	44d	1	1.10mi
2135 Centennial Dr Birmingham, AL	3.0	1.0–2.0	955	$1,250	$1.31	2d	21	1.17mi
2071 Alpine Vlg Birmingham, AL	1.0–3.0	1.0–2.0	1000	$1,195	$1.20	3d	9	1.25mi
3400 Treeline Ct Hoover, AL	1.0–3.0	1.0–2.0	950	$1,320	$1.39	21d	13	1.30mi
200 River Haven Ln Hoover, AL	1.0–3.0	1.5–2.5	1485	$1,802	$1.21	2d	32	1.37mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-04-17
   status Pending
2. 2026-04-08
   price $57,500
3. 2026-04-07
   historical Contingent
4. 2026-04-07
   status Active
5. 2026-03-19
   status Pending
6. 2026-02-24
   historical Contingent
7. 2026-02-14
   price $62,500
8. 2026-02-13
   status Active
9. 2026-01-27
   price $67,500
10. 2026-01-27
    historical Contingent
11. 2026-01-16
    price $75,500
12. 2025-12-20
    price $82,500
13. 2025-12-19
    status Active
14. 2025-12-02
    status Pending
15. 2025-10-21
    historical Contingent
16. 2025-10-01
    status Active
17. 2025-09-12
    historical
18. 2025-09-09
    listed $87,450 Active
19. 2022-03-15
    soldstatus $144,001
20. 2003-05-21
    soldstatus $95,000
21. 1996-05-29
    soldstatus $79,500
22. 1983-09-19
    soldstatus $70,541

ⓘ 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: $1,461 · $122/mo
• Projected year-2 tax: $1,461 · $122/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 1/10 Low
• 🌡 Heat 7/10 Severe 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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,680
• − Mortgage interest: −$3,221
• − Property taxes: −$1,461
• − Insurance: −$288
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − Depreciation: −$1,673
• Taxable income: $15,769
• Est. tax owed @ 24.0%: −$3,785
• After-tax cash flow: $11,926/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 — Hoover

• Score: 84/100
• State rank: #1
• US rank: #630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 527,445 people
• City population: 76,805
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 34,327
• Household income: $74,525
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1747.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Black 24% Hispanic / Latino 8% Asian 5% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Arabic 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: ▼ -259.83%
• Current HPI: 239.8705
• Rent YoY: ▲ 2.59%
• 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

-18.5% since first listed

22 events — show timeline

• 2026-04-17 Pending — Greater Alabama MLS
• 2026-04-08 Price Changed $57,500 Greater Alabama MLS
• 2026-04-07 Contingent — Greater Alabama MLS
• 2026-04-07 Relisted — Greater Alabama MLS
• 2026-03-19 Pending — Greater Alabama MLS
• 2026-02-24 Contingent — Greater Alabama MLS
• 2026-02-14 Price Changed $62,500 Greater Alabama MLS
• 2026-02-13 Relisted — Greater Alabama MLS
• 2026-01-27 Price Changed $67,500 Greater Alabama MLS
• 2026-01-27 Contingent — Greater Alabama MLS
• 2026-01-16 Price Changed $75,500 Greater Alabama MLS
• 2025-12-20 Price Changed $82,500 Greater Alabama MLS
• 2025-12-19 Relisted — Greater Alabama MLS
• 2025-12-02 Pending — Greater Alabama MLS
• 2025-10-21 Contingent — Greater Alabama MLS
• 2025-10-01 Relisted — Greater Alabama MLS
• 2025-09-12 Delisted — Greater Alabama MLS
• 2025-09-09 Listed $87,450 Greater Alabama MLS
• 2022-03-15 Sold (Public Records) $144,001 Public Records
• 2003-05-21 Sold (Public Records) $95,000 Public Records
• 1996-05-29 Sold (Public Records) $79,500 Public Records
• 1983-09-19 Sold (Public Records) $70,541 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,461 · +0.0% YoY. Source: county tax records.