636 Wenonah Way · Warrior, AL 35091

$272,900

4 bd · 2.0 ba · 1,497 sqft · SingleFamily · 124 Days on market

Built 2026 6,751 sqft lot $182/sqft · at area comps Est $277k · at est. $74/mo HOA · 4% 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
• ARV discount +8.2/15.0
• Cash flow +6.8/30.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +1.8/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Ask about our interest rates, paid closing cost and easily added options. The spacious Freeport offers 4 bedrooms and 2 bathrooms in 1,497 square feet – all on one level. It also features a two-car garage. The chef-inspired kitchen has an oversized breakfast island and a pantry, then opens onto a spacious great room. The expansive Bedroom One features a luxurious bathroom with a walk-in shower, double vanities, and an oversized walk-in closet. The additional bedrooms all offer generous closets, a laundry room and linen closet completes the plan. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders' warranty. Your new home also includes our smart home technology package!

Key facts

• Spacious great room
• Walk-in shower
• Double vanities

Tags

• CHEF-INSPIRED KITCHEN
• OVERSIZED BREAKFAST ISLAND
• SPACIOUS GREAT ROOM
• LUXURIOUS BATHROOM
• WALK-IN SHOWER
• DOUBLE VANITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $273k.

Deal economics

• At list price, monthly cash flow is $-426 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (28.8% below list).
• Recommended offer: $194k (28.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#360 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D, amenities 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; 2 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 $29k of equity ($2k loan paydown + $27k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $194,226 (28.8% 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 124 days. Have you received any prior offers? Is the seller open to a 29% 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. 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.71% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.68%
• DSCR: 0.70
• GRM: 11.7

CMA / ARV

• ARV (median comp): $277,190
• List price: $272,900
• Delta: -1.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
631 Wenonah Way	0.04mi	4/2.0	1,497 (0%)	3mo	$279,900	$187	96
655 Wenonah Way	0.06mi	4/2.0	1,497 (0%)	7mo	$271,000	$181	92
639 Wenonah Way	0.03mi	3/2.0 (-1)	1,272 (-15%)	5mo	$265,900	$209	64
663 Wenonah Way	0.04mi	3/2.0 (-1)	1,272 (-15%)	9mo	$267,400	$210	61

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: 19.6%
• Equity multiple: 2.59×
• Total profit: $121,599
• Equity at exit: $245,850

10-year hold

• IRR: 18.0%
• Equity multiple: 5.97×
• Total profit: $379,552
• Equity at exit: $530,185

Cash invested: $76,412 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,942 medium
• Mortgage (P&I): −$1,431
• Tax est. 1.5%: −$341 /mo · $4,094/yr
• Insurance: −$114
• HOA: −$74
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-426

Break-even live

Break-even rent $2,481

Max offer price $211,320

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: $68,225
• Closing costs: $8,187
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
632 Wenonah WAY Kimberly, AL	4.0	2.0	1774	$1,995	$1.12	10d	1	0.03mi
304 Owens St Warrior, AL	3.0	2.0	1081	$1,350	$1.25	44d	1	0.96mi

HOA detail

• Monthly dues: $74 · $888/yr

Listing history 21 events

1. 2026-06-18
   days on market $272,900 Active 124 DOM
2. 2026-06-17
   price $272,900 Active 123 DOM
3. 2026-06-17
   days on market $282,900 Active 123 DOM
4. 2026-06-16
   days on market $282,900 Active 122 DOM
5. 2026-06-15
   days on market $282,900 Active 121 DOM
6. 2026-06-13
   days on market $282,900 Active 119 DOM
7. 2026-06-10
   days on market $282,900 Active 116 DOM
8. 2026-06-09
   days on market $282,900 Active 115 DOM
9. 2026-06-08
   days on market $282,900 Active 114 DOM
10. 2026-06-07
    days on market $282,900 Active 113 DOM
11. 2026-06-03
    days on market $282,900 Active 109 DOM
12. 2026-06-02
    days on market $282,900 Active 108 DOM
13. 2026-06-01
    days on market $282,900 Active 107 DOM
14. 2026-05-31
    days on market $282,900 Active 106 DOM
15. 2026-05-11
    price $289,900 737-char remark

    Show marketing remark (737 chars)

    Ask about our interest rates, paid closing cost and easily added options. The spacious Freeport offers 4 bedrooms and 2 bathrooms in 1,497 square feet – all on one level. It also features a two-car garage. The chef-inspired kitchen has an oversized breakfast island and a pantry, then opens onto a spacious great room. The expansive Bedroom One features a luxurious bathroom with a walk-in shower, double vanities, and an oversized walk-in closet. The additional bedrooms all offer generous closets, a laundry room and linen closet completes the plan. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders' warranty. Your new home also includes our smart home technology package!

16. 2026-05-09
    price $297,250 737-char remark

    Show marketing remark (737 chars)

    Ask about our interest rates, paid closing cost and easily added options. The spacious Freeport offers 4 bedrooms and 2 bathrooms in 1,497 square feet – all on one level. It also features a two-car garage. The chef-inspired kitchen has an oversized breakfast island and a pantry, then opens onto a spacious great room. The expansive Bedroom One features a luxurious bathroom with a walk-in shower, double vanities, and an oversized walk-in closet. The additional bedrooms all offer generous closets, a laundry room and linen closet completes the plan. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders' warranty. Your new home also includes our smart home technology package!

17. 2026-05-08
    status Active 737-char remark

    Show marketing remark (737 chars)

    Ask about our interest rates, paid closing cost and easily added options. The spacious Freeport offers 4 bedrooms and 2 bathrooms in 1,497 square feet – all on one level. It also features a two-car garage. The chef-inspired kitchen has an oversized breakfast island and a pantry, then opens onto a spacious great room. The expansive Bedroom One features a luxurious bathroom with a walk-in shower, double vanities, and an oversized walk-in closet. The additional bedrooms all offer generous closets, a laundry room and linen closet completes the plan. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders' warranty. Your new home also includes our smart home technology package!

18. 2026-05-04
    status Pending 737-char remark

    Show marketing remark (737 chars)

    Ask about our interest rates, paid closing cost and easily added options. The spacious Freeport offers 4 bedrooms and 2 bathrooms in 1,497 square feet – all on one level. It also features a two-car garage. The chef-inspired kitchen has an oversized breakfast island and a pantry, then opens onto a spacious great room. The expansive Bedroom One features a luxurious bathroom with a walk-in shower, double vanities, and an oversized walk-in closet. The additional bedrooms all offer generous closets, a laundry room and linen closet completes the plan. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders' warranty. Your new home also includes our smart home technology package!

19. 2026-04-07
    price $279,900 737-char remark

    Show marketing remark (737 chars)

    Ask about our interest rates, paid closing cost and easily added options. The spacious Freeport offers 4 bedrooms and 2 bathrooms in 1,497 square feet – all on one level. It also features a two-car garage. The chef-inspired kitchen has an oversized breakfast island and a pantry, then opens onto a spacious great room. The expansive Bedroom One features a luxurious bathroom with a walk-in shower, double vanities, and an oversized walk-in closet. The additional bedrooms all offer generous closets, a laundry room and linen closet completes the plan. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders' warranty. Your new home also includes our smart home technology package!

20. 2026-03-31
    price $285,900 737-char remark

    Show marketing remark (737 chars)

    Ask about our interest rates, paid closing cost and easily added options. The spacious Freeport offers 4 bedrooms and 2 bathrooms in 1,497 square feet – all on one level. It also features a two-car garage. The chef-inspired kitchen has an oversized breakfast island and a pantry, then opens onto a spacious great room. The expansive Bedroom One features a luxurious bathroom with a walk-in shower, double vanities, and an oversized walk-in closet. The additional bedrooms all offer generous closets, a laundry room and linen closet completes the plan. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders' warranty. Your new home also includes our smart home technology package!

21. 2026-02-10
    listed $287,400 Active 737-char remark

    Show marketing remark (737 chars)

    Ask about our interest rates, paid closing cost and easily added options. The spacious Freeport offers 4 bedrooms and 2 bathrooms in 1,497 square feet – all on one level. It also features a two-car garage. The chef-inspired kitchen has an oversized breakfast island and a pantry, then opens onto a spacious great room. The expansive Bedroom One features a luxurious bathroom with a walk-in shower, double vanities, and an oversized walk-in closet. The additional bedrooms all offer generous closets, a laundry room and linen closet completes the plan. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders' warranty. Your new home also includes our smart home technology package!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,307
• − Mortgage interest: −$15,287
• − Property taxes: −$4,094
• − Insurance: −$1,364
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − HOA: −$888
• − Depreciation: −$7,939
• Taxable loss: −$9,994
• Est. tax savings @ 24.0%: +$2,398
• After-tax cash flow: $-2,708/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 — Warrior

• Score: 58/100
• State rank: #360
• US rank: #21085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+0.9% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $289,900 Greater Alabama MLS
• 2026-05-09 Price Changed $297,250 Greater Alabama MLS
• 2026-05-08 Relisted — Greater Alabama MLS
• 2026-05-04 Pending — Greater Alabama MLS
• 2026-04-07 Price Changed $279,900 Greater Alabama MLS
• 2026-03-31 Price Changed $285,900 Greater Alabama MLS
• 2026-02-10 Listed $287,400 Greater Alabama MLS