329 Southern Hills Dr · Calera, AL 35040

$239,000

4 bd · 2.0 ba · 1,494 sqft · SingleFamily public records · 4 Days on market

Built 1991 0.41 ac lot $160/sqft · 16% above area Est $268k · 11% under

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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).

• Cash flow +15.8/30.0
• ARV discount +12.4/15.0
• DSCR +4.9/10.0
• Schools +3.9/10.0
• Rent growth +3.4/5.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located minutes from the interstate and shopping, this well-built split-level home offers space, functionality, and endless potential. Built in 1991, this property is ready for your personal touch and updates to make it truly shine. The main level features 3 bedrooms and 2 full baths, along with a comfortable layout perfect for everyday living. Downstairs, you will find two additional rooms, a full bath, laundry area, and a spacious 2 car garage. Situated on a large lot, the fenced backyard provides plenty of room to enjoy the outdoors, and the storage building will remain for added convenience. If you have been looking for a solid home with room to customize and add equity, this is your op

Key facts

• Storage building
• Large lot
• Split-level home

Tags

• SPLIT-LEVEL HOME
• FENCED BACKYARD
• STORAGE BUILDING
• LARGE LOT

Property features AI

Finance

• Financial info: Monthly garbage fee of $10
• HOA & community: No association fee

Exterior

• Parking: Side garage entry; Basement parking; Driveway parking; 2 total garage spaces (2 in basement)
• Utilities: Public water; Septic sewer; Electric water heater; Internet service available; Storm door
• Home design: Brick over foundation with wood siding; Basement foundation; Tri-level: no (split foyer present); Lot size about 0.41 acres; Subdivision: SOUTHERN HILLS
• Construction: Brick over foundation exterior; Wood siding; Basement construction (concrete block in basement areas)
• Exterior features: Fenced yard; Open deck; Storage building

Interior

• Kitchen: Solid surface countertops; Electric oven; Electric stove
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level; Walk-in closets
• Flooring: Carpet; Hardwood; Tile flooring
• Bathrooms: Three full bathrooms; Tub/shower combos
• Heating & cooling: Heat pump for heating and cooling; Ceiling fans
• Interior features: 9 ft. + ceilings; Recessed lighting; Electric fireplace with brick surround in the living room; Split foyer; Partial basement with both finished and unfinished areas; Pull-down attic
• Laundry & utility: Laundry in basement (closet); Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (18.5% below list).
• Recommended offer: $195k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.5% in Calera — 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 59/100 on livability (#325 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute F, health & safety F.
• Shelby County (suburban): math 30% / reading 58% proficiency, ranked #16 of 129 in AL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Calera Elementary (752 students, 64% FRL); Calera High (math 18% / reading 21%, grade F, #169 of 305 statewide, top 59%, 1,066 students, 59% FRL) — zoned schools average 62% FRL vs 26% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 44% district-wide (-24 pts) — the specific schools serving this property underperform the Shelby County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.7%/yr); 374 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,687 (18.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.81% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.96%
• DSCR: 1.09
• GRM: 10.2

CMA / ARV

• ARV (median comp): $268,037
• List price: $239,000
• Delta: -10.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Southern Hills Dr	0.03mi	3/2.0 (-1)	1,434 (-4%)	2mo	$290,000	$202	85
568 Southern Hills Dr	0.16mi	3/2.0 (-1)	1,429 (-4%)	5mo	$230,000	$161	76
269 Nottingham Dr	0.73mi	3/2.0 (-1)	1,476 (-1%)	1mo	$249,900	$169	58
904 Daventry Trl	0.57mi	3/2.0 (-1)	1,426 (-5%)	4mo	$230,000	$161	57
468 Daventry Cir	0.45mi	3/2.0 (-1)	1,435 (-4%)	13mo	$227,500	$159	56
420 Koslin Loop	0.74mi	4/2.0	1,497 (+0%)	14mo	$279,400	$187	54
923 Daventry Trl	0.61mi	3/2.0 (-1)	1,576 (+6%)	7mo	$239,000	$152	51
935 Daventry Trl	0.64mi	3/2.0 (-1)	1,341 (-10%)	4mo	$262,000	$195	45
928 Daventry Trl	0.64mi	3/2.0 (-1)	1,337 (-10%)	4mo	$236,000	$177	45
152 Rossburg Dr	0.57mi	3/2.0 (-1)	1,344 (-10%)	13mo	$241,000	$179	41
939 Daventry Trl	0.65mi	3/2.0 (-1)	1,337 (-10%)	9mo	$175,000	$131	40
182 Daventry Dr	0.53mi	3/2.0 (-1)	1,285 (-14%)	13mo	$238,000	$185	36

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 · 3.67% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-30,561
• Equity at exit: $35,636

10-year hold

• IRR: -2.7%
• Equity multiple: 0.81×
• Total profit: $-12,600
• Equity at exit: $20,664

Cash invested: $66,920 (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 35040

• Home prices YoY: -16.5%
• Rents YoY: 3.7%
• Active inventory: 374
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,947 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $109

Break-even live

Break-even rent $1,809

Max offer price $239,000

Occupancy floor 89%

Sensitivity live

Price	-10% $244	-5% $177	+0% $109	+5% $42	+10% $-26
Rent	-10% $-45	-5% $32	+0% $109	+5% $186	+10% $263
Rate	-1.0pp $230	-0.5pp $170	base $109	+0.5pp $47	+1.0pp $-16

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 King Richards Way Calera, AL	3.0	2.5	1804	$1,900	$1.05	4d	1	0.54mi
916 Daventry Trl Calera, AL	3.0	2.0	1331	$1,550	$1.16	2d	1	0.59mi
141 Union Station Dr Calera, AL	4.0	2.5	1800	$1,695	$0.94	24d	1	0.88mi
316 Union Station Dr Calera, AL	4.0	2.0	1620	$1,775	$1.10	44d	1	1.07mi
680 The Heights Ln Calera, AL	3.0	2.5	1397	$1,750	$1.25	2d	1	1.12mi
192 Stonecreek Pl Calera, AL	3.0	2.0	1220	$1,738	$1.42	4d	1	1.12mi
549 Waterstone Dr Montevallo, AL	3.0	2.0	1651	$1,601	$0.97	15d	1	1.13mi

Listing history 2 events

1. 2026-05-04
   status Pending 760-char remark
2. 2026-04-30
   listed $239,000 Active 760-char remark

ⓘ 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: $911 · $76/mo
• Projected year-2 tax: $980 · $82/mo
• Expected delta: +$69/yr (+$6/mo · 7.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,362
• − Mortgage interest: −$13,388
• − Property taxes: −$911
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$6,953
• Taxable loss: −$2,822
• Est. tax savings @ 24.0%: +$677
• After-tax cash flow: $1,987/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: Shelby County
• NCES district ID: 0103030
• Math proficiency: 30% ▼ -28.00%
• Reading proficiency: 58% ▲ 2.00%
• Median HH income: $66,672
• Composite: 39.29/100
• National rank: #3995
• State rank: #16 of 129 in AL

Livability — Calera

• Score: 59/100
• State rank: #325
• US rank: #19917

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Shelby County · 188,970 people
• City population: 19,304
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 19,304
• Household income: $84,554
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 388.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 59% Black 30% Hispanic / Latino 9% Two or more races 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Italian 1% Serbian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 91% English-only · Spanish 6% Arabic 1% Chinese 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: ▼ -43.58%
• Current HPI: 220.2843
• Rent YoY: ▲ 3.67%
• 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

+0.4% since first listed

4 events — show timeline

• 2026-06-05 Sold (Public Records) $240,000 Public Records
• 2026-05-28 Sold (MLS) $240,000 Greater Alabama MLS
• 2026-05-04 Pending — Greater Alabama MLS
• 2026-04-30 Listed $239,000 Greater Alabama MLS

Property tax history

+4.4%/yr

Latest (2025): $911 · +1.9% YoY. Source: county tax records.