104 Cypress St · Hueytown, AL 35023

$139,000

3 bd · 1.0 ba · 836 sqft · SingleFamily public records · 69 Days on market

Built 1945 6,534 sqft lot $166/sqft · 39% above area Est $120k · 16% over

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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 +18.5/30.0
• DSCR +5.8/10.0
• Appreciation +4.7/10.0
• 1% rule +4.3/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.3/15.0

Listing remarks MLS

Check out this newly renovated, move in ready, low maintenance home in the heart of Hueytown, located on a quite street. This home has a vaulted ceiling in the living room with new recessed lighting throughout. New HVAC and new stainless steel appliances in the kitchen. This home also has new windows throughout. Enjoy looking over the fenced in back yard from the cover deck. Conveniently located, only a few minutes from local shopping, schools and interstate.

Key facts

• 6,534 sq ft lot
• Built 1945
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/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 $129k (7.0% below list).
• Recommended offer: $129k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 5.9% in Hueytown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 57/100 on livability (#378 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, 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.
• Zoned schools: Brighton School (math 5% / reading 15%, grade F, #566 of 627 statewide, top 90%, 365 students, 89% FRL); Pleasant Grove High School (math 0% / reading 18%, grade F, #260 of 305 statewide, top 85%, 729 students, 57% FRL) — zoned schools average 73% FRL vs 49% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 255 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $127 of equity ($961 loan paydown + $-834 appreciation (-0.6% local appreciation)).
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $63k; list at $139k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $129,208 (7.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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?
7. 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?
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 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: 0.93% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 9.0

CMA / ARV

• ARV (median comp): $119,903
• List price: $139,000
• Delta: 15.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Cedar St	0.09mi	2/1.0 (-1)	839 (+0%)	8mo	$54,000	$64	83
200 Woodward Dr	0.20mi	3/1.0	890 (+6%)	3mo	$102,000	$115	77
1589 Carver St	0.66mi	3/1.0	957 (+14%)	5mo	$120,000	$125	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.6% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.96×
• Total profit: $-1,413
• Equity at exit: $36,241

10-year hold

• IRR: 4.3%
• Equity multiple: 1.42×
• Total profit: $16,232
• Equity at exit: $40,398

Cash invested: $38,920 (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 35023

• Home prices YoY: -0.1%
• Rents YoY: 1.6%
• Active inventory: 255
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$729
• Tax from tax record: −$103 /mo · $1,234/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $131

Break-even live

Break-even rent $1,126

Max offer price $139,000

Occupancy floor 85%

Sensitivity live

Price	-10% $210	-5% $170	+0% $131	+5% $92	+10% $52
Rent	-10% $29	-5% $80	+0% $131	+5% $182	+10% $233
Rate	-1.0pp $201	-0.5pp $166	base $131	+0.5pp $95	+1.0pp $58

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Pine St Bessemer, AL	3.0	2.0	1000	$1,200	$1.20	45d	1	0.19mi
200 Woodward Dr Bessemer, AL	3.0	1.0	900	$1,123	$1.25	3d	1	0.20mi
1565 Miles St Dolomite, AL	3.0	2.0	1120	$1,175	$1.05	18d	1	0.50mi
200 Love St Bessemer, AL	2.0	1.0	675	$1,100	$1.63	45d	1	1.42mi
605 10th Ave Birmingham, AL	3.0	1.0	1060	$850	$0.80	45d	1	1.42mi

Listing history 17 events

1. 2026-06-22
   days on market $139,000 Active 69 DOM
2. 2026-06-18
   days on market $139,000 Active 66 DOM
3. 2026-06-17
   days on market $139,000 Active 65 DOM
4. 2026-06-16
   days on market $139,000 Active 64 DOM
5. 2026-06-15
   days on market $139,000 Active 63 DOM
6. 2026-06-13
   days on market $139,000 Active 61 DOM
7. 2026-06-10
   days on market $139,000 Active 58 DOM
8. 2026-06-09
   days on market $139,000 Active 57 DOM
9. 2026-06-08
   days on market $139,000 Active 56 DOM
10. 2026-06-07
    days on market $139,000 Active 55 DOM
11. 2026-06-03
    days on market $139,000 Active 51 DOM
12. 2026-06-02
    days on market $139,000 Active 50 DOM
13. 2026-06-01
    days on market $139,000 Active 49 DOM
14. 2026-05-31
    days on market $139,000 Active 48 DOM
15. 2026-04-13
    listed $139,000 Active 463-char remark

    Show marketing remark (463 chars)

    Check out this newly renovated, move in ready, low maintenance home in the heart of Hueytown, located on a quite street. This home has a vaulted ceiling in the living room with new recessed lighting throughout. New HVAC and new stainless steel appliances in the kitchen. This home also has new windows throughout. Enjoy looking over the fenced in back yard from the cover deck. Conveniently located, only a few minutes from local shopping, schools and interstate.

16. 2026-04-10
    historical $139,000 463-char remark

    Show marketing remark (463 chars)

    Check out this newly renovated, move in ready, low maintenance home in the heart of Hueytown, located on a quite street. This home has a vaulted ceiling in the living room with new recessed lighting throughout. New HVAC and new stainless steel appliances in the kitchen. This home also has new windows throughout. Enjoy looking over the fenced in back yard from the cover deck. Conveniently located, only a few minutes from local shopping, schools and interstate.

17. 2022-04-25
    soldstatus $62,700

ⓘ 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: $1,234 · $103/mo
• Projected year-2 tax: $1,234 · $103/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,505
• − Mortgage interest: −$7,786
• − Property taxes: −$1,234
• − Insurance: −$695
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$4,044
• Taxable loss: −$735
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $1,749/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 — Hueytown

• Score: 57/100
• State rank: #378
• US rank: #21611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hueytown, AL
• County: Jefferson County · 527,445 people
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 25,533
• Household income: $69,863
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 247.0

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 58% Black 30% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▼ -0.60%
• Current HPI: 389.38
• Rent YoY: ▲ 1.60%
• 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

+121.7% since first listed

3 events — show timeline

• 2026-04-13 Listed $139,000 Greater Alabama MLS
• 2026-04-10 Coming Soon $139,000 Greater Alabama MLS
• 2022-04-25 Sold (Public Records) $62,700 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,234 · +0.0% YoY. Source: county tax records.