every box on your DSCR floor, your Section 8 yield target, and your condition tolerance. priced 15% under last 90 days of comparable sales. this is the one-pager we'd hand you in your inbox tomorrow morning if you were a Pro user.
15% under the last 11 verified comps in your half-mile radius. lender-grade DSCR at standard 30-yr fixed at 7.5%. vouchered tenant pool available within 30 days per HUD office data. cosmetic-only rehab estimated.
tax assessment last revalued 2023 — confirm before close. insurance carriers in 38108 quoted between $1,140 and $1,310/yr; we used the median. roof age estimated 11 years from MLS photos — get inspection.
| line item | amount |
|---|---|
| list price | $112,400 |
| estimated rehab (cosmetic + roof reserve) | $6,430 |
| all-in basis | $118,830 |
| income | |
| HUD FMR (38108 · 3-br · FY26) | $1,485 / mo |
| market rent (Zillow Zestimate) | $1,420 / mo |
| market rent (Rentals.com median) | $1,510 / mo |
| verleon lease-comp model (n=8) | $1,495 / mo |
| underwriting rent (S8 voucher) | $1,485 / mo |
| operating expenses | |
| property taxes (Shelby Co · 2025 mill rate) | $118 / mo |
| insurance (median of 6 carriers · $1,250/yr) | $104 / mo |
| vacancy reserve (5%) | $74 / mo |
| management (8% gross) | $119 / mo |
| capex reserve (10-yr / age & systems model) | $178 / mo |
| repairs & maintenance | $74 / mo |
| total OpEx | $667 / mo |
| debt service · 30-yr fixed @ 7.5% · 80% LTV | |
| loan amount | $95,064 |
| monthly P&I | $664 / mo |
| annual debt service | $7,968 / yr |
| metric | value |
|---|---|
| net operating income (annual) | $9,816 |
| cap rate (on all-in basis) | 8.3% ✓ |
| cash-on-cash return (yr 1) | 7.8% ✓ |
| DSCR (NOI / annual debt service) | 1.23 ✓ |
| monthly cash flow (after debt + reserves) | +$154 ✓ |
| address | bd/ba | sqft | sold | $/sqft | distance |
|---|---|---|---|---|---|
| 4318 Hillshire Dr | 3/1 | 1,156 | $132,000 | $114 | 0.18 mi |
| 3902 Powell Ave | 3/2 | 1,240 | $141,500 | $114 | 0.21 mi |
| 4500 Glenwood Pl | 3/1 | 1,080 | $118,800 | $110 | 0.32 mi |
| 4612 Springdale St | 2/1 | 980 | $108,400 | $110 | 0.36 mi |
| 4101 Mt Olive Rd | 3/2 | 1,310 | $148,000 | $113 | 0.41 mi |
| median (n=11 incl. above) | — | 1,184 | $135,200 | $113 | — |
| subject @ list | 3/1 | 1,184 | $112,400 | $95 | — |
MLS Grid (listing) · HUD FMR FY26 (rent ceiling) · Shelby County tax rolls (2025) · 6 named carriers (insurance) · CoreLogic + Verleon comp engine (sales) · public photos + listing description (rehab AI scoring).
physical inspection, title work, pest/WDI, roof certification, lender pre-approval, formal appraisal, attorney review, neighborhood crime trend overlay (available in Pro+).