Real Estate Investing in Leeds, Alabama (35094)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 35094 (Leeds, AL)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 12.9% of homes vacant — above national norms.
What’s happening in Leeds, AL (35094)?
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Market Analysis: 35094 Leeds
ZIP 35094 in Leeds, AL carries a notable set of headwinds. Home values near $261K and rents of $1,662/mo sit inside a market where underwriting has to be tight.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 35094 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader AL picture, 35094 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 35094 includes headwinds that any investor should price in. Income distribution skews lower than Leeds averages, and tenant stability requires active management.
Distressed ZIPs reward experience. healthy returns are possible in 35094, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Leeds:
Property Strategy for 35094
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $114,593 | $1,090 | 6.8% | +6.1% | $57,296 |
| 3BR | $237,065 | $1,360 | 4.1% | +6.8% | $79,022 |
| 4BR | $340,025 | $1,550 | 3.3% | +6.0% | $85,006 |
| 5BR | $442,415 | — | — | +5.7% | $88,483 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 35094 Compare?
| Metric | 35094 | Leeds | Birmingham-Hoover, AL | Alabama |
|---|---|---|---|---|
| Home Value | $260,743 | $260,743 | N/A | $231,003 |
| 5-Year CAGR | 4.6% | 4.6% | N/A | 5.6% |
| Avg Rent | $1,662 | $1,662 | N/A | - |
| Cap Rate | 5.0% | 5.0% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 35094 (Leeds, AL). Anonymous, moderated, never written by AI.
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Property managers serving Jefferson County
Manage rentals here? List your business →Signal Property Management serves Adamsville, Birmingham, Calera, East Lake, and Ensley, offering services for tenants and owners including rent payment and repair requests. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $260,743 |
| Monthly Rent | $1,662 |
| Price-to-Rent | 13.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.7% |
| Cap Rate | 5.0% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.0%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 35094
Population: 15,333
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 35094
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,604 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How should investors approach Leeds, AL?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Leeds, AL. The numbers - $261K homes against $1,662/mo rents - support that play.
How deep is the rental pool in Leeds, AL?
Leeds, AL offers a steady renter base at the $1,662/mo rent level. Tenant turnover is reasonable for well-managed properties.
How does Leeds, AL stack up for property investment?
Leeds, AL rates 3.0/5 for investability. With median values at $261K and rents near $1,662/mo, the market offers reasonable fundamentals for rental investors.
How quickly do rentals get leased in Leeds, AL?
Occupancy in Leeds, AL runs consistent with elevated vacancy. Well-priced units at $1,662/mo lease on reasonable timelines.
How do landlord-tenant laws work in Leeds, AL?
Rental owners in Leeds, AL deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 35094 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 35094 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 35094 ranks in Birmingham-Hoover, AL
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