305 Nancy Ln · Adger, AL 35006

$82,000

3 bd · 1.0 ba · 900 sqft · SingleFamily · 7 Days on market

2.00 ac lot Est $68k · 21% over · waterfront ↓ 45% since listing

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Why this score? — see what drove the C 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 +25.0/30.0
• Appreciation +10.0/10.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to your waterfront dream escape! This unique 3-bedroom, 1-bath loft-style home sits perched above a classic boathouse right on the beautiful Warrior River—offering views, vibes, and a lifestyle you won’t find anywhere else! Inside, you’ll love the open-concept layout with rustic charm, and panoramic river views from every room. The living area is perfect for relaxing after a long day on the water. The boathouse has plenty of room with 2 boat slips with lifts. There is plenty of decking to soak in the sun, and room to fish, float, or just kick back and watch the sunset dance on the river. Need storage? There are 2 storage buildings located on the property! The home is on a leased lot through Minor Leasing. Buyer must pass background/credit check with landowner. Whether you’re looking for a weekend retreat or full time river life, this one is a rare catch! Don't let it slip away, schedule your showing today!

Key facts

• Updated electrical
• Riverfront property
• Mechanical lifts

Tags

• RIVERFRONT PROPERTY
• UPDATED PLUMBING
• UPDATED ELECTRICAL
• BREATHTAKING RIVER VIEWS
• TWO BOAT SLIPS
• MECHANICAL LIFTS

Property features AI

Exterior

• Parking: No dedicated parking
• Utilities: Septic tank
• Home design: Single-family residence; Residential property
• Construction: Aluminum siding; Wood siding; Metal roof
• Exterior features: Boat slip; Seawall; Riverfront; Waterfront property

Interior

• Kitchen: Microwave; Refrigerator; Electric Range
• Flooring: Carpet; Laminate
• Heating & cooling: Window unit cooling; Electric heating; Wall furnace
• Interior features: Boat House listed as an additional structure; Deck
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($945 rent vs $82k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Jefferson County International Baccalaureate School (math 30% / reading 97%, grade B+, #6 of 257 statewide, top 2%, 306 students, 47% FRL) — zoned schools at 47% FRL track the district average.
• Zoned-school proficiency averages 64% at this address vs 20% district-wide (+43 pts) — the actual schools serving this property are materially stronger than the Jefferson County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 30 active listings in the ZIP; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($567 loan paydown + $8k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; list at $82k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $82,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
4. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
5. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.40%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $68,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Nancy Ln	0.15mi	3/1.0	900 (0%)	10mo	$50,000	$56	84

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: 28.6%
• Equity multiple: 3.26×
• Total profit: $51,932
• Equity at exit: $73,872

10-year hold

• IRR: 24.9%
• Equity multiple: 7.42×
• Total profit: $147,366
• Equity at exit: $159,308

Cash invested: $22,960 (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 35006

• Home prices YoY: 31.5%
• Active inventory: 30
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $945 medium
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $113

Break-even live

Break-even rent $801

Max offer price $82,000

Occupancy floor 83%

Sensitivity live

Price	-10% $170	-5% $142	+0% $113	+5% $85	+10% $57
Rent	-10% $39	-5% $76	+0% $113	+5% $151	+10% $188
Rate	-1.0pp $155	-0.5pp $134	base $113	+0.5pp $92	+1.0pp $70

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $82,000 Active 7 DOM
2. 2026-06-17
   days on market $82,000 Active 6 DOM
3. 2026-06-16
   days on market $82,000 Active 5 DOM
4. 2026-06-15
   days on market $82,000 Active 4 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $82,000 Active 2 DOM

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,339
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$1,208
• − Repairs & maintenance: −$907
• − Management: −$907
• − Depreciation: −$2,385
• Taxable income: $108
• Est. tax owed @ 24.0%: −$26
• After-tax cash flow: $1,334/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 — Adger

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,599

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 (87%)
• Race & ethnicity: White 87% Black 10% Two or more races 2%
• Common ancestry: Italian 5% Lithuanian 2% Serbian 1%
• Foreign-born: 0% · Canada

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: ▲ 51.65%
• Current HPI: 215.74
• 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

-45.3% since first listed

18 events — show timeline

• 2026-06-11 Listed $82,000 Walker County Area MLS
• 2025-08-12 Sold (MLS) $50,000 Greater Alabama MLS
• 2025-07-24 Contingent — Greater Alabama MLS
• 2025-07-22 Price Changed $59,900 Greater Alabama MLS
• 2025-07-15 Listed $65,000 Greater Alabama MLS
• 2025-05-20 Price Changed $65,000 Greater Alabama MLS
• 2024-10-08 Contingent — Walker County Area MLS
• 2024-09-27 Price Changed $65,000 Walker County Area MLS
• 2024-08-28 Price Changed $75,000 Walker County Area MLS
• 2024-07-30 Price Changed $85,000 Walker County Area MLS
• 2024-06-24 Listed $99,000 Walker County Area MLS
• 2024-05-13 Price Changed $99,000 Walker County Area MLS
• 2024-03-07 Price Changed $108,000 Walker County Area MLS
• 2024-02-08 Price Changed $115,000 Walker County Area MLS
• 2023-11-25 Relisted — Walker County Area MLS
• 2023-10-13 Price Changed $125,000 Walker County Area MLS
• 2023-07-31 Price Changed $139,000 Walker County Area MLS
• 2023-05-03 Listed $150,000 Walker County Area MLS