8401 Lanewood Cir · Leeds, AL 35094

$254,900

4 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 133 Days on market

Built 1986 0.28 ac lot $245/sqft · 78% above area Est $254k · at est.

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Why this score? — see what drove the F 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 +8.2/30.0
• ARV discount +7.4/15.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 8401 Lanewood Circle! This beautiful 4-bedroom, 3-bath home offers comfort, style, and space for everyday living. The inviting living room features a stone fireplace with built-in shelving. The kitchen includes an eat-in area, stainless steel appliances, granite countertops, and a tile backsplash. Spacious primary suite. Step outside to the open porch overlooking the fenced backyard, perfect for entertaining or unwinding. Complete with a 1-car garage and additional storage building. Schedule your showing today!

Key facts

• 0.28 acre lot
• Garage
• Built 1986

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-303 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (34.9% below list).
• Recommended offer: $166k (34.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.2% in Leeds — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 60/100 on livability (#286 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools C-, crime D+, amenities F.
• Leeds City (suburban): math 20% / reading 45% proficiency, ranked #51 of 129 in AL (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 158 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 557 units permitted in St. Clair 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 $8k of value loss. Plan a longer hold.
• St. Clair County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $156k; list at $255k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,838 (34.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D 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: 0.65% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.98%
• DSCR: 0.82
• GRM: 12.8

CMA / ARV

• ARV (median comp): $254,054
• List price: $254,900
• Delta: 0.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8425 Lanewood Cir	0.09mi	3/2.0 (-1)	1,034 (-1%)	4mo	$160,000	$155	87
8409 Lanewood Cir	0.03mi	3/2.0 (-1)	1,050 (+1%)	9mo	$222,200	$212	84
1609 Ray St	0.35mi	3/2.0 (-1)	1,064 (+2%)	8mo	$80,000	$75	68
2025 Phillips Cir	0.38mi	3/2.0 (-1)	1,092 (+5%)	2mo	$210,000	$192	68
8148 Lyle Ave	0.20mi	3/1.0 (-1)	989 (-5%)	8mo	$179,900	$182	67
1900 Self St	0.41mi	3/1.0 (-1)	1,037 (-0%)	7mo	$175,500	$169	65
1824 Linden St	0.17mi	3/1.5 (-1)	1,080 (+4%)	21mo	$250,000	$231	61
8216 Franklin Ave	0.43mi	3/2.0 (-1)	1,048 (+1%)	16mo	$140,000	$134	60
8110 Skinner Ave	0.36mi	3/1.0 (-1)	1,172 (+13%)	1mo	$195,000	$166	52
8604 Blair St	0.72mi	3/1.5 (-1)	1,154 (+11%)	3mo	$198,000	$172	38
1801 Whitmire St	0.47mi	3/1.0 (-1)	1,188 (+14%)	18mo	$169,900	$143	30
8608 Blair St	0.74mi	3/1.0 (-1)	1,188 (+14%)	8mo	$210,000	$177	26

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.0%
• Equity multiple: 0.15×
• Total profit: $-60,684
• Equity at exit: $38,006

10-year hold

• IRR: -21.1%
• Equity multiple: -0.09×
• Total profit: $-77,980
• Equity at exit: $22,039

Cash invested: $71,372 (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 35094

• Home prices YoY: -9.7%
• Active inventory: 158
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,658 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$106
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-303

Break-even live

Break-even rent $2,042

Max offer price $201,332

Occupancy floor —

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1609 Ray St Leeds, AL	3.0	2.0	1064	$1,200	$1.13	2d	1	0.32mi
8665 Mohring Pl Leeds, AL	4.0	2.0	1459	$1,895	$1.30	1d	1	0.87mi
1400 Illinois St Leeds, AL	3.0	1.5	995	$1,200	$1.21	19d	1	1.10mi

Listing history 34 events

1. 2026-06-18
   days on market $254,900 Active 133 DOM
2. 2026-06-17
   days on market $254,900 Active 132 DOM
3. 2026-06-16
   days on market $254,900 Active 131 DOM
4. 2026-06-15
   days on market $254,900 Active 130 DOM
5. 2026-06-13
   days on market $254,900 Active 128 DOM
6. 2026-06-10
   days on market $254,900 Active 125 DOM
7. 2026-06-09
   days on market $254,900 Active 124 DOM
8. 2026-06-08
   days on market $254,900 Active 123 DOM
9. 2026-06-07
   days on market $254,900 Active 122 DOM
10. 2026-06-05
    days on market $254,900 Active 119 DOM
11. 2026-06-03
    days on market $254,900 Active 118 DOM
12. 2026-06-02
    days on market $254,900 Active 117 DOM
13. 2026-06-01
    days on market $254,900 Active 116 DOM
14. 2026-05-31
    days on market $254,900 Active 115 DOM
15. 2026-03-24
    price $254,900 527-char remark

    Show marketing remark (527 chars)

    Welcome to 8401 Lanewood Circle! This beautiful 4-bedroom, 3-bath home offers comfort, style, and space for everyday living. The inviting living room features a stone fireplace with built-in shelving. The kitchen includes an eat-in area, stainless steel appliances, granite countertops, and a tile backsplash. Spacious primary suite. Step outside to the open porch overlooking the fenced backyard, perfect for entertaining or unwinding. Complete with a 1-car garage and additional storage building. Schedule your showing today!

16. 2026-03-06
    price $259,900 527-char remark

    Show marketing remark (527 chars)

    Welcome to 8401 Lanewood Circle! This beautiful 4-bedroom, 3-bath home offers comfort, style, and space for everyday living. The inviting living room features a stone fireplace with built-in shelving. The kitchen includes an eat-in area, stainless steel appliances, granite countertops, and a tile backsplash. Spacious primary suite. Step outside to the open porch overlooking the fenced backyard, perfect for entertaining or unwinding. Complete with a 1-car garage and additional storage building. Schedule your showing today!

17. 2026-02-06
    listed $261,000 Active 527-char remark

    Show marketing remark (527 chars)

    Welcome to 8401 Lanewood Circle! This beautiful 4-bedroom, 3-bath home offers comfort, style, and space for everyday living. The inviting living room features a stone fireplace with built-in shelving. The kitchen includes an eat-in area, stainless steel appliances, granite countertops, and a tile backsplash. Spacious primary suite. Step outside to the open porch overlooking the fenced backyard, perfect for entertaining or unwinding. Complete with a 1-car garage and additional storage building. Schedule your showing today!

18. 2026-01-29
    historical $261,000 527-char remark

    Show marketing remark (527 chars)

    Welcome to 8401 Lanewood Circle! This beautiful 4-bedroom, 3-bath home offers comfort, style, and space for everyday living. The inviting living room features a stone fireplace with built-in shelving. The kitchen includes an eat-in area, stainless steel appliances, granite countertops, and a tile backsplash. Spacious primary suite. Step outside to the open porch overlooking the fenced backyard, perfect for entertaining or unwinding. Complete with a 1-car garage and additional storage building. Schedule your showing today!

19. 2024-01-21
    historical $1,550
20. 2024-01-12
    price $1,550
21. 2024-01-04
    price $1,600
22. 2023-12-28
    price $1,695
23. 2023-12-07
    price $1,795
24. 2023-11-29
    price $1,950
25. 2023-11-16
    price $2,000
26. 2023-11-04
    price $249,000
27. 2023-11-04
    listed $2,500
28. 2023-10-26
    price $254,000
29. 2023-07-24
    soldstatus $156,000
30. 2017-03-17
    soldstatus $131,000 Sold
31. 2017-03-17
    soldstatus $131,000
32. 2017-01-31
    historical Contingent
33. 2017-01-17
    price $148,500
34. 2016-11-29
    listed $154,500 Active

ⓘ 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: $1,248 · $104/mo
• Projected year-2 tax: $1,248 · $104/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,901
• − Mortgage interest: −$14,278
• − Property taxes: −$1,248
• − Insurance: −$2,072
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$7,415
• Taxable loss: −$8,297
• Est. tax savings @ 24.0%: +$1,991
• After-tax cash flow: $-1,648/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: Leeds City
• NCES district ID: 0100011
• Math proficiency: 20% ▼ -25.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $50,367
• Composite: 28.21/100
• National rank: #6803
• State rank: #51 of 129 in AL

Livability — Leeds

• Score: 60/100
• State rank: #286
• US rank: #18674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leeds, AL
• County: Jefferson County · 527,445 people
• City population: 14,854
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 14,854
• Household income: $74,625
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 248.0

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 94,158 people
• By 2030: 97,008 · +3.0%
• By 2040: 101,615 · +7.9%
• By 2050: 104,537 · +11.0%
• By 2075: 109,350 · +16.1%
• By 2100: 106,785 · +13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 12% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+64.1) · D 17.6% · R 81.7%
• 2008→2024 swing: -0.9pp no change · 2008: -63.2pp · 2024: -64.1pp
• All cycles: 2024: R+64.1 2020: R+64.0 2016: R+68.6 2012: R+66.1 2008: R+63.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.99%
• Current HPI: 223.9527
• Rent YoY: —
• 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

+65.0% since first listed

20 events — show timeline

• 2026-03-24 Price Changed $254,900 Greater Alabama MLS
• 2026-03-06 Price Changed $259,900 Greater Alabama MLS
• 2026-02-06 Listed $261,000 Greater Alabama MLS
• 2026-01-29 Coming Soon $261,000 Greater Alabama MLS
• 2024-01-21 Rental Removed $1,550 APPFOLIO
• 2024-01-12 Price Changed $1,550 APPFOLIO
• 2024-01-04 Price Changed $1,600 APPFOLIO
• 2023-12-28 Price Changed $1,695 APPFOLIO
• 2023-12-07 Price Changed $1,795 APPFOLIO
• 2023-11-29 Price Changed $1,950 APPFOLIO
• 2023-11-16 Price Changed $2,000 APPFOLIO
• 2023-11-04 Price Changed $249,000 Greater Alabama MLS
• 2023-11-04 Listed for Rent $2,500 APPFOLIO
• 2023-10-26 Price Changed $254,000 Greater Alabama MLS
• 2023-07-24 Sold (Public Records) $156,000 Public Records
• 2017-03-17 Sold (Public Records) $131,000 Public Records
• 2017-03-17 Sold (MLS) $131,000 Greater Alabama MLS
• 2017-01-31 Contingent — Greater Alabama MLS
• 2017-01-17 Price Changed $148,500 Greater Alabama MLS
• 2016-11-29 Listed $154,500 Greater Alabama MLS

Property tax history

+11.6%/yr

Latest (2024): $1,248 · +116.3% YoY. Source: county tax records.