102 Lakeview Dr · Remlap, AL 35126

$185,000

3 bd · 3.0 ba · 2,084 sqft · SingleFamily public records · 64 Days on market

Built 2002 1.00 ac lot $89/sqft · 16% below area Est $286k · 35% under $42/mo HOA · 2% of rent

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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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.1/10.0
• Rent growth +2.9/5.0
• Schools +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

YOUR PRIVATE MOUNTAIN RETREAT! Enjoy peaceful living on a quiet 1 +/-acre lot with scenic mountain views in the Woodhaven Lakes community. Residents have access to a private lake, community pool, tennis courts, playground, and hiking paths—ready for you to move in and start making memories!

Key facts

• Community pool
• Private lake
• Tennis courts

Tags

• MOUNTAIN VIEWS
• PRIVATE LAKE
• COMMUNITY POOL
• TENNIS COURTS
• PLAYGROUND
• HIKING PATHS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $185 ($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 $169k (8.8% below list).
• Recommended offer: $169k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.4% in Remlap — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Blount County (rural): math 20% / reading 45% proficiency, ranked #54 of 129 in AL (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 186 active listings in the ZIP; solid renter incomes; 13 units permitted in Blount County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Blount County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,734 (8.8% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.29%
• DSCR: 1.19
• GRM: 9.1

CMA / ARV

• ARV (median comp): $286,389
• List price: $185,000
• Delta: -35.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
254 Lakeview Dr	0.15mi	3/2.5	2,037 (-2%)	12mo	$380,000	$187	77
21 Lakeview Dr	0.08mi	3/2.0	2,167 (+4%)	16mo	$246,000	$114	72
86 Woodland Ave	0.19mi	3/2.0	2,058 (-1%)	16mo	$355,000	$172	71
95 Woodbine Dr	0.16mi	4/3.0 (+1)	2,216 (+6%)	14mo	$220,000	$99	65
8830 Lakeridge Ter	0.39mi	4/2.5 (+1)	2,031 (-2%)	21mo	$150,500	$74	53
6280 Lakewood Trl	0.62mi	4/2.0 (+1)	2,056 (-1%)	11mo	$249,900	$122	51
6268 Lakewood Trl	0.66mi	3/2.0	1,913 (-8%)	1mo	$234,000	$122	50
8975 W Jade Lake Rd	0.47mi	3/2.0	1,852 (-11%)	24mo	$330,000	$178	36
135 Woodhaven Ter	0.43mi	4/3.0 (+1)	2,392 (+15%)	22mo	$330,000	$138	32
199 Woodhaven Blvd	0.70mi	3/2.5	2,368 (+14%)	23mo	$270,000	$114	24

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-20,575
• Equity at exit: $27,584

10-year hold

• IRR: -3.8%
• Equity multiple: 0.76×
• Total profit: $-12,250
• Equity at exit: $15,995

Cash invested: $51,800 (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 35126

• Home prices YoY: -22.4%
• Rents YoY: 1.6%
• Active inventory: 186
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,687 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$77
• HOA: −$42
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $185

Break-even live

Break-even rent $1,453

Max offer price $185,000

Occupancy floor 84%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-18
   days on market $185,000 Active 64 DOM
2. 2026-06-17
   days on market $185,000 Active 63 DOM
3. 2026-06-16
   days on market $185,000 Active 62 DOM
4. 2026-06-15
   days on market $185,000 Active 61 DOM
5. 2026-06-13
   days on market $185,000 Active 59 DOM
6. 2026-06-10
   days on market $185,000 Active 56 DOM
7. 2026-06-09
   days on market $185,000 Active 55 DOM
8. 2026-06-08
   days on market $185,000 Active 54 DOM
9. 2026-06-07
   days on market $185,000 Active 53 DOM
10. 2026-06-05
    days on market $185,000 Active 50 DOM
11. 2026-06-03
    days on market $185,000 Active 49 DOM
12. 2026-06-02
    days on market $185,000 Active 48 DOM
13. 2026-06-01
    days on market $185,000 Active 47 DOM
14. 2026-05-31
    days on market $185,000 Active 46 DOM
15. 2026-05-18
    price $185,000 297-char remark

    Show marketing remark (297 chars)

    YOUR PRIVATE MOUNTAIN RETREAT! Enjoy peaceful living on a quiet 1 +/-acre lot with scenic mountain views in the Woodhaven Lakes community. Residents have access to a private lake, community pool, tennis courts, playground, and hiking paths—ready for you to move in and start making memories!

16. 2026-04-15
    listed $200,950 Active 297-char remark

    Show marketing remark (297 chars)

    YOUR PRIVATE MOUNTAIN RETREAT! Enjoy peaceful living on a quiet 1 +/-acre lot with scenic mountain views in the Woodhaven Lakes community. Residents have access to a private lake, community pool, tennis courts, playground, and hiking paths—ready for you to move in and start making memories!

17. 2019-03-22
    soldstatus $209,900 Sold 958-char remark

    Show marketing remark (958 chars)

    If you love the feel of the mountains, then welcome home! This beautiful home has 5 large bedrooms and 3 full baths! Kitchen is huge with lots of cabinets, updated stainless appliances and tile flooring. The basement has a large den with gas fireplace with plenty of room for entertaining. Bedroom/game room in the basement is large enough for a full size pool table. The heat pump is less than 10 years old and is all electric. New water heater was installed in 2018. Bathroom floors are new. A new roof will be installed prior to closing. Outside you will find the home has freshly painted decks, plenty of gorgeous trees and an amazing mountain view on approximately one acre! Enjoy the extensive privacy, the community pool, tennis courts, private lake, fishing, sauna/spa, playgrounds, and clubhouse. The fun here is endless! Oh, and don't forget about the great Blount County Schools! Appliances to remain with good offer (including washer and dryer).

18. 2019-03-22
    soldstatus $209,900

    Show marketing remark (958 chars)

    If you love the feel of the mountains, then welcome home! This beautiful home has 5 large bedrooms and 3 full baths! Kitchen is huge with lots of cabinets, updated stainless appliances and tile flooring. The basement has a large den with gas fireplace with plenty of room for entertaining. Bedroom/game room in the basement is large enough for a full size pool table. The heat pump is less than 10 years old and is all electric. New water heater was installed in 2018. Bathroom floors are new. A new roof will be installed prior to closing. Outside you will find the home has freshly painted decks, plenty of gorgeous trees and an amazing mountain view on approximately one acre! Enjoy the extensive privacy, the community pool, tennis courts, private lake, fishing, sauna/spa, playgrounds, and clubhouse. The fun here is endless! Oh, and don't forget about the great Blount County Schools! Appliances to remain with good offer (including washer and dryer).

19. 2019-03-16
    historical 958-char remark

    Show marketing remark (958 chars)

    If you love the feel of the mountains, then welcome home! This beautiful home has 5 large bedrooms and 3 full baths! Kitchen is huge with lots of cabinets, updated stainless appliances and tile flooring. The basement has a large den with gas fireplace with plenty of room for entertaining. Bedroom/game room in the basement is large enough for a full size pool table. The heat pump is less than 10 years old and is all electric. New water heater was installed in 2018. Bathroom floors are new. A new roof will be installed prior to closing. Outside you will find the home has freshly painted decks, plenty of gorgeous trees and an amazing mountain view on approximately one acre! Enjoy the extensive privacy, the community pool, tennis courts, private lake, fishing, sauna/spa, playgrounds, and clubhouse. The fun here is endless! Oh, and don't forget about the great Blount County Schools! Appliances to remain with good offer (including washer and dryer).

20. 2019-02-13
    historical Contingent 958-char remark

    Show marketing remark (958 chars)

    If you love the feel of the mountains, then welcome home! This beautiful home has 5 large bedrooms and 3 full baths! Kitchen is huge with lots of cabinets, updated stainless appliances and tile flooring. The basement has a large den with gas fireplace with plenty of room for entertaining. Bedroom/game room in the basement is large enough for a full size pool table. The heat pump is less than 10 years old and is all electric. New water heater was installed in 2018. Bathroom floors are new. A new roof will be installed prior to closing. Outside you will find the home has freshly painted decks, plenty of gorgeous trees and an amazing mountain view on approximately one acre! Enjoy the extensive privacy, the community pool, tennis courts, private lake, fishing, sauna/spa, playgrounds, and clubhouse. The fun here is endless! Oh, and don't forget about the great Blount County Schools! Appliances to remain with good offer (including washer and dryer).

21. 2019-02-07
    listed $209,900 Active 958-char remark

    Show marketing remark (958 chars)

    If you love the feel of the mountains, then welcome home! This beautiful home has 5 large bedrooms and 3 full baths! Kitchen is huge with lots of cabinets, updated stainless appliances and tile flooring. The basement has a large den with gas fireplace with plenty of room for entertaining. Bedroom/game room in the basement is large enough for a full size pool table. The heat pump is less than 10 years old and is all electric. New water heater was installed in 2018. Bathroom floors are new. A new roof will be installed prior to closing. Outside you will find the home has freshly painted decks, plenty of gorgeous trees and an amazing mountain view on approximately one acre! Enjoy the extensive privacy, the community pool, tennis courts, private lake, fishing, sauna/spa, playgrounds, and clubhouse. The fun here is endless! Oh, and don't forget about the great Blount County Schools! Appliances to remain with good offer (including washer and dryer).

22. 2005-08-11
    soldstatus $149,000
23. 2003-08-28
    soldstatus $149,000

ⓘ 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: $704 · $59/mo
• Projected year-2 tax: $759 · $63/mo
• Expected delta: +$54/yr (+$5/mo · 7.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,248
• − Mortgage interest: −$10,363
• − Property taxes: −$704
• − Insurance: −$925
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − HOA: −$504
• − Depreciation: −$5,382
• Taxable loss: −$870
• Est. tax savings @ 24.0%: +$209
• After-tax cash flow: $2,429/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: Blount County
• NCES district ID: 0100420
• Math proficiency: 20% ▼ -25.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $45,961
• Composite: 27.79/100
• National rank: #6891
• State rank: #54 of 129 in AL

Livability — Remlap

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

Census & demographics

• Census place: Remlap, AL
• County: Jefferson County · 527,445 people
• City population: 2,793
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 22,599
• Household income: $83,732
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 267.0

Population outlook (Blount County) Hauer SSP2

• Today (2025): 57,983 people
• By 2030: 57,405 · -1.0%
• By 2040: 55,602 · -4.1%
• By 2050: 53,393 · -7.9%
• By 2075: 48,248 · -16.8%
• By 2100: 44,190 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Black 28% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 5% Vietnamese 1% Chinese 0%

Political lean MEDSL · Blount

• 2024 margin: Solid R (+81.0) · D 9.2% · R 90.2%
• 2008→2024 swing: -11.5pp toward R · 2008: -69.5pp · 2024: -81.0pp
• All cycles: 2024: R+81.0 2020: R+80.0 2016: R+81.4 2012: R+74.1 2008: R+69.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.52%
• Current HPI: 188.6439
• Rent YoY: ▲ 1.61%
• 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

+24.2% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $185,000 Greater Alabama MLS
• 2026-04-15 Listed $200,950 Greater Alabama MLS
• 2019-03-22 Sold (Public Records) $209,900 Public Records
• 2019-03-22 Sold (MLS) $209,900 Greater Alabama MLS
• 2019-03-16 Delisted — Greater Alabama MLS
• 2019-02-13 Contingent — Greater Alabama MLS
• 2019-02-07 Listed $209,900 Greater Alabama MLS
• 2005-08-11 Sold (Public Records) $149,000 Public Records
• 2003-08-28 Sold (Public Records) $149,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $704 · -1.7% YoY. Source: county tax records.