300 School Rd · Mulga, AL 35005

$84,999

2 bd · 1.0 ba · 774 sqft · SingleFamily public records · 44 Days on market

Built 1975 8,712 sqft lot $110/sqft · at area comps Est $86k · at est.

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +8.1/15.0
• 1% rule +6.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.1/10.0

Listing remarks MLS

Amazing house in Adamsville with 2 bedrooms and 1 bathroom. A huge space with extra features for interior and exterior area.

Key facts

• Covered porch
• Renovated property
• Car port

Tags

• RENOVATED PROPERTY
• GRANITE COUNTERS
• COVERED PORCH
• CAR PORT
• STORAGE BUILDING
• FLAT LOT

Property features AI

Finance

• Other: Property in BAYVIEW subdivision; Parcel ID: 21-00-16-2-006-008.000; Lot size approximately 0.2 acres

Exterior

• Parking: Driveway parking; Off-street parking
• Utilities: Public water; Septic sewer; Electric water heater; Internet service availability unknown
• Home design: Existing property; Concrete/block construction
• Construction: Crawl space foundation
• Exterior features: No waterfront; No pool; No patio; No garden/patio; No decks; Lot is not in a flood plain; No notable lot view

Interior

• Kitchen: Solid surface countertops; Kitchen located on the main level
• Bedrooms: Two bedrooms, both on the main level
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: One full bathroom with tub/shower combo, on the main level
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceilings: other (see remarks); No other interior features listed
• Laundry & utility: Main-level laundry in a closet; Washer hookup available; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#467 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• 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: Adamsville Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 302 students, 83% FRL); Minor High School (math 4% / reading 8%, grade F, #275 of 305 statewide, top 90%, 915 students, 84% FRL) — zoned schools average 83% FRL vs 49% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 8% at this address vs 20% district-wide (-13 pts) — the specific schools serving this property underperform the Jefferson County average; the district grade overstates school quality for this exact location.
• Market conditions: 59 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.

Risks & watch-outs

• Climate carrying-cost: 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 $82,449 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 1.19% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.56%
• DSCR: 1.60
• GRM: 7.0

CMA / ARV

• ARV (median comp): $86,091
• List price: $84,999
• Delta: -1.27%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Front St	0.50mi	2/1.0	862 (+11%)	12mo	$85,000	$99	47

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $3,339
• Equity at exit: $12,674

10-year hold

• IRR: 13.1%
• Equity multiple: 2.05×
• Total profit: $24,883
• Equity at exit: $7,349

Cash invested: $23,800 (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 35005

• Home prices YoY: -3.9%
• Active inventory: 59
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,009 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$47 /mo · $565/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $269

Break-even live

Break-even rent $669

Max offer price $84,999

Occupancy floor 68%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
439 Lakeshore Cir Adamsville, AL	2.0	1.0	1023	$1,000	$0.98	43d	1	0.20mi
213 Front St Adamsville, AL	2.0	1.0	924	$1,000	$1.08	19d	1	0.56mi
4508 Maple Cir Adamsville, AL	3.0	1.0	975	$1,095	$1.12	3d	1	1.39mi

Listing history 19 events

1. 2026-06-18
   days on market $84,999 Active 44 DOM
2. 2026-06-17
   days on market $84,999 Active 43 DOM
3. 2026-06-16
   days on market $84,999 Active 42 DOM
4. 2026-06-15
   days on market $84,999 Active 41 DOM
5. 2026-06-13
   days on market $84,999 Active 39 DOM
6. 2026-06-10
   days on market $84,999 Active 36 DOM
7. 2026-06-09
   days on market $84,999 Active 35 DOM
8. 2026-06-08
   days on market $84,999 Active 34 DOM
9. 2026-06-07
   days on market $84,999 Active 33 DOM
10. 2026-06-03
    days on market $84,999 Active 29 DOM
11. 2026-06-02
    days on market $84,999 Active 28 DOM
12. 2026-06-01
    days on market $84,999 Active 27 DOM
13. 2026-05-31
    days on market $84,999 Active 26 DOM
14. 2026-05-05
    listed $84,999 Active 165-char remark
15. 2020-09-29
    soldstatus $85,500
16. 2020-09-25
    soldstatus $85,500 124-char remark

    Show marketing remark (124 chars)

    Amazing house in Adamsville with 2 bedrooms and 1 bathroom. A huge space with extra features for interior and exterior area.

17. 2020-07-21
    listed $85,500 124-char remark

    Show marketing remark (124 chars)

    Amazing house in Adamsville with 2 bedrooms and 1 bathroom. A huge space with extra features for interior and exterior area.

18. 2003-03-19
    soldstatus $40,000
19. 1993-12-01
    soldstatus $9,500

ⓘ 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: $565 · $47/mo
• Projected year-2 tax: $565 · $47/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,111
• − Mortgage interest: −$4,761
• − Property taxes: −$565
• − Insurance: −$425
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$2,473
• Taxable income: $1,949
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $2,760/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 — Mulga

• Score: 54/100
• State rank: #467
• US rank: #24018

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mulga, AL
• Population (ZIP): 8,143

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 38% Asian 2%
• Common ancestry: Serbian 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

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: ▼ -9.72%
• Current HPI: 237.5788
• 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

+794.7% since first listed

6 events — show timeline

• 2026-05-05 Listed $84,999 Greater Alabama MLS
• 2020-09-29 Sold (Public Records) $85,500 Public Records
• 2020-09-25 Sold (MLS) $85,500 Greater Alabama MLS
• 2020-07-21 Listed $85,500 Greater Alabama MLS
• 2003-03-19 Sold (Public Records) $40,000 Public Records
• 1993-12-01 Sold (Public Records) $9,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $565 · +0.0% YoY. Source: county tax records.