5453 Robin Cir · Adamsville, AL 35005

$139,000

3 bd · 3.0 ba · 1,769 sqft · SingleFamily public records · 591 Days on market

Built 1965 0.38 ac lot $79/sqft · 23% below area Est $181k · 23% under

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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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.6/10.0
• Livability +2.6/5.0
• 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

This is a tenant occupied house located on a cul de sac. The tenant has been in the house since March of 2021.

Key facts

• 0.38 acre lot
• 2 garage spots
• Built 1965

🏷️ Possibly a rental listed for sale. The $139,000 price doesn't fit this home's estimated sale value (~$180,660) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/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 $133k (4.5% below list).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#522 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities 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.
• Market conditions: 59 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $961 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 591 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 591 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. Crime grade is F 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. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

• ARV (median comp): $180,660
• List price: $139,000
• Delta: -23.06%
• 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
5417 Storey Dr	0.09mi	4/2.5 (+1)	1,743 (-2%)	16mo	$206,000	$118	73
5509 Valleyview Trl	0.54mi	3/2.0	1,818 (+3%)	2mo	$229,900	$126	65
5106 Gary Kay St	0.53mi	4/3.0 (+1)	1,824 (+3%)	2mo	$87,000	$48	63
1533 1st St SE	0.57mi	3/2.0	1,748 (-1%)	8mo	$115,000	$66	61
5800 Longview Dr	0.42mi	4/2.0 (+1)	1,740 (-2%)	12mo	$189,000	$109	58
201 Mcallister St	0.35mi	4/2.0 (+1)	1,808 (+2%)	16mo	$145,000	$80	58
5305 Bellwood Dr	0.54mi	3/2.0	1,537 (-13%)	3mo	$179,200	$117	47
5425 Robin Cir	0.14mi	2/1.0 (-1)	1,570 (-11%)	21mo	$49,700	$32	44
1545 3rd St SE	0.60mi	3/1.0	1,578 (-11%)	6mo	$27,500	$17	41
1014 Union Grove Rd	0.71mi	3/2.0	1,590 (-10%)	15mo	$133,000	$84	34

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-15,138
• Equity at exit: $20,725

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-3,662
• Equity at exit: $12,018

Cash invested: $38,920 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$729
• Tax from tax record: −$146 /mo · $1,753/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $116

Break-even live

Break-even rent $1,181

Max offer price $139,000

Occupancy floor 86%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Spring St Adamsville, AL	4.0	2.5	2266	$1,450	$0.64	43d	1	0.66mi
933 Crestview Ln Adamsville, AL	3.0	1.5	1500	$1,285	$0.86	44d	1	0.69mi
5309 Hazelwood Rd Adamsville, AL	3.0	2.0	1526	$1,325	$0.87	1d	1	0.69mi
958 S Main St Graysville, AL	3.0	2.0	1330	$1,285	$0.97	43d	1	0.90mi
4213 Kendall Ave Adamsville, AL	4.0	2.0	1250	$1,225	$0.98	3d	1	1.37mi

Listing history 16 events

1. 2026-06-18
   days on market $139,000 Active 591 DOM
2. 2026-06-17
   days on market $139,000 Active 590 DOM
3. 2026-06-16
   days on market $139,000 Active 589 DOM
4. 2026-06-15
   days on market $139,000 Active 588 DOM
5. 2026-06-13
   days on market $139,000 Active 586 DOM
6. 2026-06-10
   days on market $139,000 Active 583 DOM
7. 2026-06-09
   days on market $139,000 Active 582 DOM
8. 2026-06-08
   days on market $139,000 Active 581 DOM
9. 2026-06-07
   days on market $139,000 Active 580 DOM
10. 2026-06-03
    days on market $139,000 Active 576 DOM
11. 2026-06-02
    days on market $139,000 Active 575 DOM
12. 2026-06-01
    days on market $139,000 Active 574 DOM
13. 2026-05-31
    days on market $139,000 Active 573 DOM
14. 2025-04-28
    status Active 110-char remark

    Show marketing remark (110 chars)

    This is a tenant occupied house located on a cul de sac. The tenant has been in the house since March of 2021.

15. 2025-04-14
    status Pending 110-char remark

    Show marketing remark (110 chars)

    This is a tenant occupied house located on a cul de sac. The tenant has been in the house since March of 2021.

16. 2024-10-21
    listed $139,000 Active 110-char remark

    Show marketing remark (110 chars)

    This is a tenant occupied house located on a cul de sac. The tenant has been in the house since March of 2021.

ⓘ 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: $1,753 · $146/mo
• Projected year-2 tax: $1,753 · $146/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,932
• − Mortgage interest: −$7,786
• − Property taxes: −$1,753
• − Insurance: −$695
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$4,044
• Taxable loss: −$895
• Est. tax savings @ 24.0%: +$215
• After-tax cash flow: $1,606/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 — Adamsville

• Score: 51/100
• State rank: #522
• US rank: #25480

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adamsville, AL
• City population: 10,982
• 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

3 events — show timeline

• 2025-04-28 Relisted — Greater Alabama MLS
• 2025-04-14 Pending — Greater Alabama MLS
• 2024-10-21 Listed $139,000 Greater Alabama MLS

Property tax history

+10.2%/yr

Latest (2025): $1,753 · +0.0% YoY. Source: county tax records.