1319 Dogwood Rd · Adamsville, AL 35005

$129,900

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 35 Days on market

Built 1969 1.42 ac lot $118/sqft · 14% below area Est $151k · 14% 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 +19.5/30.0
• ARV discount +13.7/15.0
• DSCR +6.2/10.0
• 1% rule +4.5/10.0
• 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

Discover the charm and potential of this 1969-built home nestled in a quiet Adamsville neighborhood. Featuring 3 bedrooms and 2 bath, this all-brick residence offers a solid foundation and a spacious 1.42-acre lot, providing plenty of room for outdoor activities, gardening, or expansion. The generous backyard includes a deck perfect for entertaining family and friends. Ideally located in a peaceful setting while remaining close to local amenities, this property is a fantastic opportunity for those seeking a tranquil lifestyle with space to call their own.

Key facts

• All brick residence
• Generous backyard
• 1.42 acre lot

Tags

• QUIET ADAMSVILLE NEIGHBORHOOD
• ALL BRICK RESIDENCE
• SPACIOUS 1.42 ACRE LOT
• GENEROUS BACKYARD
• DECK FOR ENTERTAINING
• CLOSE TO LOCAL AMENITIES

Property features AI

Finance

• Other: Property located in the Robbins subdivision
• HOA & community: No association fee

Exterior

• Parking: Off-street parking
• Utilities: Public water; Septic system; Underground utilities; Electric water heater; Internet service available; Paved road access
• Home design: 4-side brick construction; Existing (previously built) property
• Construction: Crawl space foundation
• Exterior features: Open deck; Some trees on the lot; No waterfront; No pool; No patio or garden/patio

Interior

• Kitchen: Eating area; Laminate countertops; Dishwasher (built-in); Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central electric cooling
• Interior features: Ceilings: Other (see remarks); No attic; No loft; No split foyer; Not a tri-level or split level
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup; Has laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $148 ($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 $123k (5.1% below list).
• Recommended offer: $123k (5.1% below list) — sets the bar for 1% rule.

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: crime F, 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $898 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 35 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

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 $123,323 (5.1% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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 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?
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: 0.95% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (median comp): $150,636
• List price: $129,900
• Delta: -13.77%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2858 Valleyview Cir	0.73mi	3/2.0	1,056 (-4%)	19mo	$152,400	$144	39

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-11,618
• Equity at exit: $19,369

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $1,957
• Equity at exit: $11,231

Cash invested: $36,372 (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 35005

• Home prices YoY: -3.9%
• Active inventory: 59
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,233 high
• Mortgage (P&I): −$681
• Tax from tax record: −$90 /mo · $1,085/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $148

Break-even live

Break-even rent $1,045

Max offer price $129,900

Occupancy floor 83%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1411 Bucks Dr Adamsville, AL	3.0	1.0	1392	$1,331	$0.96	10d	1	0.21mi
2856 Valleyview Cir Adamsville, AL	3.0	1.0	962	$1,050	$1.09	44d	1	0.74mi
4985 Karen Ln Adamsville, AL	3.0	1.5	1008	$1,095	$1.09	23d	1	0.81mi
933 Crestview Ln Adamsville, AL	3.0	1.5	1500	$1,285	$0.86	44d	1	1.07mi
5616 Cruce Rd Adamsville, AL	3.0	1.0	1188	$1,200	$1.01	1d	1	1.16mi

Listing history 20 events

1. 2026-06-18
   days on market $129,900 Active 35 DOM
2. 2026-06-17
   days on market $129,900 Active 34 DOM
3. 2026-06-16
   days on market $129,900 Active 33 DOM
4. 2026-06-15
   days on market $129,900 Active 32 DOM
5. 2026-06-13
   days on market $129,900 Active 30 DOM
6. 2026-06-10
   days on market $129,900 Active 27 DOM
7. 2026-06-09
   days on market $129,900 Active 26 DOM
8. 2026-06-08
   days on market $129,900 Active 25 DOM
9. 2026-06-07
   days on market $129,900 Active 24 DOM
10. 2026-06-03
    days on market $129,900 Active 20 DOM
11. 2026-06-02
    days on market $129,900 Active 19 DOM
12. 2026-06-01
    days on market $129,900 Active 18 DOM
13. 2026-05-31
    days on market $129,900 Active 17 DOM
14. 2026-05-14
    listed $129,900 Active 561-char remark
15. 2017-01-13
    soldstatus $5,001,000
16. 2016-04-06
    soldstatus $12,676,500
17. 2015-06-09
    soldstatus $75,000
18. 2009-03-25
    soldstatus $67,000
19. 2009-03-16
    soldstatus $67,000
20. 1999-01-08
    soldstatus $68,000

ⓘ 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: $1,085 · $90/mo
• Projected year-2 tax: $1,085 · $90/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 4/10 Moderate
• 🌡 Heat 5/10 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: $14,799
• − Mortgage interest: −$7,276
• − Property taxes: −$1,085
• − Insurance: −$650
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$3,779
• Taxable loss: −$359
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $1,868/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

• 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

+91.0% since first listed

7 events — show timeline

• 2026-05-14 Listed $129,900 Greater Alabama MLS
• 2017-01-13 Sold (Public Records) $5,001,000 Public Records
• 2016-04-06 Sold (Public Records) $12,676,500 Public Records
• 2015-06-09 Sold (Public Records) $75,000 Public Records
• 2009-03-25 Sold (Public Records) $67,000 Public Records
• 2009-03-16 Sold (Public Records) $67,000 Public Records
• 1999-01-08 Sold (Public Records) $68,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $1,085 · +4.3% YoY. Source: county tax records.