209 Bayview Dr · Mulga, AL 35005

$36,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 105 Days on market

Built 1930 0.26 ac lot $44/sqft · 57% below area ↓ 13% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This 2 bedroom, 1 bath home in Adamsville sits on a large, flat yard with plenty of space to enjoy. Whether you want room for pets, a garden, or outdoor gatherings, this yard gives you lots of options. The home has great potential and is priced accordingly, making it a great opportunity for someone who wants to add their own touches. With a little updating, this could be a wonderful place to call home or a smart investment. If you've been looking for something affordable with space and possibilities, this one is worth a look.

Key facts

• Large flat yard
• Space for pets
• Outdoor gatherings

Tags

• LARGE FLAT YARD
• SPACE FOR PETS
• SPACE FOR A GARDEN
• OUTDOOR GATHERINGS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $37k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $37k).
• Recommended offer: $34k (9.0% 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: schools F, crime D-, 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; 2 comparable units currently listed for rent nearby; 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 $255 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $33,579 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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. 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: 2.71% ✓
• Cap rate: 23.10%
• Cash-on-cash: 60.03%
• DSCR: 3.67
• GRM: 3.1

CMA / ARV

• ARV (median comp): $86,044
• List price: $36,900
• Delta: -57.12%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Front St	0.15mi	2/1.0	862 (+3%)	12mo	$85,000	$99	78
116 Forest Ave	0.15mi	2/1.0	910 (+8%)	4mo	$64,000	$70	76
230 School Rd	0.29mi	1/1.0 (-1)	893 (+6%)	9mo	$39,000	$44	64

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: 58.8%
• Equity multiple: 3.61×
• Total profit: $26,967
• Equity at exit: $5,502

10-year hold

• IRR: 63.6%
• Equity multiple: 7.39×
• Total profit: $65,979
• Equity at exit: $3,190

Cash invested: $10,332 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$194
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $517

Break-even live

Break-even rent $346

Max offer price $36,900

Occupancy floor 43%

Sensitivity live

Price	-10% $538	-5% $527	+0% $517	+5% $506	+10% $496
Rent	-10% $438	-5% $477	+0% $517	+5% $556	+10% $596
Rate	-1.0pp $535	-0.5pp $526	base $517	+0.5pp $507	+1.0pp $498

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: $9,225
• Closing costs: $1,107
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Front St Adamsville, AL	2.0	1.0	924	$1,000	$1.08	20d	1	0.21mi
439 Lakeshore Cir Adamsville, AL	2.0	1.0	1023	$1,000	$0.98	44d	1	0.28mi

Listing history 21 events

1. 2026-06-18
   days on market $36,900 Active 105 DOM
2. 2026-06-17
   days on market $36,900 Active 104 DOM
3. 2026-06-16
   days on market $36,900 Active 103 DOM
4. 2026-06-15
   days on market $36,900 Active 102 DOM
5. 2026-06-13
   days on market $36,900 Active 100 DOM
6. 2026-06-10
   days on market $36,900 Active 97 DOM
7. 2026-06-09
   days on market $36,900 Active 96 DOM
8. 2026-06-08
   days on market $36,900 Active 95 DOM
9. 2026-06-07
   days on market $36,900 Active 94 DOM
10. 2026-06-03
    days on market $36,900 Active 90 DOM
11. 2026-06-02
    days on market $36,900 Active 89 DOM
12. 2026-06-01
    days on market $36,900 Active 88 DOM
13. 2026-05-31
    days on market $36,900 Active 87 DOM
14. 2026-05-15
    price $37,900 531-char remark

    Show marketing remark (531 chars)

    This 2 bedroom, 1 bath home in Adamsville sits on a large, flat yard with plenty of space to enjoy. Whether you want room for pets, a garden, or outdoor gatherings, this yard gives you lots of options. The home has great potential and is priced accordingly, making it a great opportunity for someone who wants to add their own touches. With a little updating, this could be a wonderful place to call home or a smart investment. If you've been looking for something affordable with space and possibilities, this one is worth a look.

15. 2026-04-30
    price $39,900 531-char remark

    Show marketing remark (531 chars)

    This 2 bedroom, 1 bath home in Adamsville sits on a large, flat yard with plenty of space to enjoy. Whether you want room for pets, a garden, or outdoor gatherings, this yard gives you lots of options. The home has great potential and is priced accordingly, making it a great opportunity for someone who wants to add their own touches. With a little updating, this could be a wonderful place to call home or a smart investment. If you've been looking for something affordable with space and possibilities, this one is worth a look.

16. 2026-04-24
    price $47,900 531-char remark

    Show marketing remark (531 chars)

    This 2 bedroom, 1 bath home in Adamsville sits on a large, flat yard with plenty of space to enjoy. Whether you want room for pets, a garden, or outdoor gatherings, this yard gives you lots of options. The home has great potential and is priced accordingly, making it a great opportunity for someone who wants to add their own touches. With a little updating, this could be a wonderful place to call home or a smart investment. If you've been looking for something affordable with space and possibilities, this one is worth a look.

17. 2026-04-16
    price $48,900 531-char remark

    Show marketing remark (531 chars)

    This 2 bedroom, 1 bath home in Adamsville sits on a large, flat yard with plenty of space to enjoy. Whether you want room for pets, a garden, or outdoor gatherings, this yard gives you lots of options. The home has great potential and is priced accordingly, making it a great opportunity for someone who wants to add their own touches. With a little updating, this could be a wonderful place to call home or a smart investment. If you've been looking for something affordable with space and possibilities, this one is worth a look.

18. 2026-03-26
    price $59,900 531-char remark

    Show marketing remark (531 chars)

    This 2 bedroom, 1 bath home in Adamsville sits on a large, flat yard with plenty of space to enjoy. Whether you want room for pets, a garden, or outdoor gatherings, this yard gives you lots of options. The home has great potential and is priced accordingly, making it a great opportunity for someone who wants to add their own touches. With a little updating, this could be a wonderful place to call home or a smart investment. If you've been looking for something affordable with space and possibilities, this one is worth a look.

19. 2026-03-20
    price $64,900 531-char remark

    Show marketing remark (531 chars)

    This 2 bedroom, 1 bath home in Adamsville sits on a large, flat yard with plenty of space to enjoy. Whether you want room for pets, a garden, or outdoor gatherings, this yard gives you lots of options. The home has great potential and is priced accordingly, making it a great opportunity for someone who wants to add their own touches. With a little updating, this could be a wonderful place to call home or a smart investment. If you've been looking for something affordable with space and possibilities, this one is worth a look.

20. 2026-03-05
    listed $69,900 Active 531-char remark

    Show marketing remark (531 chars)

    This 2 bedroom, 1 bath home in Adamsville sits on a large, flat yard with plenty of space to enjoy. Whether you want room for pets, a garden, or outdoor gatherings, this yard gives you lots of options. The home has great potential and is priced accordingly, making it a great opportunity for someone who wants to add their own touches. With a little updating, this could be a wonderful place to call home or a smart investment. If you've been looking for something affordable with space and possibilities, this one is worth a look.

21. 1997-11-03
    soldstatus $43,500

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $771 · $64/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 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: $12,000
• − Mortgage interest: −$2,067
• − Property taxes: −$771
• − Insurance: −$184
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,073
• Taxable income: $5,984
• Est. tax owed @ 24.0%: −$1,436
• After-tax cash flow: $4,766/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

-12.9% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $37,900 Greater Alabama MLS
• 2026-04-30 Price Changed $39,900 Greater Alabama MLS
• 2026-04-24 Price Changed $47,900 Greater Alabama MLS
• 2026-04-16 Price Changed $48,900 Greater Alabama MLS
• 2026-03-26 Price Changed $59,900 Greater Alabama MLS
• 2026-03-20 Price Changed $64,900 Greater Alabama MLS
• 2026-03-05 Listed $69,900 Greater Alabama MLS
• 1997-11-03 Sold (Public Records) $43,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $771 · +7.0% YoY. Source: county tax records.