204 Garth Dr · Adamsville, AL 35005

$59,900

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 212 Days on market

Built 1950 0.30 ac lot $73/sqft · 38% below area

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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 +2.6/5.0
• 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

Short Sale Opportunity! Very Cute & Cozy 3-bedroom, 2-bath home in Adamsville, AL! Whether you're a first-time homeowner or an investor looking for a low maintenance, high-return property, this one deserves a spot on your list. Spacious bedrooms throughout, with a private full bath in the primary suite. The open living area flows directly into the dining room, creating an inviting space perfect for everyday living or entertaining. For investors, this home is a solid buy-and-hold opportunity that meets the 1% rule, with average rents in the area between $1,250–$1,300/month. Also a great fit for Section 8, offering consistent rental income potential. The home features modern finishes, sleek flooring, updated fixtures, and a functional kitchen with generous cabinet and counter space. Outside, enjoy a well-kept yard, ideal for relaxing or hosting guests. Located near schools, shopping, and dining! 204 Garth is move-in ready, affordable, and full of potential!

Key facts

• Functional kitchen
• Near schools
• Well-kept yard

Tags

• PRIVATE FULL BATH
• OPEN LIVING AREA
• FUNCTIONAL KITCHEN
• WELL-KEPT YARD
• NEAR SCHOOLS
• NEAR SHOPPING

🏷️ Possibly a rental listed for sale. The $59,900 price doesn't fit this home's estimated sale value (~$122,519) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 6.5% in Adamsville — 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 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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 1950 — 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: 1.73% ✓
• Cap rate: 14.71%
• Cash-on-cash: 30.06%
• DSCR: 2.34
• GRM: 4.8

CMA / ARV

• ARV (median comp): $122,519
• List price: $59,900
• Delta: -51.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Howard Ave	0.45mi	3/2.0 (+1)	808 (-2%)	5mo	$126,000	$156	62

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: 24.7%
• Equity multiple: 2.02×
• Total profit: $17,061
• Equity at exit: $8,931

10-year hold

• IRR: 32.5%
• Equity multiple: 3.94×
• Total profit: $49,340
• Equity at exit: $5,179

Cash invested: $16,772 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,035 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$58 /mo · $702/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $420

Break-even live

Break-even rent $503

Max offer price $59,900

Occupancy floor 54%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Mountain St Adamsville, AL	3.0	2.0	1027	$999	$0.97	43d	1	0.46mi
5308 Adams Ave Adamsville, AL	3.0	2.0	816	$1,195	$1.46	23d	1	0.50mi
3 Russell Dr Adamsville, AL	3.0	2.0	1028	$875	$0.85	19d	1	0.83mi
3716 Main St Adamsville, AL	2.0	1.0	1058	$896	$0.85	16d	1	1.13mi

Listing history 26 events

1. 2026-06-18
   days on market $59,900 Active 212 DOM
2. 2026-06-17
   days on market $59,900 Active 211 DOM
3. 2026-06-16
   days on market $59,900 Active 210 DOM
4. 2026-06-15
   days on market $59,900 Active 209 DOM
5. 2026-06-13
   days on market $59,900 Active 207 DOM
6. 2026-06-10
   days on market $59,900 Active 204 DOM
7. 2026-06-09
   days on market $59,900 Active 203 DOM
8. 2026-06-08
   days on market $59,900 Active 202 DOM
9. 2026-06-07
   days on market $59,900 Active 201 DOM
10. 2026-06-03
    days on market $59,900 Active 197 DOM
11. 2026-06-02
    days on market $59,900 Active 196 DOM
12. 2026-06-01
    days on market $59,900 Active 195 DOM
13. 2026-05-31
    days on market $59,900 Active 194 DOM
14. 2026-05-05
    price $59,900 981-char remark

    Show marketing remark (981 chars)

    Short Sale Opportunity! Very Cute & Cozy 3-bedroom, 2-bath home in Adamsville, AL! Whether you're a first-time homeowner or an investor looking for a low maintenance, high-return property, this one deserves a spot on your list. Spacious bedrooms throughout, with a private full bath in the primary suite. The open living area flows directly into the dining room, creating an inviting space perfect for everyday living or entertaining. For investors, this home is a solid buy-and-hold opportunity that meets the 1% rule, with average rents in the area between $1,250–$1,300/month. Also a great fit for Section 8, offering consistent rental income potential. The home features modern finishes, sleek flooring, updated fixtures, and a functional kitchen with generous cabinet and counter space. Outside, enjoy a well-kept yard, ideal for relaxing or hosting guests. Located near schools, shopping, and dining! 204 Garth is move-in ready, affordable, and full of potential!

15. 2026-04-30
    price $64,900 981-char remark

    Show marketing remark (981 chars)

    Short Sale Opportunity! Very Cute & Cozy 3-bedroom, 2-bath home in Adamsville, AL! Whether you're a first-time homeowner or an investor looking for a low maintenance, high-return property, this one deserves a spot on your list. Spacious bedrooms throughout, with a private full bath in the primary suite. The open living area flows directly into the dining room, creating an inviting space perfect for everyday living or entertaining. For investors, this home is a solid buy-and-hold opportunity that meets the 1% rule, with average rents in the area between $1,250–$1,300/month. Also a great fit for Section 8, offering consistent rental income potential. The home features modern finishes, sleek flooring, updated fixtures, and a functional kitchen with generous cabinet and counter space. Outside, enjoy a well-kept yard, ideal for relaxing or hosting guests. Located near schools, shopping, and dining! 204 Garth is move-in ready, affordable, and full of potential!

16. 2026-04-30
    status Active 981-char remark

    Show marketing remark (981 chars)

    Short Sale Opportunity! Very Cute & Cozy 3-bedroom, 2-bath home in Adamsville, AL! Whether you're a first-time homeowner or an investor looking for a low maintenance, high-return property, this one deserves a spot on your list. Spacious bedrooms throughout, with a private full bath in the primary suite. The open living area flows directly into the dining room, creating an inviting space perfect for everyday living or entertaining. For investors, this home is a solid buy-and-hold opportunity that meets the 1% rule, with average rents in the area between $1,250–$1,300/month. Also a great fit for Section 8, offering consistent rental income potential. The home features modern finishes, sleek flooring, updated fixtures, and a functional kitchen with generous cabinet and counter space. Outside, enjoy a well-kept yard, ideal for relaxing or hosting guests. Located near schools, shopping, and dining! 204 Garth is move-in ready, affordable, and full of potential!

17. 2026-02-18
    historical Contingent 981-char remark

    Show marketing remark (981 chars)

    Short Sale Opportunity! Very Cute & Cozy 3-bedroom, 2-bath home in Adamsville, AL! Whether you're a first-time homeowner or an investor looking for a low maintenance, high-return property, this one deserves a spot on your list. Spacious bedrooms throughout, with a private full bath in the primary suite. The open living area flows directly into the dining room, creating an inviting space perfect for everyday living or entertaining. For investors, this home is a solid buy-and-hold opportunity that meets the 1% rule, with average rents in the area between $1,250–$1,300/month. Also a great fit for Section 8, offering consistent rental income potential. The home features modern finishes, sleek flooring, updated fixtures, and a functional kitchen with generous cabinet and counter space. Outside, enjoy a well-kept yard, ideal for relaxing or hosting guests. Located near schools, shopping, and dining! 204 Garth is move-in ready, affordable, and full of potential!

18. 2026-01-10
    price $69,900 981-char remark

    Show marketing remark (981 chars)

    Short Sale Opportunity! Very Cute & Cozy 3-bedroom, 2-bath home in Adamsville, AL! Whether you're a first-time homeowner or an investor looking for a low maintenance, high-return property, this one deserves a spot on your list. Spacious bedrooms throughout, with a private full bath in the primary suite. The open living area flows directly into the dining room, creating an inviting space perfect for everyday living or entertaining. For investors, this home is a solid buy-and-hold opportunity that meets the 1% rule, with average rents in the area between $1,250–$1,300/month. Also a great fit for Section 8, offering consistent rental income potential. The home features modern finishes, sleek flooring, updated fixtures, and a functional kitchen with generous cabinet and counter space. Outside, enjoy a well-kept yard, ideal for relaxing or hosting guests. Located near schools, shopping, and dining! 204 Garth is move-in ready, affordable, and full of potential!

19. 2025-12-03
    price $84,900 981-char remark

    Show marketing remark (981 chars)

    Short Sale Opportunity! Very Cute & Cozy 3-bedroom, 2-bath home in Adamsville, AL! Whether you're a first-time homeowner or an investor looking for a low maintenance, high-return property, this one deserves a spot on your list. Spacious bedrooms throughout, with a private full bath in the primary suite. The open living area flows directly into the dining room, creating an inviting space perfect for everyday living or entertaining. For investors, this home is a solid buy-and-hold opportunity that meets the 1% rule, with average rents in the area between $1,250–$1,300/month. Also a great fit for Section 8, offering consistent rental income potential. The home features modern finishes, sleek flooring, updated fixtures, and a functional kitchen with generous cabinet and counter space. Outside, enjoy a well-kept yard, ideal for relaxing or hosting guests. Located near schools, shopping, and dining! 204 Garth is move-in ready, affordable, and full of potential!

20. 2025-11-18
    listed $89,900 Active 981-char remark

    Show marketing remark (981 chars)

    Short Sale Opportunity! Very Cute & Cozy 3-bedroom, 2-bath home in Adamsville, AL! Whether you're a first-time homeowner or an investor looking for a low maintenance, high-return property, this one deserves a spot on your list. Spacious bedrooms throughout, with a private full bath in the primary suite. The open living area flows directly into the dining room, creating an inviting space perfect for everyday living or entertaining. For investors, this home is a solid buy-and-hold opportunity that meets the 1% rule, with average rents in the area between $1,250–$1,300/month. Also a great fit for Section 8, offering consistent rental income potential. The home features modern finishes, sleek flooring, updated fixtures, and a functional kitchen with generous cabinet and counter space. Outside, enjoy a well-kept yard, ideal for relaxing or hosting guests. Located near schools, shopping, and dining! 204 Garth is move-in ready, affordable, and full of potential!

21. 2025-05-07
    price $89,900
22. 2025-02-17
    price $99,900
23. 2025-02-12
    price $104,800
24. 2025-01-11
    price $104,900
25. 2024-11-16
    price $114,900
26. 2022-04-01
    price $1,200

ⓘ 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: $702 · $58/mo
• Projected year-2 tax: $702 · $58/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 · 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: $12,421
• − Mortgage interest: −$3,355
• − Property taxes: −$702
• − Insurance: −$300
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$1,743
• Taxable income: $4,335
• Est. tax owed @ 24.0%: −$1,040
• After-tax cash flow: $4,002/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

+4891.7% since first listed

13 events — show timeline

• 2026-05-05 Price Changed $59,900 Greater Alabama MLS
• 2026-04-30 Price Changed $64,900 Greater Alabama MLS
• 2026-04-30 Relisted — Greater Alabama MLS
• 2026-02-18 Contingent — Greater Alabama MLS
• 2026-01-10 Price Changed $69,900 Greater Alabama MLS
• 2025-12-03 Price Changed $84,900 Greater Alabama MLS
• 2025-11-18 Listed $89,900 Greater Alabama MLS
• 2025-05-07 Price Changed $89,900 Greater Alabama MLS
• 2025-02-17 Price Changed $99,900 Greater Alabama MLS
• 2025-02-12 Price Changed $104,800 Greater Alabama MLS
• 2025-01-11 Price Changed $104,900 Greater Alabama MLS
• 2024-11-16 Price Changed $114,900 Greater Alabama MLS
• 2022-04-01 Price Changed $1,200 RENT.

Property tax history

+3.2%/yr

Latest (2025): $702 · +0.0% YoY. Source: county tax records.