1212 Twin Lake Cir SW · Hartselle, AL 35640

$230,000

3 bd · 1.0 ba · 1,656 sqft · SingleFamily public records · 182 Days on market

Built 1975 0.80 ac lot $139/sqft · 17% below area Est $276k · 17% under ↓ 22% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +11.3/30.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3BR/2BA Brick Home with Pool, Updates & Workshop! Charming brick home on a quiet dead-end road — safer for kids and perfect for families! Features fresh paint, new LVP flooring in the bedrooms, and a spacious living room with warm wood paneling. Enjoy an in-ground pool, large patio, and low-maintenance landscaping. Includes carport plus a 600± sq. ft. detached garage/workshop for extra storage or hobbies. Move-in ready with room to make it your own!

Key facts

• In-ground pool
• Large patio
• 0.8 acre lot

Tags

• IN-GROUND POOL
• LARGE PATIO
• LOW-MAINTENANCE LANDSCAPING
• DETACHED GARAGE WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (29.4% below list).
• Recommended offer: $162k (29.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.0% in Hartselle — 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 72/100 on livability (#32 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Hartselle City (other): math 41% / reading 64% proficiency, ranked #10 of 129 in AL (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Crestline Elementary School (math 32% / reading 57%, grade F, #171 of 627 statewide, top 31%, 550 students, 49% FRL); Hartselle Junior High School (math 33% / reading 63%, grade C-, #29 of 257 statewide, top 12%, 527 students, 38% FRL); Hartselle High School (math 44% / reading 48%, grade D-, #18 of 305 statewide, top 6%, 1,031 students, 34% FRL) — zoned schools average 40% FRL vs 25% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 193 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 231 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Morgan County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $162,471 (29.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.71% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 11.8

CMA / ARV

• ARV (median comp): $276,433
• List price: $230,000
• Delta: -16.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1212 Twin Lake Cir SW	0.00mi	3/2.0	1,656 (0%)	1mo	$230,000	$139	95
2005 Glenwood Dr SW	0.33mi	3/2.0	1,681 (+2%)	4mo	$256,000	$152	75
2000 Cedarwood Dr	0.44mi	3/2.0	1,683 (+2%)	6mo	$253,000	$150	68
1619 Penn Rd SW	0.66mi	3/2.5	1,649 (-0%)	4mo	$327,500	$199	60
892 Pinewood Dr SW	0.45mi	3/2.0	1,558 (-6%)	8mo	$261,300	$168	58
1617 Penn Rd SW	0.66mi	4/2.0 (+1)	1,604 (-3%)	1mo	$327,175	$204	54
1115 SW Maplewood Dr	0.74mi	3/2.0	1,560 (-6%)	3mo	$269,900	$173	50
2900 Turtle Pond Ln SW	0.49mi	3/2.0	1,836 (+11%)	9mo	$310,000	$169	47
2909 Barkley Bridge Rd SW	0.56mi	3/1.5	1,414 (-15%)	3mo	$213,000	$151	45
723 Waddell Rd SW	0.65mi	3/2.0	1,469 (-11%)	5mo	$185,000	$126	42
1608 Woodview Dr SW	0.70mi	3/1.5	1,458 (-12%)	8mo	$200,000	$137	39
1109 Maplewood Dr SW	0.75mi	3/2.0	1,421 (-14%)	7mo	$269,900	$190	32

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: -19.0%
• Equity multiple: 0.33×
• Total profit: $-42,856
• Equity at exit: $34,294

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-44,818
• Equity at exit: $19,886

Cash invested: $64,400 (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 35640

• Home prices YoY: -13.6%
• Active inventory: 193
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,625 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$68 /mo · $810/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-86

Break-even live

Break-even rent $1,734

Max offer price $214,814

Occupancy floor —

Sensitivity live

Price	-10% $44	-5% $-21	+0% $-86	+5% $-151	+10% $-216
Rent	-10% $-214	-5% $-150	+0% $-86	+5% $-22	+10% $42
Rate	-1.0pp $30	-0.5pp $-27	base $-86	+0.5pp $-146	+1.0pp $-206

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
726 Larkwood Cir SW Hartselle, AL	3.0	2.0	1257	$1,400	$1.11	45d	1	1.03mi
538 Wolf Trace Ln SW Hartselle, AL	3.0	2.0	1537	$1,950	$1.27	25d	1	1.24mi
500 Crestline Dr SW Hartselle, AL	3.0	2.0	1420	$1,500	$1.06	16d	1	1.37mi

Listing history 10 events

1. 2026-05-08
   status Pending 470-char remark

   Show marketing remark (470 chars)

   3BR/2BA Brick Home with Pool, Updates & Workshop! Charming brick home on a quiet dead-end road — safer for kids and perfect for families! Features fresh paint, new LVP flooring in the bedrooms, and a spacious living room with warm wood paneling. Enjoy an in-ground pool, large patio, and low-maintenance landscaping. Includes carport plus a 600± sq. ft. detached garage/workshop for extra storage or hobbies. Move-in ready with room to make it your own!

2. 2026-02-20
   status Active 470-char remark

   Show marketing remark (470 chars)

   3BR/2BA Brick Home with Pool, Updates & Workshop! Charming brick home on a quiet dead-end road — safer for kids and perfect for families! Features fresh paint, new LVP flooring in the bedrooms, and a spacious living room with warm wood paneling. Enjoy an in-ground pool, large patio, and low-maintenance landscaping. Includes carport plus a 600± sq. ft. detached garage/workshop for extra storage or hobbies. Move-in ready with room to make it your own!

3. 2026-02-17
   historical Contingent 470-char remark

   Show marketing remark (470 chars)

   3BR/2BA Brick Home with Pool, Updates & Workshop! Charming brick home on a quiet dead-end road — safer for kids and perfect for families! Features fresh paint, new LVP flooring in the bedrooms, and a spacious living room with warm wood paneling. Enjoy an in-ground pool, large patio, and low-maintenance landscaping. Includes carport plus a 600± sq. ft. detached garage/workshop for extra storage or hobbies. Move-in ready with room to make it your own!

4. 2026-01-15
   price $230,000 470-char remark

   Show marketing remark (470 chars)

   3BR/2BA Brick Home with Pool, Updates & Workshop! Charming brick home on a quiet dead-end road — safer for kids and perfect for families! Features fresh paint, new LVP flooring in the bedrooms, and a spacious living room with warm wood paneling. Enjoy an in-ground pool, large patio, and low-maintenance landscaping. Includes carport plus a 600± sq. ft. detached garage/workshop for extra storage or hobbies. Move-in ready with room to make it your own!

5. 2025-11-06
   listed $245,000 Active 470-char remark

   Show marketing remark (470 chars)

   3BR/2BA Brick Home with Pool, Updates & Workshop! Charming brick home on a quiet dead-end road — safer for kids and perfect for families! Features fresh paint, new LVP flooring in the bedrooms, and a spacious living room with warm wood paneling. Enjoy an in-ground pool, large patio, and low-maintenance landscaping. Includes carport plus a 600± sq. ft. detached garage/workshop for extra storage or hobbies. Move-in ready with room to make it your own!

6. 2025-07-25
   historical
7. 2025-07-22
   listed $245,900 Active
8. 2025-07-11
   price $245,900
9. 2025-06-06
   price $249,900
10. 2025-06-03
    listed $295,900 Active

ⓘ 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: $810 · $68/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$133/yr (+$11/mo · 16.4%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,497
• − Mortgage interest: −$12,884
• − Property taxes: −$810
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$6,691
• Taxable loss: −$5,157
• Est. tax savings @ 24.0%: +$1,238
• After-tax cash flow: $206/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: Hartselle City
• NCES district ID: 0101730
• Math proficiency: 41% ▼ -25.00%
• Reading proficiency: 64% ▼ -1.00%
• Median HH income: $51,169
• Composite: 44.88/100
• National rank: #2717
• State rank: #10 of 129 in AL

Livability — Hartselle

• Score: 72/100
• State rank: #32
• US rank: #6515

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartselle, AL
• City population: 26,976
• Population (ZIP): 26,976

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 118,775 people
• By 2030: 116,979 · -1.5%
• By 2040: 111,800 · -5.9%
• By 2050: 105,181 · -11.4%
• By 2075: 87,736 · -26.1%
• By 2100: 67,624 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8%
• 2008→2024 swing: -8.8pp toward R · 2008: -43.8pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+49.2 2016: R+52.4 2012: R+44.5 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.12%
• Current HPI: 242.5778
• 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

-22.3% since first listed

10 events — show timeline

• 2026-05-08 Pending — VMLS
• 2026-02-20 Relisted — VMLS
• 2026-02-17 Contingent — VMLS
• 2026-01-15 Price Changed $230,000 VMLS
• 2025-11-06 Listed $245,000 VMLS
• 2025-07-25 Delisted — VMLS
• 2025-07-22 Listed $245,900 VMLS
• 2025-07-11 Price Changed $245,900 VMLS
• 2025-06-06 Price Changed $249,900 VMLS
• 2025-06-03 Listed $295,900 VMLS