5409 Valleyview Trl · Adamsville, AL 35005

$120,000

3 bd · 1.0 ba · 1,237 sqft · SingleFamily public records · 54 Days on market

Built 1969 0.35 ac lot $97/sqft · 30% below area Est $139k · 13% 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 +22.1/30.0
• ARV discount +13.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.3/10.0
• 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

Charming split level situated on level lot in convenient area. Brick front, living room, eat-in kitchen. Three bedrooms and a large ceramic tile bath, hardwood floors through-out house. Basement garage with laundry area and lots of storage. Covered deck for entertaining that looks out over level, fenced-in backyard. This home has been painted and new kitchen floor. MOTIVATED SELLER! Hurry, this one won't last!

Key facts

• Brick front
• Basement garage
• Level lot

Tags

• SPLIT-LEVEL HOME
• LEVEL LOT
• BRICK FRONT
• EAT-IN KITCHEN
• HARDWOOD FLOORS
• BASEMENT GARAGE

Property features AI

Finance

• Other: Property in the LONGVIEW subdivision; Lot size approximately 0.35 acres
• Financial info: Down payment assistance available

Exterior

• Parking: Basement parking; Driveway parking; One garage space (basement level); total garage spaces: 1; Garage entry on the side
• Utilities: Public water; Septic system; Gas water heater; Internet service available
• Home design: Existing home; Basement foundation
• Construction: Brick over foundation; Wood siding; Basement is partial and unfinished (concrete block)
• Exterior features: Fenced yard; Open deck

Interior

• Kitchen: Eating area; Laminate countertops; Dishwasher (built-in), Refrigerator, Electric stove
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood laminate; Vinyl
• Bathrooms: One full bathroom with tub/shower combo; Linen closet
• Heating & cooling: Central heating; Central electric cooling
• Interior features: Ceilings: Other (see remarks); No additional interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in the basement/garage area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 6.5% in Adamsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $830 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 54 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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: 1.03% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (median comp): $138,552
• List price: $120,000
• Delta: -13.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
921 Shadyview Ln	0.13mi	3/1.0	1,237 (0%)	14mo	$176,000	$142	82
5709 Valleyview Trl	0.25mi	3/1.5	1,265 (+2%)	9mo	$180,000	$142	75
5616 Cruce Rd	0.42mi	3/1.0	1,188 (-4%)	4mo	$63,500	$53	70
5601 Crestview Dr	0.19mi	3/1.5	1,402 (+13%)	2mo	$90,000	$64	65
909 Longview Cir	0.25mi	3/1.0	1,066 (-14%)	4mo	$148,500	$139	62
5401 Valleyview Trl	0.04mi	3/1.5	1,056 (-15%)	24mo	$172,100	$163	52
601 Kimberly Dr	0.64mi	3/2.0	1,364 (+10%)	14mo	$161,000	$118	37

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-7,088
• Equity at exit: $17,892

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $9,704
• Equity at exit: $10,375

Cash invested: $33,600 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$629
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $194

Break-even live

Break-even rent $985

Max offer price $120,000

Occupancy floor 79%

Sensitivity live

Price	-10% $262	-5% $228	+0% $194	+5% $160	+10% $126
Rent	-10% $97	-5% $146	+0% $194	+5% $243	+10% $291
Rate	-1.0pp $255	-0.5pp $225	base $194	+0.5pp $163	+1.0pp $131

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
933 Crestview Ln Adamsville, AL	3.0	1.5	1500	$1,285	$0.86	45d	1	0.19mi
5616 Cruce Rd Adamsville, AL	3.0	1.0	1188	$1,200	$1.01	2d	1	0.43mi
5308 Adams Ave Adamsville, AL	3.0	2.0	816	$1,195	$1.46	24d	1	0.81mi
216 Mountain St Adamsville, AL	3.0	2.0	1027	$999	$0.97	44d	1	0.82mi
958 S Main St Graysville, AL	3.0	2.0	1330	$1,285	$0.97	44d	1	1.24mi
1411 Bucks Dr Adamsville, AL	3.0	1.0	1392	$1,331	$0.96	11d	1	1.41mi

Listing history 22 events

1. 2026-06-18
   days on market $120,000 Active 54 DOM
2. 2026-06-17
   status $120,000 Active 53 DOM
3. 2026-06-17
   days on market $120,000 Contingent 53 DOM
4. 2026-06-16
   days on market $120,000 Contingent 52 DOM
5. 2026-06-15
   days on market $120,000 Contingent 51 DOM
6. 2026-06-13
   statusdays on market $120,000 Contingent 49 DOM
7. 2026-06-10
   days on market $120,000 Active 46 DOM
8. 2026-06-09
   days on market $120,000 Active 45 DOM
9. 2026-06-08
   days on market $120,000 Active 44 DOM
10. 2026-06-07
    days on market $120,000 Active 43 DOM
11. 2026-06-03
    days on market $120,000 Active 39 DOM
12. 2026-06-02
    days on market $120,000 Active 38 DOM
13. 2026-06-01
    days on market $120,000 Active 37 DOM
14. 2026-05-31
    days on market $120,000 Active 36 DOM
15. 2026-04-25
    listed $120,000 Active 698-char remark
16. 2019-02-08
    soldstatus $206,500
17. 2018-09-17
    soldstatus $61,000
18. 2018-09-14
    soldstatus $61,000 Sold 413-char remark

    Show marketing remark (413 chars)

    Charming split level situated on level lot in convenient area. Brick front, living room, eat-in kitchen. Three bedrooms and a large ceramic tile bath, hardwood floors through-out house. Basement garage with laundry area and lots of storage. Covered deck for entertaining that looks out over level, fenced-in backyard. This home has been painted and new kitchen floor. MOTIVATED SELLER! Hurry, this one won't last!

19. 2018-08-20
    historical Contingent 413-char remark

    Show marketing remark (413 chars)

    Charming split level situated on level lot in convenient area. Brick front, living room, eat-in kitchen. Three bedrooms and a large ceramic tile bath, hardwood floors through-out house. Basement garage with laundry area and lots of storage. Covered deck for entertaining that looks out over level, fenced-in backyard. This home has been painted and new kitchen floor. MOTIVATED SELLER! Hurry, this one won't last!

20. 2018-07-10
    listed $69,900 Active 413-char remark

    Show marketing remark (413 chars)

    Charming split level situated on level lot in convenient area. Brick front, living room, eat-in kitchen. Three bedrooms and a large ceramic tile bath, hardwood floors through-out house. Basement garage with laundry area and lots of storage. Covered deck for entertaining that looks out over level, fenced-in backyard. This home has been painted and new kitchen floor. MOTIVATED SELLER! Hurry, this one won't last!

21. 2008-06-06
    soldstatus $60,700
22. 2000-01-25
    soldstatus $67,000

ⓘ 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: $1,187 · $99/mo
• Projected year-2 tax: $1,187 · $99/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: $14,771
• − Mortgage interest: −$6,722
• − Property taxes: −$1,187
• − Insurance: −$600
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$3,491
• Taxable income: $408
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $2,233/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

+79.1% since first listed

10 events — show timeline

• 2026-06-17 Relisted — Greater Alabama MLS
• 2026-06-10 Contingent — Greater Alabama MLS
• 2026-04-25 Listed $120,000 Greater Alabama MLS
• 2019-02-08 Sold (Public Records) $206,500 Public Records
• 2018-09-17 Sold (Public Records) $61,000 Public Records
• 2018-09-14 Sold (MLS) $61,000 Greater Alabama MLS
• 2018-08-20 Contingent — Greater Alabama MLS
• 2018-07-10 Listed $69,900 Greater Alabama MLS
• 2008-06-06 Sold (Public Records) $60,700 Public Records
• 2000-01-25 Sold (Public Records) $67,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,187 · +0.0% YoY. Source: county tax records.