319 Burgundy Dr · Adamsville, AL 35005

$94,900

3 bd · 2.0 ba · 1,503 sqft · SingleFamily public records · 231 Days on market

Built 1972 0.39 ac lot Est $174k · 46% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Welcome to Westwood Acres! Nestled at the end of a quiet dead-end street, this charming 3-bedroom, 2-bath tri-level home offers a spacious layout with room to grow. Enjoy multiple living areas, including a cozy den with a beautiful stone fireplace in the basement—perfect for relaxing or entertaining. The home features generously sized rooms, a functional floor plan, and sits on a large lot with plenty of outdoor space. Some updates have been made, and is waiting and ready for your finishing touches. Don’t miss the opportunity to make this home your own in a well-established neighborhood.

Key facts

• Large lot
• Stone fireplace
• Outdoor space

Tags

• QUIET DEAD-END STREET
• MULTIPLE LIVING AREAS
• STONE FIREPLACE
• LARGE LOT
• OUTDOOR SPACE
• WELL-ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $656 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 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 1972 — 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: 1.36% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.59%
• DSCR: 1.83
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $174,348
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Holly Dr	0.45mi	3/2.0	1,556 (+4%)	1mo	$180,000	$116	72
5305 Bellwood Dr	0.62mi	3/2.0	1,537 (+2%)	3mo	$179,200	$117	65
601 Kimberly Dr	0.23mi	3/2.0	1,364 (-9%)	14mo	$161,000	$118	62
201 Lakewood Cir	0.43mi	2/2.0 (-1)	1,542 (+3%)	12mo	$145,000	$94	61
234 Lakewood Cir	0.39mi	2/2.0 (-1)	1,565 (+4%)	16mo	$195,000	$125	56
4905 Robbins Dr	0.32mi	4/2.0 (+1)	1,344 (-11%)	12mo	$103,000	$77	52
5208 Bellwood Dr	0.65mi	3/2.0	1,496 (-0%)	23mo	$175,000	$117	50
224 Lakewood Cir	0.40mi	2/2.0 (-1)	1,681 (+12%)	13mo	$207,000	$123	46
117 Valley St	0.41mi	3/1.0	1,323 (-12%)	17mo	$124,900	$94	43
5425 Robin Cir	0.57mi	2/1.0 (-1)	1,570 (+4%)	21mo	$49,700	$32	40
320 Harris Ave	0.75mi	3/1.0	1,684 (+12%)	5mo	$145,000	$86	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: 10.3%
• Equity multiple: 1.41×
• Total profit: $10,835
• Equity at exit: $14,150

10-year hold

• IRR: 19.4%
• Equity multiple: 2.62×
• Total profit: $43,165
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,294 high
• Mortgage (P&I): −$498
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $412

Break-even live

Break-even rent $773

Max offer price $94,900

Occupancy floor 63%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 Old Jasper Hwy Adamsville, AL	4.0	2.0	1200	$1,350	$1.12	3d	1	0.82mi
5309 Hazelwood Rd Adamsville, AL	3.0	2.0	1526	$1,325	$0.87	1d	1	0.83mi
4213 Kendall Ave Adamsville, AL	4.0	2.0	1250	$1,225	$0.98	3d	1	0.89mi
933 Crestview Ln Adamsville, AL	3.0	1.5	1500	$1,285	$0.86	44d	1	0.98mi
4204 Denniston Cir Adamsville, AL	3.0	2.0	1282	$1,580	$1.23	23d	1	0.99mi
5616 Cruce Rd Adamsville, AL	3.0	1.0	1188	$1,200	$1.01	1d	1	1.22mi
3716 Main St Adamsville, AL	2.0	1.0	1058	$896	$0.85	16d	1	1.39mi

Listing history 8 events

1. 2026-02-20
   status Pending
2. 2026-01-09
   price $94,900
3. 2025-11-08
   price $104,900
4. 2025-09-30
   status Active
5. 2025-09-09
   status Pending
6. 2025-06-11
   listed $114,900 Active
7. 2001-03-27
   soldstatus $95,900
8. 1972-10-24
   soldstatus $26,900

ⓘ 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: $883 · $74/mo
• Projected year-2 tax: $883 · $74/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 5/10 Major
• 🌡 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: $15,531
• − Mortgage interest: −$5,316
• − Property taxes: −$883
• − Insurance: −$474
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$2,761
• Taxable income: $3,612
• Est. tax owed @ 24.0%: −$867
• After-tax cash flow: $4,073/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

+252.8% since first listed

8 events — show timeline

• 2026-02-20 Pending — Greater Alabama MLS
• 2026-01-09 Price Changed $94,900 Greater Alabama MLS
• 2025-11-08 Price Changed $104,900 Greater Alabama MLS
• 2025-09-30 Relisted — Greater Alabama MLS
• 2025-09-09 Pending — Greater Alabama MLS
• 2025-06-11 Listed $114,900 Greater Alabama MLS
• 2001-03-27 Sold (Public Records) $95,900 Public Records
• 1972-10-24 Sold (Public Records) $26,900 Public Records

Property tax history

+5.1%/yr

Latest (2025): $883 · +7.4% YoY. Source: county tax records.