21611 Highway 79 · County Line, AL 35126

$135,000

3 bd · 2.0 ba · 1,760 sqft · SingleFamily · 118 Days on market

Built 1960 Good condition 0.70 ac lot $77/sqft · 37% below area Est $214k · 37% under ↓ 7% 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.8/10.0
• Condition / age +3.8/5.0
• Rent growth +2.9/5.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home in Pinson, where the charm of small-town living meets modern convenience, all within the sought-after Locust Fork School district. Nestled on nearly an acre of lush, picturesque land, this 3-bedroom, 2-bathroom gem is a testament to Southern living at its finest. Maintenance free for years to come! Majority of home was remolded 4 years ago. Schedule your showing before this one is gone!

Key facts

• Nearly an acre
• 0.7 acre lot
• Built 1960

Tags

• LOCUST FORK SCHOOL DISTRICT
• NEARLY AN ACRE
• REMODELED 4 YEARS AGO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#414 in AL) — a working-class tenant base; expect higher turnover. Strengths: employment A+, cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Blount County (rural): math 20% / reading 45% proficiency, ranked #54 of 129 in AL (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 186 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 13 units permitted in Blount County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Blount County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 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 1960 — 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: 1.18% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.45%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $214,036
• List price: $135,000
• Delta: -36.93%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,081
• Equity at exit: $20,129

10-year hold

• IRR: 5.9%
• Equity multiple: 1.41×
• Total profit: $15,628
• Equity at exit: $11,672

Cash invested: $37,800 (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 35126

• Home prices YoY: -22.4%
• Rents YoY: 1.6%
• Active inventory: 186
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,598 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $329

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 74%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9791 Silley Dean Rd Pinson, AL	3.0	2.0	1512	$1,100	$0.73	1d	1	0.97mi

Listing history 16 events

1. 2026-06-18
   days on market $135,000 Active 118 DOM
2. 2026-06-17
   days on market $135,000 Active 117 DOM
3. 2026-06-16
   days on market $135,000 Active 116 DOM
4. 2026-06-15
   days on market $135,000 Active 115 DOM
5. 2026-06-13
   days on market $135,000 Active 113 DOM
6. 2026-06-10
   days on market $135,000 Active 110 DOM
7. 2026-06-09
   days on market $135,000 Active 109 DOM
8. 2026-06-08
   days on market $135,000 Active 108 DOM
9. 2026-06-07
   days on market $135,000 Active 107 DOM
10. 2026-06-05
    days on market $135,000 Active 104 DOM
11. 2026-06-03
    days on market $135,000 Active 103 DOM
12. 2026-06-02
    days on market $135,000 Active 102 DOM
13. 2026-06-01
    days on market $135,000 Active 101 DOM
14. 2026-05-31
    days on market $135,000 Active 100 DOM
15. 2026-05-15
    price $135,000 416-char remark

    Show marketing remark (416 chars)

    Welcome to your dream home in Pinson, where the charm of small-town living meets modern convenience, all within the sought-after Locust Fork School district. Nestled on nearly an acre of lush, picturesque land, this 3-bedroom, 2-bathroom gem is a testament to Southern living at its finest. Maintenance free for years to come! Majority of home was remolded 4 years ago. Schedule your showing before this one is gone!

16. 2026-02-20
    listed $145,000 Active 416-char remark

    Show marketing remark (416 chars)

    Welcome to your dream home in Pinson, where the charm of small-town living meets modern convenience, all within the sought-after Locust Fork School district. Nestled on nearly an acre of lush, picturesque land, this 3-bedroom, 2-bathroom gem is a testament to Southern living at its finest. Maintenance free for years to come! Majority of home was remolded 4 years ago. Schedule your showing before this one is gone!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,174
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$3,927
• Taxable income: $1,917
• Est. tax owed @ 24.0%: −$460
• After-tax cash flow: $3,492/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This home is in good condition with a cosmetic rehab level. It has a good exterior, interior walls, and flooring. The kitchen and bathrooms need new flooring, and the HVAC system should be upgraded. Painting the exterior and landscaping improvements can further enhance its value.

Value-add opportunities

• Resale Paint the exterior — A fresh coat of paint can enhance the home's curb appeal and make it more attractive to potential buyers.
• Both Replace the flooring in the kitchen and bathrooms — New flooring can improve the home's appearance and increase its value for both resale and rental.
• Both Install new windows — New windows can improve energy efficiency and increase the home's value for both resale and rental.
• Both Upgrade the HVAC system — A new HVAC system can improve comfort and energy efficiency, making the home more attractive to potential buyers and renters.
• Both Landscaping improvements — Enhancing the landscaping can increase the home's curb appeal and make it more attractive to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior — A fresh coat of paint can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Both Replace the flooring in the kitchen and bathrooms — New flooring can improve the home's appearance and increase its value for both resale and rental. ↑
• Both Install new windows — New windows can improve energy efficiency and increase the home's value for both resale and rental. ↑
• Both Upgrade the HVAC system — A new HVAC system can improve comfort and energy efficiency, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Enhancing the landscaping can increase the home's curb appeal and make it more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Blount County
• NCES district ID: 0100420
• Math proficiency: 20% ▼ -25.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $45,961
• Composite: 27.79/100
• National rank: #6891
• State rank: #54 of 129 in AL

Livability — County Line

• Score: 56/100
• State rank: #414
• US rank: #22698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 527,445 people
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 22,599
• Household income: $83,732
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 267.0

Population outlook (Blount County) Hauer SSP2

• Today (2025): 57,983 people
• By 2030: 57,405 · -1.0%
• By 2040: 55,602 · -4.1%
• By 2050: 53,393 · -7.9%
• By 2075: 48,248 · -16.8%
• By 2100: 44,190 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Black 28% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 5% Vietnamese 1% Chinese 0%

Political lean MEDSL · Blount

• 2024 margin: Solid R (+81.0) · D 9.2% · R 90.2%
• 2008→2024 swing: -11.5pp toward R · 2008: -69.5pp · 2024: -81.0pp
• All cycles: 2024: R+81.0 2020: R+80.0 2016: R+81.4 2012: R+74.1 2008: R+69.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.52%
• Current HPI: 188.6439
• Rent YoY: ▲ 1.61%
• Metro: Birmingham-Hoover, AL
• 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

-6.9% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $135,000 Greater Alabama MLS
• 2026-02-20 Listed $145,000 Greater Alabama MLS