118 Countryview Cir · Sumiton, AL 35062

$135,000

3 bd · 1.0 ba · 1,920 sqft · SingleFamily public records · 56 Days on market

Built 1963 3,049 sqft lot $70/sqft · 38% below area Est $219k · 38% under ↓ 18% 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
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• 1% rule +5.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Discover the perfect blend of charm and convenience in this inviting 3 bedroom / 1 bath home located in Dora. Featuring a cozy living room, a separate den for added space and entertaining, a dedicated dining room and a large kitchen complete with a bar. This home is designed for both comfort and entertaining. Original hardwood floors and solid tongue and groove construction add timeless character and durability throughout. Ideally situated just 3 miles from I 22 and Highway 78, you’ll enjoy easy access while still savoring a peaceful setting. Features a large yard. Complete with a large side porch for enjoying your morning coffee and relaxing in the quiet evenings. Separate garage.

Key facts

• Separate garage
• Large yard
• Extra large kitchen

Tags

• EXTRA LARGE KITCHEN
• LARGE YARD
• SEPARATE GARAGE

Property features AI

Finance

• Other: Lot size approximately 0.07 acre; Subdivision: SCURLOCK
• Financial info: Garbage fee charged quarterly; Down payment assistance available

Exterior

• Parking: Front garage entry; One garage space; Driveway parking; Off-street parking; Parking on main level
• Utilities: Public water; Septic system; Electric water heater; Internet availability unknown
• Home design: Existing property; Single-story living areas (rooms listed on main level)
• Construction: Siding (other); Crawl space foundation
• Exterior features: Covered deck; No pool; No patio; Not waterfront; No garden/patio

Interior

• Kitchen: Built-in dishwasher; Refrigerator included; Electric stove
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level
• Flooring: Hardwood
• Bathrooms: One full bathroom with separate shower and tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth ceilings; Hardwood floors; Stone kitchen countertops; Attic (yes)
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.9% in Sumiton — 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 61/100 on livability (#270 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Walker County (rural): math 13% / reading 39% proficiency, ranked #89 of 129 in AL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Sumiton Elementary School (math 12% / reading 32%, grade F, #442 of 627 statewide, top 72%, 714 students, 72% FRL); Dora High School (math 2% / reading 17%, grade F, #252 of 305 statewide, top 84%, 472 students, 71% FRL) — zoned schools average 71% FRL vs 53% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 78 active listings in the ZIP; 36 units permitted in Walker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Walker County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1963 — 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 D-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. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.34%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

• ARV (median comp): $218,640
• List price: $135,000
• Delta: -38.25%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 3.49×
• Total profit: $94,206
• Equity at exit: $121,619

10-year hold

• IRR: 27.5%
• Equity multiple: 7.90×
• Total profit: $260,992
• Equity at exit: $262,275

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 35062

• Home prices YoY: 9.7%
• Active inventory: 78
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $326

Break-even live

Break-even rent $1,015

Max offer price $135,000

Occupancy floor 72%

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: —

Listing history 21 events

1. 2026-06-18
   days on market $135,000 Active 56 DOM
2. 2026-06-17
   days on market $135,000 Active 55 DOM
3. 2026-06-16
   days on market $135,000 Active 54 DOM
4. 2026-06-15
   days on market $135,000 Active 53 DOM
5. 2026-06-13
   days on market $135,000 Active 51 DOM
6. 2026-06-13
   days on market $135,000 Active 50 DOM
7. 2026-06-10
   days on market $135,000 Active 48 DOM
8. 2026-06-09
   days on market $135,000 Active 47 DOM
9. 2026-06-08
   days on market $135,000 Active 46 DOM
10. 2026-06-07
    days on market $135,000 Active 45 DOM
11. 2026-06-05
    days on market $135,000 Active 42 DOM
12. 2026-06-03
    days on market $135,000 Active 41 DOM
13. 2026-06-03
    days on market $135,000 Active 40 DOM
14. 2026-06-01
    days on market $135,000 Active 39 DOM
15. 2026-05-31
    days on market $135,000 Active 38 DOM
16. 2026-04-15
    listed $135,000 Active 735-char remark
17. 2025-10-01
    price $110,000
18. 2025-09-09
    price $119,000
19. 2025-08-10
    price $124,900
20. 2024-10-23
    price $159,900
21. 2024-09-06
    price $164,900

ⓘ 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: $448 · $37/mo
• Projected year-2 tax: $554 · $46/mo
• Expected delta: +$105/yr (+$9/mo · 23.5%)

ⓘ 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 4/10 Moderate 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,122
• − Mortgage interest: −$7,562
• − Property taxes: −$448
• − Insurance: −$675
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$3,927
• Taxable income: $1,770
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $3,483/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: Walker County
• NCES district ID: 0103450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $36,664
• Composite: 21.51/100
• National rank: #8321
• State rank: #89 of 129 in AL

Livability — Sumiton

• Score: 61/100
• State rank: #270
• US rank: #18280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,270
• Population (ZIP): 8,674

Population outlook (Walker County) Hauer SSP2

• Today (2025): 61,037 people
• By 2030: 58,391 · -4.3%
• By 2040: 53,080 · -13.0%
• By 2050: 48,031 · -21.3%
• By 2075: 37,799 · -38.1%
• By 2100: 29,001 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 6% Two or more races 2% Asian 2%
• Common ancestry: Serbian 3% Slovak 3% Iranian 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 94% English-only · German/W. Germanic 3% Spanish 1% Chinese 1%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+71.8) · D 13.8% · R 85.6%
• 2008→2024 swing: -25.4pp toward R · 2008: -46.4pp · 2024: -71.8pp
• All cycles: 2024: R+71.8 2020: R+67.9 2016: R+67.4 2012: R+52.9 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 22.99%
• Current HPI: 260.41
• 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

-18.1% since first listed

6 events — show timeline

• 2026-04-15 Listed $135,000 Greater Alabama MLS
• 2025-10-01 Price Changed $110,000 Greater Alabama MLS
• 2025-09-09 Price Changed $119,000 Greater Alabama MLS
• 2025-08-10 Price Changed $124,900 Greater Alabama MLS
• 2024-10-23 Price Changed $159,900 Greater Alabama MLS
• 2024-09-06 Price Changed $164,900 Greater Alabama MLS

Property tax history

+12.9%/yr

Latest (2024): $448 · +13.4% YoY. Source: county tax records.