3090 Woodruff Mill Rd · Adamsville, AL 35005

$69,900

4 bd · 2.0 ba · 2,000 sqft · SingleFamily public records · 23 Days on market

Built 1993 0.62 ac lot ↓ 49% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Looking for space, privacy & potential? This 4 bedroom, 3 bathroom home on +/- 0.62 acres is ready for you to come make it your own! Tucked away in Adamsville, this property offers peaceful living while still being just minutes to downtown Birmingham. Large living room flows into the dining area & kitchen, creating a great layout for everyday living & entertaining. Main level features 2 spacious bedrooms & a full bathroom w/ tub/shower combo. Upstairs offers tons of opportunity w/ 2 oversized bedrooms, both featuring private ensuites & walk-in closets. Enjoy the outdoors from the open patio overlooking the backyard, perfect for relaxing or grilling out. Unfinis

Key facts

• Large driveway
• Open patio
• Private ensuites

Tags

• OPEN PATIO
• UNFINISHED BASEMENT
• INCREDIBLE STORAGE SPACE
• PRIVATE ENSUITES
• WALK-IN CLOSETS
• LARGE DRIVEWAY

Property features AI

Finance

• Other: Property sits on approximately 0.62 acres; Paved, public road access

Exterior

• Parking: Basement garage parking with one garage space; Driveway parking and off-street parking; parking at multiple levels
• Utilities: No public water; Septic system
• Home design: Brick over foundation and other siding; Basement foundation; Existing structure
• Construction: Basement is full and unfinished (concrete block); Brick over foundation and siding exterior
• Exterior features: Open patio; Interior lot with some trees; No pool; Not waterfront

Interior

• Kitchen: Laminate countertops; Eating area
• Bedrooms: Multiple bedrooms including a master bedroom on upper level and additional bedrooms on main level
• Flooring: Hardwood laminate flooring; Subflooring
• Bathrooms: Three full bathrooms; Master bath on upper level; Bathrooms include garden tub and tub/shower combos; linen closet; some shared bath configuration
• Heating & cooling: No heat system reported; No air conditioning reported
• Interior features: Crown molding and smooth ceilings; French doors; Some window treatments to remain; Eating area in kitchen; Walk-in attic
• Laundry & utility: Laundry located in basement; Washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $779 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.7% 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; 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.40% ✓
• Cap rate: 19.67%
• Cash-on-cash: 47.79%
• DSCR: 3.13
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $224,000
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3008 Brandice Cir	0.38mi	5/2.0 (+1)	1,850 (-8%)	22mo	$232,000	$125	46
3019 Scenic Dr	0.43mi	3/2.0 (-1)	2,228 (+11%)	16mo	$189,900	$85	43
5043 Lapine Dr	0.55mi	3/2.0 (-1)	1,858 (-7%)	22mo	$208,000	$112	39
4848 Shadyview Dr	0.53mi	3/2.0 (-1)	1,737 (-13%)	11mo	$173,000	$100	39
5012 Shannon Dr	0.65mi	3/2.0 (-1)	1,855 (-7%)	17mo	$219,900	$119	38

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: 45.3%
• Equity multiple: 2.96×
• Total profit: $38,379
• Equity at exit: $10,422

10-year hold

• IRR: 51.1%
• Equity multiple: 5.99×
• Total profit: $97,604
• Equity at exit: $6,044

Cash invested: $19,572 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,680 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$152 /mo · $1,828/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $779

Break-even live

Break-even rent $694

Max offer price $69,900

Occupancy floor 49%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-13
   statusdays on market $69,900 Pending 23 DOM
2. 2026-06-10
   days on market $69,900 Active 21 DOM
3. 2026-06-09
   days on market $69,900 Active 20 DOM
4. 2026-06-08
   days on market $69,900 Active 19 DOM
5. 2026-06-07
   days on market $69,900 Active 18 DOM
6. 2026-06-03
   days on market $69,900 Active 14 DOM
7. 2026-06-02
   days on market $69,900 Active 13 DOM
8. 2026-06-01
   days on market $69,900 Active 12 DOM
9. 2026-05-31
   days on market $69,900 Active 11 DOM
10. 2026-05-20
    listed $69,900 Active
11. 2007-01-08
    soldstatus $137,900

ⓘ 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: $1,828 · $152/mo
• Projected year-2 tax: $1,828 · $152/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 5/10 Major 7 d/yr ≥107°F today · 18 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: $20,163
• − Mortgage interest: −$3,915
• − Property taxes: −$1,828
• − Insurance: −$350
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$2,033
• Taxable income: $8,811
• Est. tax owed @ 24.0%: −$2,115
• After-tax cash flow: $7,238/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

• 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

-49.3% since first listed

2 events — show timeline

• 2026-05-20 Listed $69,900 Greater Alabama MLS
• 2007-01-08 Sold (Public Records) $137,900 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,828 · +4.8% YoY. Source: county tax records.