4854 Lynndale Ave · Graysville, AL 35073

$116,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 1 Days on market

Built 1950 0.25 ac lot

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Why this score? — see what drove the D 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 +12.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.8/10.0

Listing remarks MLS

Calling all investors for this 2 bed 1 bath turn key investment property with paying tenants. Put down your 20% for financing and get your 1% return. This property was under the care of a property manager.

Key facts

• Metal roof
• Front porch
• Newer water heater

Tags

• GRANITE COUNTERTOPS
• FRONT PORCH
• METAL ROOF
• NEWER WATER HEATER
• MAINTAINED HVAC SYSTEM
• ADDITIONAL PARCEL

Property features AI

Finance

• Other: Property located in the Graysville subdivision
• HOA & community: No homeowners association

Exterior

• Parking: Gravel driveway
• Utilities: Septic tank
• Home design: Single-family residence; One story; Built in 1950; Masonite siding
• Construction: Masonite construction; Built in 1950
• Exterior features: Treed lot; Gravel driveway; Front porch

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: 6 total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $-17 ($-208/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (26.7% below list).
• Recommended offer: $85k (26.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#321 in AL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• 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: Brookville Elementary School (math 17% / reading 22%, grade F, #467 of 627 statewide, top 76%, 187 students, 79% FRL); Minor Middle School (math 0% / reading 18%, grade F, #235 of 257 statewide, top 93%, 728 students, 88% FRL); Minor High School (math 4% / reading 8%, grade F, #275 of 305 statewide, top 90%, 915 students, 84% FRL) — zoned schools average 84% FRL vs 49% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 21 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($802 loan paydown + $5k appreciation (4.1% local appreciation)).
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $93k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000 (26.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.73% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.61×
• Total profit: $19,833
• Equity at exit: $59,625

10-year hold

• IRR: 11.8%
• Equity multiple: 2.97×
• Total profit: $63,830
• Equity at exit: $98,175

Cash invested: $32,480 (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 35073

• Home prices YoY: 2.4%
• Active inventory: 21
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $-17

Break-even live

Break-even rent $872

Max offer price $112,942

Occupancy floor 97%

Sensitivity live

Price	-10% $48	-5% $16	+0% $-17	+5% $-50	+10% $-83
Rent	-10% $-84	-5% $-51	+0% $-17	+5% $16	+10% $50
Rate	-1.0pp $41	-0.5pp $12	base $-17	+0.5pp $-47	+1.0pp $-78

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 1st Ave NE Graysville, AL	2.0	2.0	882	$850	$0.96	3d	1	1.37mi

Listing history 2 events

1. 2026-06-19
   remarks 695-char remark
2. 2026-06-19
   listed $116,000 Active 1 DOM

ⓘ 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: $386 · $32/mo
• Projected year-2 tax: $476 · $40/mo
• Expected delta: +$90/yr (+$7/mo · 23.2%)

ⓘ 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 5/10 Major 6 d/yr ≥106°F today · 17 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: $10,200
• − Mortgage interest: −$6,498
• − Property taxes: −$386
• − Insurance: −$580
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$3,375
• Taxable loss: −$2,270
• Est. tax savings @ 24.0%: +$545
• After-tax cash flow: $337/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 — Graysville

• Score: 59/100
• State rank: #321
• US rank: #19807

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

• Census place: Graysville, AL
• Population (ZIP): 2,839

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 27% Two or more races 4%
• Common ancestry: Iranian 2% Slovak 1% Lithuanian 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▲ 4.12%
• Current HPI: 176.8227
• 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

+286.7% since first listed

16 events — show timeline

• 2026-06-18 Listed $116,000 VMLS
• 2023-09-27 Sold (Public Records) $93,000 Public Records
• 2023-09-26 Sold (MLS) $93,000 Greater Alabama MLS
• 2023-08-23 Contingent — Greater Alabama MLS
• 2023-07-27 Price Changed $93,000 Greater Alabama MLS
• 2023-06-27 Relisted — Greater Alabama MLS
• 2023-06-21 Delisted — Greater Alabama MLS
• 2023-06-08 Price Changed $98,000 Greater Alabama MLS
• 2023-05-13 Listed $104,000 Greater Alabama MLS
• 2022-12-16 Rental Removed — RENT.
• 2019-05-15 Sold (Public Records) $84,500 Public Records
• 2018-12-14 Sold (Public Records) $27,500 Public Records
• 2018-12-14 Sold (MLS) $27,500 Greater Alabama MLS
• 2018-09-13 Delisted — Greater Alabama MLS
• 2018-09-11 Sold (Public Records) $25,500 Public Records
• 2018-09-05 Listed $30,000 Greater Alabama MLS

Property tax history

+3.1%/yr

Latest (2025): $386 · +0.0% YoY. Source: county tax records.