5237 Brandice Ln · Adamsville, AL 35005

$94,900

3 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 112 Days on market

Built 1978 0.36 ac lot $76/sqft · 47% below area Est $178k · 47% 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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.0/10.0
• 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 MLS

Set on a spacious, tree-filled lot, this charming single-story home features a stone-accented front exterior and a functional layout designed for everyday living. Inside, you'll find generously sized rooms with carpet flooring, bold accent walls, and ample natural light throughout. The kitchen is equipped with stainless steel appliances, a tile backsplash, and abundant cabinet storage. Multiple living and flex spaces offer versatility, while the layout includes several bedrooms and two full bathrooms, including one with a tub-shower combo and another with built-in shelving. The property also offers a large backyard and mature trees, creating a peaceful outdoor setting.

Key facts

• Large backyard
• Tile backsplash
• Mature trees

Tags

• STONE ACCENTED FRONT EXTERIOR
• STAINLESS STEEL APPLIANCES
• TILE BACKSPLASH
• ABUNDANT CABINET STORAGE
• LARGE BACKYARD
• MATURE TREES

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 $255 ($3k/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: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: schools F, crime F, amenities 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.
• Market conditions: 59 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($86k) 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 $86,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 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 1978 — 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: 1.20% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.51%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $177,715
• List price: $94,900
• Delta: -46.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3033 Brandice Cir	0.04mi	3/2.0	1,278 (+2%)	23mo	$155,000	$121	75
3040 Woodruff Mill Rd	0.30mi	3/2.5	1,294 (+4%)	14mo	$230,000	$178	66
2917 Valleyview Cir	0.68mi	3/2.0	1,100 (-12%)	7mo	$180,000	$164	42

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $865
• Equity at exit: $14,150

10-year hold

• IRR: 10.5%
• Equity multiple: 1.82×
• Total profit: $21,699
• 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: 6.9×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $255

Break-even live

Break-even rent $818

Max offer price $94,900

Occupancy floor 73%

Sensitivity live

Price	-10% $309	-5% $282	+0% $255	+5% $228	+10% $201
Rent	-10% $165	-5% $210	+0% $255	+5% $300	+10% $345
Rate	-1.0pp $303	-0.5pp $279	base $255	+0.5pp $230	+1.0pp $205

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2856 Valleyview Cir Adamsville, AL	3.0	1.0	962	$1,050	$1.09	44d	1	0.85mi
4985 Karen Ln Adamsville, AL	3.0	1.5	1008	$1,095	$1.09	24d	1	1.03mi
1411 Bucks Dr Adamsville, AL	3.0	1.0	1392	$1,331	$0.96	11d	1	1.46mi

Listing history 14 events

1. 2026-05-09
   price $94,900 677-char remark

   Show marketing remark (677 chars)

   Set on a spacious, tree-filled lot, this charming single-story home features a stone-accented front exterior and a functional layout designed for everyday living. Inside, you'll find generously sized rooms with carpet flooring, bold accent walls, and ample natural light throughout. The kitchen is equipped with stainless steel appliances, a tile backsplash, and abundant cabinet storage. Multiple living and flex spaces offer versatility, while the layout includes several bedrooms and two full bathrooms, including one with a tub-shower combo and another with built-in shelving. The property also offers a large backyard and mature trees, creating a peaceful outdoor setting.

2. 2026-03-07
   price $99,900 677-char remark

   Show marketing remark (677 chars)

   Set on a spacious, tree-filled lot, this charming single-story home features a stone-accented front exterior and a functional layout designed for everyday living. Inside, you'll find generously sized rooms with carpet flooring, bold accent walls, and ample natural light throughout. The kitchen is equipped with stainless steel appliances, a tile backsplash, and abundant cabinet storage. Multiple living and flex spaces offer versatility, while the layout includes several bedrooms and two full bathrooms, including one with a tub-shower combo and another with built-in shelving. The property also offers a large backyard and mature trees, creating a peaceful outdoor setting.

3. 2026-01-29
   listed $104,900 Active 677-char remark

   Show marketing remark (677 chars)

   Set on a spacious, tree-filled lot, this charming single-story home features a stone-accented front exterior and a functional layout designed for everyday living. Inside, you'll find generously sized rooms with carpet flooring, bold accent walls, and ample natural light throughout. The kitchen is equipped with stainless steel appliances, a tile backsplash, and abundant cabinet storage. Multiple living and flex spaces offer versatility, while the layout includes several bedrooms and two full bathrooms, including one with a tub-shower combo and another with built-in shelving. The property also offers a large backyard and mature trees, creating a peaceful outdoor setting.

4. 2025-11-17
   price $109,900
5. 2025-10-15
   price $115,400
6. 2025-10-05
   price $119,900
7. 2025-09-26
   price $124,900
8. 2017-01-13
   soldstatus $641,500
9. 2017-01-13
   soldstatus $5,001,000
10. 2016-02-09
    soldstatus $50,000
11. 2007-08-26
    soldstatus $87,000
12. 2006-04-14
    soldstatus $80,000
13. 2005-05-03
    soldstatus $51,000
14. 1978-09-15
    soldstatus $38,075

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $1,304 · $109/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: $13,681
• − Mortgage interest: −$5,316
• − Property taxes: −$1,304
• − Insurance: −$474
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$2,761
• Taxable income: $1,638
• Est. tax owed @ 24.0%: −$393
• After-tax cash flow: $2,665/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

+149.2% since first listed

14 events — show timeline

• 2026-05-09 Price Changed $94,900 Greater Alabama MLS
• 2026-03-07 Price Changed $99,900 Greater Alabama MLS
• 2026-01-29 Listed $104,900 Greater Alabama MLS
• 2025-11-17 Price Changed $109,900 Greater Alabama MLS
• 2025-10-15 Price Changed $115,400 Greater Alabama MLS
• 2025-10-05 Price Changed $119,900 Greater Alabama MLS
• 2025-09-26 Price Changed $124,900 Greater Alabama MLS
• 2017-01-13 Sold (Public Records) $5,001,000 Public Records
• 2017-01-13 Sold (Public Records) $641,500 Public Records
• 2016-02-09 Sold (Public Records) $50,000 Public Records
• 2007-08-26 Sold (Public Records) $87,000 Public Records
• 2006-04-14 Sold (Public Records) $80,000 Public Records
• 2005-05-03 Sold (Public Records) $51,000 Public Records
• 1978-09-15 Sold (Public Records) $38,075 Public Records

Property tax history

+15.1%/yr

Latest (2025): $1,304 · +4.3% YoY. Source: county tax records.