115 Front St · Mulga, AL 35005

$85,000

2 bd · 1.0 ba · 1,022 sqft · SingleFamily public records · 98 Days on market

Built 1930 10,018 sqft lot $83/sqft · 9% below area Est $93k · 9% 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 +27.8/30.0
• ARV discount +11.6/15.0
• DSCR +9.8/10.0
• 1% rule +6.9/10.0
• Livability +2.7/5.0
• 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

Move-in ready 3BR/1BA home in Mulga offering a spacious layout and strong rental potential. Located in a quiet, rural working-class community with steady rental demand, this property is ideal for investors or buyers seeking an affordable home with room to spread out.

Key facts

• 0.23 acre lot
• Parking
• Built 1930

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#467 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, 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 21d 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 $588 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 1930 — 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: 1.19% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.02%
• DSCR: 1.58
• GRM: 7.0

CMA / ARV

• ARV (median comp): $93,474
• List price: $85,000
• Delta: -9.07%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
439 Lakeshore Cir	0.48mi	2/1.0	1,023 (+0%)	1mo	$120,400	$118	76
116 Forest Ave	0.07mi	2/1.0	910 (-11%)	4mo	$64,000	$70	75
126 Front St	0.09mi	2/1.0	1,108 (+8%)	11mo	$79,900	$72	72
311 2nd Ave	0.75mi	3/1.0 (+1)	1,064 (+4%)	2mo	$50,000	$47	52
401 Mulga Loop Rd	0.50mi	3/2.0 (+1)	1,064 (+4%)	14mo	$79,900	$75	49
222 Pine Ave	0.40mi	3/2.0 (+1)	1,140 (+12%)	6mo	$144,500	$127	48
431 Lakeshore Cir	0.52mi	3/1.0 (+1)	1,172 (+15%)	0mo	$73,000	$62	46
230 School Rd	0.44mi	1/1.0 (-1)	893 (-13%)	9mo	$39,000	$44	46
325 Cypress Ave	0.41mi	3/1.0 (+1)	1,160 (+14%)	12mo	$55,000	$47	44
303 2nd Ave	0.71mi	3/1.0 (+1)	1,104 (+8%)	18mo	$65,000	$59	34

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $2,665
• Equity at exit: $12,674

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $23,449
• Equity at exit: $7,349

Cash invested: $23,800 (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 35005

• Home prices YoY: -3.9%
• Active inventory: 59
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $258

Break-even live

Break-even rent $684

Max offer price $85,000

Occupancy floor 69%

Sensitivity live

Price	-10% $306	-5% $282	+0% $258	+5% $234	+10% $210
Rent	-10% $178	-5% $218	+0% $258	+5% $298	+10% $338
Rate	-1.0pp $301	-0.5pp $280	base $258	+0.5pp $236	+1.0pp $214

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Front St Adamsville, AL	2.0	1.0	924	$1,000	$1.08	20d	1	0.16mi
439 Lakeshore Cir Adamsville, AL	2.0	1.0	1023	$1,000	$0.98	45d	1	0.48mi
4455 Middle St Mulga, AL	2.0	2.0	1200	$1,100	$0.92	3d	1	0.92mi

Listing history 29 events

1. 2026-06-18
   days on market $85,000 Active 98 DOM
2. 2026-06-17
   days on market $85,000 Active 97 DOM
3. 2026-06-16
   days on market $85,000 Active 96 DOM
4. 2026-06-15
   days on market $85,000 Active 95 DOM
5. 2026-06-13
   days on market $85,000 Active 93 DOM
6. 2026-06-10
   days on market $85,000 Active 90 DOM
7. 2026-06-09
   days on market $85,000 Active 89 DOM
8. 2026-06-08
   days on market $85,000 Active 88 DOM
9. 2026-06-07
   days on market $85,000 Active 87 DOM
10. 2026-06-03
    days on market $85,000 Active 83 DOM
11. 2026-06-02
    days on market $85,000 Active 82 DOM
12. 2026-06-01
    days on market $85,000 Active 81 DOM
13. 2026-05-31
    days on market $85,000 Active 80 DOM
14. 2026-03-12
    listed $85,000 Active 267-char remark

    Show marketing remark (267 chars)

    Move-in ready 3BR/1BA home in Mulga offering a spacious layout and strong rental potential. Located in a quiet, rural working-class community with steady rental demand, this property is ideal for investors or buyers seeking an affordable home with room to spread out.

15. 2026-02-26
    historical $1,023
16. 2026-01-13
    price $1,023
17. 2026-01-07
    price $895
18. 2025-12-11
    listed $925
19. 2024-11-21
    historical $900
20. 2024-11-07
    price $900
21. 2024-10-24
    price $950
22. 2024-10-10
    price $995
23. 2024-09-26
    price $1,025
24. 2024-09-07
    listed $1,050
25. 2021-03-16
    soldstatus $95,000
26. 2021-03-11
    soldstatus $95,000 107-char remark

    Show marketing remark (107 chars)

    Adorable house in Adamsville with 3 bedrooms and 1 bathroom. A huge space included both inside and outside.

27. 2021-01-06
    listed $95,000 107-char remark

    Show marketing remark (107 chars)

    Adorable house in Adamsville with 3 bedrooms and 1 bathroom. A huge space included both inside and outside.

28. 2020-12-11
    soldstatus $64,000
29. 1978-11-01
    soldstatus $8,500

ⓘ 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: $708 · $59/mo
• Projected year-2 tax: $708 · $59/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 4/10 Moderate
• 🌡 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: $12,129
• − Mortgage interest: −$4,761
• − Property taxes: −$708
• − Insurance: −$425
• − Repairs & maintenance: −$970
• − Management: −$970
• − Depreciation: −$2,473
• Taxable income: $1,821
• Est. tax owed @ 24.0%: −$437
• After-tax cash flow: $2,663/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 — Mulga

• Score: 54/100
• State rank: #467
• US rank: #24018

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mulga, AL
• 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

+900.0% since first listed

16 events — show timeline

• 2026-03-12 Listed $85,000 Greater Alabama MLS
• 2026-02-26 Rental Removed $1,023 RENTLY
• 2026-01-13 Price Changed $1,023 RENTLY
• 2026-01-07 Price Changed $895 RENTLY
• 2025-12-11 Listed for Rent $925 RENTLY
• 2024-11-21 Rental Removed $900 SHOWMOJO
• 2024-11-07 Price Changed $900 SHOWMOJO
• 2024-10-24 Price Changed $950 SHOWMOJO
• 2024-10-10 Price Changed $995 SHOWMOJO
• 2024-09-26 Price Changed $1,025 SHOWMOJO
• 2024-09-07 Listed for Rent $1,050 SHOWMOJO
• 2021-03-16 Sold (Public Records) $95,000 Public Records
• 2021-03-11 Sold (MLS) $95,000 Greater Alabama MLS
• 2021-01-06 Listed $95,000 Greater Alabama MLS
• 2020-12-11 Sold (Public Records) $64,000 Public Records
• 1978-11-01 Sold (Public Records) $8,500 Public Records

Property tax history

+8.1%/yr

Latest (2025): $708 · +6.9% YoY. Source: county tax records.