8465 Lanewood Cir · Leeds, AL 35094

$193,900

3 bd · 1.5 ba · 1,904 sqft · SingleFamily public records · 51 Days on market

Built 1990 $102/sqft · 33% below area Est $290k · 33% under

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Why this score? — see what drove the C+ 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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.2/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic Curb appeal and so much space. Hardwood Flooring greets you upon entering the 2 story home with a basement. Large Kitchen with Tile Flooring and connects to a LARGE laundry room. You will enjoy the privacy of your backyard from the full width deck. Backyard fenced in and is the perfect place to hang out with friends or family making memories cooking s'mores or climbing trees. Master Bedroom has a Great Walk-In Closet and is conveniently located down the hall from the 2nd & 3rd good sized bedrooms. Hang out in the Basement De with stained concrete floors-perfect for watching movies, having a home office, or sending the teens down to play video games. Lots of Natural Light, Incredible Curb Appeal, Large Lot and so much house to fill with all of your memories.

Key facts

• 2 garage spots
• Built 1990
• Listed 51 days

Property features AI

Finance

• Other: Property access via public road with curb and gutters; Garbage fee amount noted
• Financial info: Garbage fee charged quarterly
• HOA & community: No association fee

Exterior

• Parking: Attached garage with side entry; Basement parking; Driveway parking; Total of 2 garage spaces
• Utilities: Public water; Connected sewer; Electric water heater; Internet service available; Ceiling fans and ridge vent listed as energy/green features
• Home design: Existing single-family residence; Tri-level layout not present (home is not described as tri-level/split); Basement entry level present; Subdivision: Lanewood
• Construction: Vinyl siding; Basement foundation; Year built listed as existing
• Exterior features: Fenced yard; Porch; Open deck; Some trees in yard; Located in a subdivision

Interior

• Kitchen: Laminate countertops; Built-in dishwasher; Built-in microwave; Electric oven; Electric stove
• Bedrooms: Master bedroom on upper level; Additional bedrooms on upper level; Walk-in closets; Bedrooms include upstairs placement where noted
• Flooring: Carpet; Hardwood; Tile floors
• Bathrooms: Two full bathrooms; Master bath with separate vanities; Tub/shower combo in secondary bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 9+ ft. ceilings with crown molding; Recessed lighting; Wood-burning fireplace with brick surround in the den; Pull-down attic; Full basement (both finished and unfinished)
• 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/1.5-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $194k).
• Recommended offer: $188k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.2% in Leeds — 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 60/100 on livability (#286 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime D+, amenities F, commute F.
• Leeds City (suburban): math 20% / reading 45% proficiency, ranked #51 of 129 in AL (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Leeds Primary School (509 students, 42% FRL); Leeds High School (math 17% / reading 22%, grade F, #169 of 305 statewide, top 59%, 619 students, 52% FRL) — zoned schools at 47% FRL track the district average.
• Zoned-school proficiency averages 20% at this address vs 32% district-wide (-13 pts) — the specific schools serving this property underperform the Leeds City average; the district grade overstates school quality for this exact location.
• Market conditions: 161 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 557 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• St. Clair County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,083 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.02% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.50%
• DSCR: 1.38
• GRM: 8.2

CMA / ARV

• ARV (median comp): $290,293
• List price: $193,900
• Delta: -33.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8483 Lanewood Cir	0.07mi	3/2.5	1,916 (+1%)	7mo	$269,900	$141	86
8352 Cahaba Crossing Cir	0.10mi	4/2.0 (+1)	1,741 (-9%)	3mo	$285,000	$164	72
1280 Ashville Rd	0.35mi	3/2.0	1,958 (+3%)	6mo	$275,000	$140	72
8541 Dover Dr	0.10mi	3/2.0	1,658 (-13%)	6mo	$269,900	$163	67
1652 Oliver Rd	0.51mi	3/2.5	1,780 (-6%)	2mo	$269,900	$152	60
1920 Lane Dr	0.24mi	3/2.0	1,642 (-14%)	7mo	$261,900	$160	58
2048 Valley Run	0.70mi	3/2.5	1,933 (+2%)	8mo	$298,470	$154	55
2056 Valley Run	0.70mi	3/2.5	1,933 (+2%)	8mo	$317,095	$164	55
1627 Parnell Dr	0.51mi	3/1.5	1,685 (-12%)	6mo	$239,900	$142	52
8140 Becker Ln	0.54mi	4/3.0 (+1)	2,012 (+6%)	7mo	$321,900	$160	49
1600 Sims St	0.55mi	3/3.5	2,124 (+12%)	8mo	$265,000	$125	41
8653 Mohring Pl	0.71mi	3/2.5	1,662 (-13%)	2mo	$270,000	$162	40

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-11,201
• Equity at exit: $28,911

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $16,198
• Equity at exit: $16,765

Cash invested: $54,292 (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 35094

• Home prices YoY: -9.7%
• Active inventory: 161
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,974 high
• Mortgage (P&I): −$1,017
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$81
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $318

Break-even live

Break-even rent $1,572

Max offer price $193,900

Occupancy floor 79%

Sensitivity live

Price	-10% $428	-5% $373	+0% $318	+5% $263	+10% $208
Rent	-10% $162	-5% $240	+0% $318	+5% $396	+10% $474
Rate	-1.0pp $416	-0.5pp $367	base $318	+0.5pp $268	+1.0pp $217

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: $48,475
• Closing costs: $5,817
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1812 Clarke Cir Leeds, AL	4.0	2.5	2099	$2,161	$1.03	45d	1	0.21mi
2058 Palmer Ave Leeds, AL	4.0	2.0	1638	$1,610	$0.98	2d	1	0.58mi
8653 Mohring Pl Leeds, AL	3.0	2.5	1662	$1,746	$1.05	11d	1	0.68mi
8665 Mohring Pl Leeds, AL	4.0	2.0	1459	$1,895	$1.30	2d	1	0.71mi
111 Black Hawk Ln Moody, AL	3.0	2.0	1651	$1,950	$1.18	4d	1	1.33mi
4060 Ashley Dr Leeds, AL	3.0	2.0	1301	$1,729	$1.33	2d	1	1.41mi
2005 Weaver Way Leeds, AL	3.0	2.0	1232	$1,914	$1.55	2d	1	1.42mi
4025 Ashley Dr Leeds, AL	3.0	2.0	1266	$1,914	$1.51	2d	1	1.47mi
4009 Ashley Dr Leeds, AL	3.0	2.0	1301	$1,789	$1.38	2d	1	1.49mi

Listing history 26 events

1. 2026-06-21
   days on market $193,900 Active 51 DOM
2. 2026-06-18
   days on market $193,900 Active 48 DOM
3. 2026-06-17
   days on market $193,900 Active 47 DOM
4. 2026-06-16
   days on market $193,900 Active 46 DOM
5. 2026-06-15
   days on market $193,900 Active 45 DOM
6. 2026-06-13
   days on market $193,900 Active 43 DOM
7. 2026-06-10
   days on market $193,900 Active 40 DOM
8. 2026-06-09
   days on market $193,900 Active 39 DOM
9. 2026-06-08
   days on market $193,900 Active 38 DOM
10. 2026-06-07
    days on market $193,900 Active 37 DOM
11. 2026-06-05
    days on market $193,900 Active 34 DOM
12. 2026-06-03
    days on market $193,900 Active 33 DOM
13. 2026-06-02
    days on market $193,900 Active 32 DOM
14. 2026-06-01
    days on market $193,900 Active 31 DOM
15. 2026-05-31
    days on market $193,900 Active 30 DOM
16. 2026-04-30
    listed $210,000 Active 730-char remark
17. 2021-03-26
    soldstatus $185,000
18. 2021-03-19
    soldstatus $185,000 Sold 784-char remark

    Show marketing remark (784 chars)

    Fantastic Curb appeal and so much space. Hardwood Flooring greets you upon entering the 2 story home with a basement. Large Kitchen with Tile Flooring and connects to a LARGE laundry room. You will enjoy the privacy of your backyard from the full width deck. Backyard fenced in and is the perfect place to hang out with friends or family making memories cooking s'mores or climbing trees. Master Bedroom has a Great Walk-In Closet and is conveniently located down the hall from the 2nd & 3rd good sized bedrooms. Hang out in the Basement De with stained concrete floors-perfect for watching movies, having a home office, or sending the teens down to play video games. Lots of Natural Light, Incredible Curb Appeal, Large Lot and so much house to fill with all of your memories.

19. 2021-02-16
    historical Contingent 784-char remark

    Show marketing remark (784 chars)

    Fantastic Curb appeal and so much space. Hardwood Flooring greets you upon entering the 2 story home with a basement. Large Kitchen with Tile Flooring and connects to a LARGE laundry room. You will enjoy the privacy of your backyard from the full width deck. Backyard fenced in and is the perfect place to hang out with friends or family making memories cooking s'mores or climbing trees. Master Bedroom has a Great Walk-In Closet and is conveniently located down the hall from the 2nd & 3rd good sized bedrooms. Hang out in the Basement De with stained concrete floors-perfect for watching movies, having a home office, or sending the teens down to play video games. Lots of Natural Light, Incredible Curb Appeal, Large Lot and so much house to fill with all of your memories.

20. 2021-02-09
    status Active 784-char remark

    Show marketing remark (784 chars)

    Fantastic Curb appeal and so much space. Hardwood Flooring greets you upon entering the 2 story home with a basement. Large Kitchen with Tile Flooring and connects to a LARGE laundry room. You will enjoy the privacy of your backyard from the full width deck. Backyard fenced in and is the perfect place to hang out with friends or family making memories cooking s'mores or climbing trees. Master Bedroom has a Great Walk-In Closet and is conveniently located down the hall from the 2nd & 3rd good sized bedrooms. Hang out in the Basement De with stained concrete floors-perfect for watching movies, having a home office, or sending the teens down to play video games. Lots of Natural Light, Incredible Curb Appeal, Large Lot and so much house to fill with all of your memories.

21. 2021-01-12
    historical Contingent 784-char remark

    Show marketing remark (784 chars)

    Fantastic Curb appeal and so much space. Hardwood Flooring greets you upon entering the 2 story home with a basement. Large Kitchen with Tile Flooring and connects to a LARGE laundry room. You will enjoy the privacy of your backyard from the full width deck. Backyard fenced in and is the perfect place to hang out with friends or family making memories cooking s'mores or climbing trees. Master Bedroom has a Great Walk-In Closet and is conveniently located down the hall from the 2nd & 3rd good sized bedrooms. Hang out in the Basement De with stained concrete floors-perfect for watching movies, having a home office, or sending the teens down to play video games. Lots of Natural Light, Incredible Curb Appeal, Large Lot and so much house to fill with all of your memories.

22. 2021-01-09
    price $179,900 784-char remark

    Show marketing remark (784 chars)

    Fantastic Curb appeal and so much space. Hardwood Flooring greets you upon entering the 2 story home with a basement. Large Kitchen with Tile Flooring and connects to a LARGE laundry room. You will enjoy the privacy of your backyard from the full width deck. Backyard fenced in and is the perfect place to hang out with friends or family making memories cooking s'mores or climbing trees. Master Bedroom has a Great Walk-In Closet and is conveniently located down the hall from the 2nd & 3rd good sized bedrooms. Hang out in the Basement De with stained concrete floors-perfect for watching movies, having a home office, or sending the teens down to play video games. Lots of Natural Light, Incredible Curb Appeal, Large Lot and so much house to fill with all of your memories.

23. 2021-01-08
    status Active 784-char remark

    Show marketing remark (784 chars)

    Fantastic Curb appeal and so much space. Hardwood Flooring greets you upon entering the 2 story home with a basement. Large Kitchen with Tile Flooring and connects to a LARGE laundry room. You will enjoy the privacy of your backyard from the full width deck. Backyard fenced in and is the perfect place to hang out with friends or family making memories cooking s'mores or climbing trees. Master Bedroom has a Great Walk-In Closet and is conveniently located down the hall from the 2nd & 3rd good sized bedrooms. Hang out in the Basement De with stained concrete floors-perfect for watching movies, having a home office, or sending the teens down to play video games. Lots of Natural Light, Incredible Curb Appeal, Large Lot and so much house to fill with all of your memories.

24. 2020-12-28
    historical Contingent 784-char remark

    Show marketing remark (784 chars)

    Fantastic Curb appeal and so much space. Hardwood Flooring greets you upon entering the 2 story home with a basement. Large Kitchen with Tile Flooring and connects to a LARGE laundry room. You will enjoy the privacy of your backyard from the full width deck. Backyard fenced in and is the perfect place to hang out with friends or family making memories cooking s'mores or climbing trees. Master Bedroom has a Great Walk-In Closet and is conveniently located down the hall from the 2nd & 3rd good sized bedrooms. Hang out in the Basement De with stained concrete floors-perfect for watching movies, having a home office, or sending the teens down to play video games. Lots of Natural Light, Incredible Curb Appeal, Large Lot and so much house to fill with all of your memories.

25. 2020-12-19
    listed $184,900 Active 784-char remark

    Show marketing remark (784 chars)

    Fantastic Curb appeal and so much space. Hardwood Flooring greets you upon entering the 2 story home with a basement. Large Kitchen with Tile Flooring and connects to a LARGE laundry room. You will enjoy the privacy of your backyard from the full width deck. Backyard fenced in and is the perfect place to hang out with friends or family making memories cooking s'mores or climbing trees. Master Bedroom has a Great Walk-In Closet and is conveniently located down the hall from the 2nd & 3rd good sized bedrooms. Hang out in the Basement De with stained concrete floors-perfect for watching movies, having a home office, or sending the teens down to play video games. Lots of Natural Light, Incredible Curb Appeal, Large Lot and so much house to fill with all of your memories.

26. 2020-12-16
    historical $184,900 784-char remark

    Show marketing remark (784 chars)

    Fantastic Curb appeal and so much space. Hardwood Flooring greets you upon entering the 2 story home with a basement. Large Kitchen with Tile Flooring and connects to a LARGE laundry room. You will enjoy the privacy of your backyard from the full width deck. Backyard fenced in and is the perfect place to hang out with friends or family making memories cooking s'mores or climbing trees. Master Bedroom has a Great Walk-In Closet and is conveniently located down the hall from the 2nd & 3rd good sized bedrooms. Hang out in the Basement De with stained concrete floors-perfect for watching movies, having a home office, or sending the teens down to play video games. Lots of Natural Light, Incredible Curb Appeal, Large Lot and so much house to fill with all of your memories.

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $934 · $78/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,693
• − Mortgage interest: −$10,861
• − Property taxes: −$934
• − Insurance: −$1,767
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$5,641
• Taxable income: $700
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $3,647/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: Leeds City
• NCES district ID: 0100011
• Math proficiency: 20% ▼ -25.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $50,367
• Composite: 28.21/100
• National rank: #6803
• State rank: #51 of 129 in AL

Livability — Leeds

• Score: 60/100
• State rank: #286
• US rank: #18674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leeds, AL
• County: Jefferson County · 527,445 people
• City population: 14,854
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 14,854
• Household income: $74,625
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 248.0

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 94,158 people
• By 2030: 97,008 · +3.0%
• By 2040: 101,615 · +7.9%
• By 2050: 104,537 · +11.0%
• By 2075: 109,350 · +16.1%
• By 2100: 106,785 · +13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 12% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+64.1) · D 17.6% · R 81.7%
• 2008→2024 swing: -0.9pp no change · 2008: -63.2pp · 2024: -64.1pp
• All cycles: 2024: R+64.1 2020: R+64.0 2016: R+68.6 2012: R+66.1 2008: R+63.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.99%
• Current HPI: 223.9527
• Rent YoY: —
• Metro: Birmingham-Hoover, AL
• 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

+4.9% since first listed

12 events — show timeline

• 2026-05-27 Price Changed $193,900 Greater Alabama MLS
• 2026-04-30 Listed $210,000 Greater Alabama MLS
• 2021-03-26 Sold (Public Records) $185,000 Public Records
• 2021-03-19 Sold (MLS) $185,000 Greater Alabama MLS
• 2021-02-16 Contingent — Greater Alabama MLS
• 2021-02-09 Relisted — Greater Alabama MLS
• 2021-01-12 Contingent — Greater Alabama MLS
• 2021-01-09 Price Changed $179,900 Greater Alabama MLS
• 2021-01-08 Relisted — Greater Alabama MLS
• 2020-12-28 Contingent — Greater Alabama MLS
• 2020-12-19 Listed $184,900 Greater Alabama MLS
• 2020-12-16 Coming Soon $184,900 Greater Alabama MLS

Property tax history

+3.9%/yr

Latest (2025): $934 · +0.9% YoY. Source: county tax records.