211 Lakeshore Cir · Mulga, AL 35005

$89,900

3 bd · 1.0 ba · 1,037 sqft · SingleFamily public records · 219 Days on market

Built 1925 8,276 sqft lot $87/sqft · 10% below area Est $100k · 10% under

---

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 +26.8/30.0
• ARV discount +12.2/15.0
• DSCR +9.2/10.0
• 1% rule +6.5/10.0
• 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

Welcome to this charming 2 bedroom, 1 bathroom home located in Adamsville, AL. This cozy house features modern paint, hardwood floors, and updated fixtures throughout. The kitchen boasts granite countertops, a pantry, lots of cabinets, and a laundry area with washer/dryer connections. In addition to the spacious bedrooms, there is a bonus room that can be used as an office or additional living space. The property includes a large yard, perfect for outdoor activities, and a driveway for convenient parking!

Key facts

• Pantry
• Large yard
• Bonus room

Tags

• GRANITE COUNTERTOPS
• HARDWOOD FLOORS
• UPDATED FIXTURES
• LARGE YARD
• BONUS ROOM
• PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $622 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 $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 1925 — 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 1.15% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.76%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

• ARV (median comp): $100,319
• List price: $89,900
• Delta: -10.39%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
439 Lakeshore Cir	0.22mi	2/1.0 (-1)	1,023 (-1%)	1mo	$120,400	$118	81
222 Pine Ave	0.10mi	3/2.0	1,140 (+10%)	6mo	$144,500	$127	70
431 Lakeshore Cir	0.25mi	3/1.0	1,172 (+13%)	0mo	$73,000	$62	66
325 Cypress Ave	0.25mi	3/1.0	1,160 (+12%)	12mo	$55,000	$47	59
126 Front St	0.35mi	2/1.0 (-1)	1,108 (+7%)	11mo	$79,900	$72	58
116 Forest Ave	0.30mi	2/1.0 (-1)	910 (-12%)	4mo	$64,000	$70	57

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: 1.2%
• Equity multiple: 1.04×
• Total profit: $1,131
• Equity at exit: $13,404

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $21,153
• Equity at exit: $7,773

Cash invested: $25,172 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,033 high
• Mortgage (P&I): −$471
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $247

Break-even live

Break-even rent $720

Max offer price $89,900

Occupancy floor 71%

Sensitivity live

Price	-10% $298	-5% $272	+0% $247	+5% $221	+10% $196
Rent	-10% $165	-5% $206	+0% $247	+5% $288	+10% $328
Rate	-1.0pp $292	-0.5pp $270	base $247	+0.5pp $223	+1.0pp $200

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
439 Lakeshore Cir Adamsville, AL	2.0	1.0	1023	$1,000	$0.98	44d	1	0.22mi
213 Front St Adamsville, AL	2.0	1.0	924	$1,000	$1.08	19d	1	0.48mi
4329 Maple Cir Adamsville, AL	3.0	2.0	1236	$1,225	$0.99	24d	1	1.31mi
4455 Middle St Mulga, AL	2.0	2.0	1200	$1,100	$0.92	2d	1	1.32mi
4508 Maple Cir Adamsville, AL	3.0	1.0	975	$1,095	$1.12	3d	1	1.48mi

Listing history 28 events

1. 2026-06-18
   days on market $89,900 Active 219 DOM
2. 2026-06-17
   days on market $89,900 Active 218 DOM
3. 2026-06-16
   days on market $89,900 Active 217 DOM
4. 2026-06-15
   days on market $89,900 Active 216 DOM
5. 2026-06-13
   days on market $89,900 Active 214 DOM
6. 2026-06-10
   days on market $89,900 Active 211 DOM
7. 2026-06-09
   days on market $89,900 Active 210 DOM
8. 2026-06-08
   days on market $89,900 Active 209 DOM
9. 2026-06-07
   days on market $89,900 Active 208 DOM
10. 2026-06-03
    days on market $89,900 Active 204 DOM
11. 2026-06-02
    days on market $89,900 Active 203 DOM
12. 2026-06-01
    days on market $89,900 Active 202 DOM
13. 2026-05-31
    days on market $89,900 Active 201 DOM
14. 2026-04-30
    status Active 510-char remark

    Show marketing remark (510 chars)

    Welcome to this charming 2 bedroom, 1 bathroom home located in Adamsville, AL. This cozy house features modern paint, hardwood floors, and updated fixtures throughout. The kitchen boasts granite countertops, a pantry, lots of cabinets, and a laundry area with washer/dryer connections. In addition to the spacious bedrooms, there is a bonus room that can be used as an office or additional living space. The property includes a large yard, perfect for outdoor activities, and a driveway for convenient parking!

15. 2026-03-06
    historical Contingent 510-char remark

    Show marketing remark (510 chars)

    Welcome to this charming 2 bedroom, 1 bathroom home located in Adamsville, AL. This cozy house features modern paint, hardwood floors, and updated fixtures throughout. The kitchen boasts granite countertops, a pantry, lots of cabinets, and a laundry area with washer/dryer connections. In addition to the spacious bedrooms, there is a bonus room that can be used as an office or additional living space. The property includes a large yard, perfect for outdoor activities, and a driveway for convenient parking!

16. 2026-02-04
    price $89,900 510-char remark

    Show marketing remark (510 chars)

    Welcome to this charming 2 bedroom, 1 bathroom home located in Adamsville, AL. This cozy house features modern paint, hardwood floors, and updated fixtures throughout. The kitchen boasts granite countertops, a pantry, lots of cabinets, and a laundry area with washer/dryer connections. In addition to the spacious bedrooms, there is a bonus room that can be used as an office or additional living space. The property includes a large yard, perfect for outdoor activities, and a driveway for convenient parking!

17. 2025-11-11
    listed $92,000 Active 510-char remark

    Show marketing remark (510 chars)

    Welcome to this charming 2 bedroom, 1 bathroom home located in Adamsville, AL. This cozy house features modern paint, hardwood floors, and updated fixtures throughout. The kitchen boasts granite countertops, a pantry, lots of cabinets, and a laundry area with washer/dryer connections. In addition to the spacious bedrooms, there is a bonus room that can be used as an office or additional living space. The property includes a large yard, perfect for outdoor activities, and a driveway for convenient parking!

18. 2025-11-06
    historical $900
19. 2025-08-22
    listed $900
20. 2024-08-06
    historical $845
21. 2024-07-26
    listed $845
22. 2020-10-01
    soldstatus $86,000
23. 2020-09-28
    soldstatus $86,000 115-char remark

    Show marketing remark (115 chars)

    Amazing house in Adamsville with 2 bedrooms and 1 bathroom. Perfect for the entire spaces that you want to achieve.

24. 2020-07-25
    listed $86,000 115-char remark

    Show marketing remark (115 chars)

    Amazing house in Adamsville with 2 bedrooms and 1 bathroom. Perfect for the entire spaces that you want to achieve.

25. 2013-06-03
    soldstatus $32,240
26. 2006-12-07
    soldstatus $42,500
27. 1994-07-29
    soldstatus $33,500
28. 1988-11-01
    soldstatus $25,000

ⓘ 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: $722 · $60/mo
• Projected year-2 tax: $722 · $60/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 3/10 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: $12,392
• − Mortgage interest: −$5,036
• − Property taxes: −$722
• − Insurance: −$450
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$2,615
• Taxable income: $1,587
• Est. tax owed @ 24.0%: −$381
• After-tax cash flow: $2,580/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

+259.6% since first listed

15 events — show timeline

• 2026-04-30 Relisted — Greater Alabama MLS
• 2026-03-06 Contingent — Greater Alabama MLS
• 2026-02-04 Price Changed $89,900 Greater Alabama MLS
• 2025-11-11 Listed $92,000 Greater Alabama MLS
• 2025-11-06 Rental Removed $900 SHOWMOJO
• 2025-08-22 Listed for Rent $900 SHOWMOJO
• 2024-08-06 Rental Removed $845 SHOWMOJO
• 2024-07-26 Listed for Rent $845 SHOWMOJO
• 2020-10-01 Sold (Public Records) $86,000 Public Records
• 2020-09-28 Sold (MLS) $86,000 Greater Alabama MLS
• 2020-07-25 Listed $86,000 Greater Alabama MLS
• 2013-06-03 Sold (Public Records) $32,240 Public Records
• 2006-12-07 Sold (Public Records) $42,500 Public Records
• 1994-07-29 Sold (Public Records) $33,500 Public Records
• 1988-11-01 Sold (Public Records) $25,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $722 · +0.0% YoY. Source: county tax records.