184 Maylene Ln · Alabaster, AL 35114

$200,000

3 bd · 2.0 ba · 2,431 sqft · SingleFamily · 127 Days on market

Built 2010 0.64 ac lot Est $391k · 49% 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CALLING ALL CASH BUYERS - We are looking for a QUICK SALE! Looking for room to spread out while still be close to schools and shopping? Be sure to check out this beautiful home in Maylene! Wide open layout with a beautifully upgraded kitchen with oversized island with gorgeous granite counter tops, stainless steel appliances including NEW dishwasher, NEW microwave, trash compactor and an oversized refrigerator. This home offers a split bedroom floorplan offering plenty of privacy from your guests or children! The great room is open to the kitchen and is the perfect space to relax by the wood-burning fireplace. Step out back to the open deck and your own private POOL! You know warmer days

Key facts

• 0.64 acre lot
• Pool
• Built 2010

Property features AI

Finance

• Other: Parcel ID: 23-5-16-0-001-042.000; Lot size approximately 0.64 acres
• Financial info: Down payment assistance available
• HOA & community: Garbage service fee ($50 monthly)

Exterior

• Parking: Driveway parking
• Security: Security system
• Utilities: Public water; Septic system; Electric water heater; AT&T internet availability
• Home design: Existing single-family home; Main-level entry; Crawl space foundation; Vinyl siding
• Construction: Vinyl siding construction; Crawl space foundation
• Exterior features: Above-ground personal pool; Open deck; Some trees on lot; Subdivision setting; Not waterfront; No patio

Interior

• Kitchen: Stone countertops; Breakfast bar; Kitchen island; Pantry; Compactor (built-in); Electric cooktop; Built-in microwave; Electric oven; Refrigerator; Some stainless steel appliances
• Bedrooms: Master bedroom (main level); Additional bedrooms (main level); Walk-in closets in bedrooms
• Flooring: Carpet; Hardwood laminate; Vinyl
• Bathrooms: Two full bathrooms; Master bath with separate shower and jetted tub; Second bath with tub/shower combo; Linen closet
• Heating & cooling: Central heating; Central cooling with heat pump; Ceiling fans
• Interior features: Crown molding; Recessed lighting; Security system; Split bedroom floor plan; All window treatments remain; One wood-burning fireplace with stone surround in the living room; Attic access
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (11.6% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.1% in Alabaster — 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 76/100 on livability (#14 in AL, #3,512 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities D-, commute F, health & safety F.
• Alabaster City (suburban): math 30% / reading 57% proficiency, ranked #17 of 129 in AL (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Creek View Elementary School (math 56% / reading 71%, grade B, #46 of 627 statewide, top 8%, 946 students, 48% FRL); Thompson Middle School (math 24% / reading 57%, grade F, #56 of 257 statewide, top 22%, 1,434 students, 51% FRL); Thompson High School (math 34% / reading 38%, grade F, #43 of 305 statewide, top 14%, 2,203 students, 48% FRL) — zoned schools average 49% FRL vs 31% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 40 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 987 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

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.
• Shelby County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% 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 $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.88% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $391,391
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 Grande View Pkwy	0.30mi	4/3.5 (+1)	2,389 (-2%)	9mo	$385,000	$161	65
143 Grande Club Dr	0.53mi	3/3.0	2,400 (-1%)	9mo	$389,000	$162	62
1101 Grande View Rdg	0.50mi	4/2.5 (+1)	2,566 (+6%)	1mo	$415,000	$162	60
2111 N Grande View Ln	0.41mi	4/3.5 (+1)	2,521 (+4%)	5mo	$420,000	$167	60
117 Grande View Pkwy	0.57mi	3/2.0	2,190 (-10%)	1mo	$349,000	$159	57
147 Grande View Ln	0.59mi	4/3.0 (+1)	2,514 (+3%)	3mo	$332,000	$132	55
605 N Grande View Cir	0.52mi	4/3.5 (+1)	2,546 (+5%)	12mo	$460,000	$181	47
101 Grande View Ln	0.60mi	4/3.0 (+1)	2,493 (+3%)	16mo	$340,000	$136	46
1077 Grande View Pass	0.60mi	4/3.5 (+1)	2,638 (+8%)	1mo	$525,000	$199	46
124 Grande Club Dr	0.60mi	3/2.0	2,160 (-11%)	11mo	$133,537	$62	44
148 Grande View Ln	0.62mi	3/3.0	2,729 (+12%)	10mo	$348,500	$128	39
130 Big Oak Dr	0.73mi	4/3.0 (+1)	2,736 (+12%)	13mo	$315,000	$115	26

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-18,293
• Equity at exit: $29,821

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,966
• Equity at exit: $17,292

Cash invested: $56,000 (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 35114

• Home prices YoY: -25.9%
• Active inventory: 40
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,768 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$41 /mo · $496/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $223

Break-even live

Break-even rent $1,485

Max offer price $200,000

Occupancy floor 82%

Sensitivity live

Price	-10% $336	-5% $280	+0% $223	+5% $167	+10% $110
Rent	-10% $84	-5% $153	+0% $223	+5% $293	+10% $363
Rate	-1.0pp $324	-0.5pp $274	base $223	+0.5pp $171	+1.0pp $119

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Carriage Dr Maylene, AL	3.0	2.5	1839	$1,731	$0.94	45d	1	0.66mi
320 Willow Glen Ct Alabaster, AL	3.0	2.0	1652	$1,855	$1.12	45d	1	1.41mi

Listing history 11 events

1. 2026-05-21
   price $200,000
2. 2026-05-20
   status Active
3. 2026-04-30
   historical Contingent
4. 2026-04-13
   status Active
5. 2026-03-18
   historical Contingent
6. 2026-02-17
   status Active
7. 2026-02-07
   historical Contingent
8. 2026-01-23
   listed $225,000 Active
9. 2026-01-18
   historical $225,000
10. 2022-09-13
    status Pending
11. 2022-09-05
    listed $200,000 Active

ⓘ 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: $496 · $41/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$324/yr (+$27/mo · 65.4%)

ⓘ 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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,216
• − Mortgage interest: −$11,203
• − Property taxes: −$496
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$5,818
• Taxable loss: −$696
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $2,846/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: Alabaster City
• NCES district ID: 0100190
• Math proficiency: 30% ▼ -27.00%
• Reading proficiency: 57% ▲ 5.00%
• Median HH income: $68,690
• Composite: 39.07/100
• National rank: #4052
• State rank: #17 of 129 in AL

Livability — Alabaster

• Score: 76/100
• State rank: #14
• US rank: #3512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alabaster, AL
• City population: 28,586
• Population (ZIP): 7,777

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 237,024 people
• By 2030: 249,868 · +5.4%
• By 2040: 272,778 · +15.1%
• By 2050: 291,062 · +22.8%
• By 2075: 326,049 · +37.6%
• By 2100: 335,870 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 15% Hispanic / Latino 7% Two or more races 2% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Serbian 2% Romanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: +12.6pp toward D · 2008: -53.4pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+40.4 2016: R+50.3 2012: R+55.6 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.31%
• Current HPI: 209.5917
• 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

+0.0% since first listed

11 events — show timeline

• 2026-05-21 Price Changed $200,000 Greater Alabama MLS
• 2026-05-20 Relisted — Greater Alabama MLS
• 2026-04-30 Contingent — Greater Alabama MLS
• 2026-04-13 Relisted — Greater Alabama MLS
• 2026-03-18 Contingent — Greater Alabama MLS
• 2026-02-17 Relisted — Greater Alabama MLS
• 2026-02-07 Contingent — Greater Alabama MLS
• 2026-01-23 Listed $225,000 Greater Alabama MLS
• 2026-01-18 Coming Soon $225,000 Greater Alabama MLS
• 2022-09-13 Pending — VMLS
• 2022-09-05 Listed $200,000 VMLS

Property tax history

+4.8%/yr

Latest (2025): $496 · +7.5% YoY. Source: county tax records.