512 6th St · Adamsville, AL 35060

$36,500

3 bd · 1.0 ba · 1,385 sqft · SingleFamily public records · 86 Days on market

Built 1934 7,405 sqft lot $26/sqft · 72% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

More pictures and information coming.

Key facts

• 7,405 sq ft lot
• Built 1934
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $34k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.9% 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: 4 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• In year one you build about $1k of equity ($252 loan paydown + $1k appreciation (3.0% local appreciation)).
• 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $36k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,310 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — 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: 3.28% ✓
• Cap rate: 28.90%
• Cash-on-cash: 80.73%
• DSCR: 4.59
• GRM: 2.5

CMA / ARV

• ARV (median comp): $128,459
• List price: $36,500
• Delta: -71.59%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 85.2%
• Equity multiple: 5.72×
• Total profit: $48,211
• Equity at exit: $16,412

10-year hold

• IRR: 84.7%
• Equity multiple: 11.79×
• Total profit: $110,290
• Equity at exit: $25,293

Cash invested: $10,220 (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 35060

• Active inventory: 4
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$191
• Tax from tax record: −$52 /mo · $623/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $688

Break-even live

Break-even rent $327

Max offer price $36,500

Occupancy floor 38%

Sensitivity live

Price	-10% $708	-5% $698	+0% $688	+5% $677	+10% $667
Rent	-10% $593	-5% $640	+0% $688	+5% $735	+10% $782
Rate	-1.0pp $706	-0.5pp $697	base $688	+0.5pp $678	+1.0pp $669

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: $9,125
• Closing costs: $1,095
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
905 Lynndale Ln Birmingham, AL	4.0	2.0	1625	$1,550	$0.95	2d	1	1.08mi
3121 Monroe Ave Birmingham, AL	3.0	1.0	951	$995	$1.05	17d	1	1.10mi
1050 McDonald Chapel Rd Birmingham, AL	3.0	1.5	1454	$1,250	$0.86	24d	1	1.19mi
1344 Pratt Hwy Birmingham, AL	3.0	2.0	936	$980	$1.05	44d	1	1.26mi
960 Minor Dr Birmingham, AL	3.0	1.5	1299	$1,295	$1.00	24d	1	1.33mi
1204 Pratt Hwy Birmingham, AL	3.0	1.0	1124	$1,125	$1.00	17d	1	1.41mi
328 Cimmaron Dr Birmingham, AL	3.0	1.0	1472	$1,100	$0.75	44d	1	1.42mi
308 Cimmaron Dr Birmingham, AL	3.0	2.0	1479	$1,250	$0.85	44d	1	1.45mi
1137 Pratt Hwy Birmingham, AL	3.0	1.0	993	$1,045	$1.05	3d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $36,500 Active 86 DOM
2. 2026-06-17
   days on market $36,500 Active 85 DOM
3. 2026-06-16
   days on market $36,500 Active 84 DOM
4. 2026-06-15
   price $36,500 Active 83 DOM
5. 2026-06-15
   days on market $49,500 Active 83 DOM
6. 2026-06-13
   days on market $49,500 Active 81 DOM
7. 2026-06-10
   days on market $49,500 Active 78 DOM
8. 2026-06-09
   days on market $49,500 Active 77 DOM
9. 2026-06-08
   days on market $49,500 Active 76 DOM
10. 2026-06-07
    days on market $49,500 Active 75 DOM
11. 2026-06-03
    days on market $49,500 Active 71 DOM
12. 2026-06-02
    days on market $49,500 Active 70 DOM
13. 2026-06-01
    days on market $49,500 Active 69 DOM
14. 2026-05-31
    days on market $49,500 Active 68 DOM
15. 2026-03-24
    listed $79,900 Active 37-char remark

    Show marketing remark (37 chars)

    More pictures and information coming.

16. 1979-10-01
    soldstatus $12,500

ⓘ 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: $623 · $52/mo
• Projected year-2 tax: $623 · $52/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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,372
• − Mortgage interest: −$2,045
• − Property taxes: −$623
• − Insurance: −$182
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$1,062
• Taxable income: $8,160
• Est. tax owed @ 24.0%: −$1,958
• After-tax cash flow: $6,293/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): 159

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 White (52%)
• Race & ethnicity: White 52% Black 48%

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: —
• Current HPI: —
• 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

+539.2% since first listed

2 events — show timeline

• 2026-03-24 Listed $79,900 Greater Alabama MLS
• 1979-10-01 Sold (Public Records) $12,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $623 · +0.0% YoY. Source: county tax records.