2601 Avenue C · Birmingham, AL 35218

$69,900

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 40 Days on market

Built 1987 7,405 sqft lot $64/sqft · at area comps Est $68k · at est.

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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 +6.5/15.0
• Appreciation +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

INVESTOR'S TAKE A LOOK!! 3 BEDROOM, 1 BATH HOME WITH A NICE SIZE KITCHEN, DINING ROOM. THIS HOME JUST NEED A LITTLE TLC. This is a Fannie Mae HomePath property. Buy this home with as little as 3% down. Right of Redemption may apply.

Key facts

• 7,405 sq ft lot
• Parking
• Built 1987

Property features AI

Finance

• Other: Lot size about 0.17 acres; Parcel ID available

Exterior

• Parking: Detached garage/parking; Driveway parking; One carport space
• Utilities: Public water; Connected sewer; Internet service available; Electric water heater
• Home design: Existing/established property; Wood construction; Crawl space foundation
• Construction: Wood construction; Crawl space foundation
• Exterior features: Fenced yard; No pool; No patio, deck, or garden/patio listed; Not waterfront

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Multiple bedrooms on main level
• Flooring: Carpet
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Carpet flooring; Ceilings: see remarks; No additional interior built-ins or special features listed
• Laundry & utility: Main-level laundry; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 6.2% in Birmingham — 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 67/100 on livability (#78 in AL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime F, employment F.
• Birmingham City (urban): math 4% / reading 20% proficiency, ranked #116 of 129 in AL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wylam Elementary School (math 2% / reading 12%, grade F, #601 of 627 statewide, top 98%, 371 students, 89% FRL).
• Market conditions: 50 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 41% of the median local income ($31k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $483 of loan paydown is wiped out by about $1k 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 (-1.5% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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.
• Current owner paid $11k; list at $70k implies a 535% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.52% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.49%
• DSCR: 1.91
• GRM: 5.5

CMA / ARV

• ARV (median comp): $68,380
• List price: $69,900
• Delta: 2.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3112 Avenue F	0.42mi	3/1.0	1,024 (-6%)	5mo	$74,000	$72	66
3205 Avenue G	0.51mi	3/2.0	1,108 (+2%)	9mo	$123,900	$112	62
2617 Avenue K	0.57mi	3/1.0	1,046 (-4%)	10mo	$60,000	$57	58
2604 Avenue L	0.60mi	2/1.0 (-1)	1,088 (-0%)	16mo	$57,500	$53	53
2513 Avenue J	0.51mi	2/1.0 (-1)	1,028 (-6%)	13mo	$79,391	$77	51
2513 Avenue I	0.44mi	3/1.5	1,008 (-8%)	17mo	$54,000	$54	51
3300 Avenue H	0.59mi	3/1.0	986 (-10%)	13mo	$89,495	$91	46
3005 Avenue G	0.41mi	3/2.0	1,194 (+9%)	19mo	$87,000	$73	45
2600 Avenue L	0.61mi	2/1.0 (-1)	988 (-10%)	12mo	$82,750	$84	41
811 W 17th St	0.73mi	3/1.0	1,146 (+5%)	22mo	$57,000	$50	40
3409 Avenue D	0.58mi	2/1.0 (-1)	928 (-15%)	23mo	$15,000	$16	24
3416 Avenue H	0.68mi	3/2.0	1,228 (+12%)	23mo	$90,000	$73	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 1.73×
• Total profit: $14,363
• Equity at exit: $15,080

10-year hold

• IRR: 23.1%
• Equity multiple: 3.25×
• Total profit: $44,026
• Equity at exit: $14,354

Cash invested: $19,572 (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 35218

• Home prices YoY: -0.9%
• Active inventory: 50
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,060 high
• Mortgage (P&I): −$367
• Tax from tax record: −$108 /mo · $1,290/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $334

Break-even live

Break-even rent $637

Max offer price $69,900

Occupancy floor 63%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3011 Avenue D Birmingham, AL	2.0	1.0	1000	$795	$0.80	44d	1	0.27mi
3015 Avenue C Unit C Birmingham, AL	2.0	1.0	1000	$825	$0.82	44d	1	0.27mi
3201 Avenue E Birmingham, AL	3.0	1.0	1056	$925	$0.88	44d	1	0.42mi
2908 Avenue I Unit I Ensley, AL	3.0	1.0	1383	$1,025	$0.74	24d	1	0.46mi
3212 Avenue G Unit G Ensley, AL	2.0	1.0	902	$850	$0.94	44d	1	0.50mi
3100 Avenue J Birmingham, AL	3.0	1.0	1409	$1,000	$0.71	10d	1	0.58mi
2617 Avenue K Birmingham, AL	4.0	2.0	1046	$1,495	$1.43	2d	1	0.59mi
2520 Avenue L Unit A Birmingham, AL	4.0	1.5	1260	$1,150	$0.91	24d	1	0.63mi
1001 21st Street Ensley Unit B Birmingham, AL	2.0	1.0	700	$725	$1.04	16d	1	0.65mi
3517 Avenue F Birmingham, AL	3.0	2.0	1155	$1,200	$1.04	44d	1	0.68mi
1313 Pike Rd Birmingham, AL	3.0	1.0	1437	$975	$0.68	44d	1	0.74mi
811 17th Aly Birmingham, AL	4.0	1.0	1146	$1,050	$0.92	10d	1	0.75mi
1701 Avenue I Unit I Birmingham, AL	3.0	1.0	1140	$1,200	$1.05	3d	1	0.80mi
1520 Avenue G Unit G Birmingham, AL	4.0	1.0	1231	$1,100	$0.89	44d	1	0.80mi
820 17th Street Ensley Birmingham, AL	3.0	2.0	1336	$1,250	$0.94	44d	1	0.80mi
1521 22nd Street Ensley Unit B Birmingham, AL	2.0	1.0	750	$875	$1.17	24d	1	0.83mi
1301 32nd Street Ensley Birmingham, AL	3.0	1.0	1200	$975	$0.81	44d	1	0.89mi
1501 29th Street Ensley Birmingham, AL	2.0	1.0	772	$800	$1.04	24d	1	0.89mi
1521 27th Street Ensley Birmingham, AL	3.0	2.0	1120	$1,000	$0.89	44d	1	0.90mi
538 Gulfport St Birmingham, AL	3.0	1.0	1036	$850	$0.82	44d	1	0.91mi
2610 Avenue P Birmingham, AL	3.0	2.0	1014	$850	$0.84	44d	1	0.92mi
1609 Pike Rd Birmingham, AL	2.0	1.5	820	$800	$0.98	19d	5	0.94mi
708 40th St Fairfield, AL	2.0	1.0	788	$650	$0.82	44d	1	0.96mi
1545 29th Street Ensley Birmingham, AL	3.0	1.5	1331	$1,200	$0.90	44d	1	0.99mi
518 41st St Fairfield, AL	3.0	2.0	1095	$1,200	$1.10	44d	1	1.01mi
1221 Frisco St Birmingham, AL	2.0	1.0	934	$950	$1.02	44d	1	1.01mi
1616 28th Street Ensley Birmingham, AL	3.0	1.0	1081	$1,100	$1.02	44d	1	1.02mi
1532 31st Street Ensley Birmingham, AL	2.0	1.0	839	$850	$1.01	44d	1	1.03mi
1226 Frisco St Birmingham, AL	4.0	2.0	1232	$1,245	$1.01	12d	1	1.03mi
1232 Frisco St Birmingham, AL	4.0	2.0	1332	$1,295	$0.97	2d	1	1.04mi
1306 35th Street Ensley Birmingham, AL	3.0	2.0	1100	$1,173	$1.07	3d	1	1.06mi
728 41st St Fairfield, AL	3.0	1.0	1316	$1,100	$0.84	44d	1	1.07mi
1417 34th Street Ensley Birmingham, AL	3.0	1.0	1103	$1,025	$0.93	44d	1	1.09mi
1520 33rd Street Ensley Birmingham, AL	4.0	2.0	1215	$1,275	$1.05	12d	1	1.10mi
1524 33rd Street Ensley Birmingham, AL	4.0	2.0	1222	$1,095	$0.90	21d	1	1.11mi
1312 Gulfport St Birmingham, AL	3.0	1.5	1376	$1,100	$0.80	44d	1	1.14mi
931 41st Street Ensley Birmingham, AL	2.0	1.5	1048	$995	$0.95	3d	1	1.14mi
1825 18th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1316	$1,123	$0.85	44d	1	1.14mi
1309 41st St Fairfield, AL	3.0	1.0	1070	$1,200	$1.12	44d	1	1.15mi
1528 34th Street Ensley Birmingham, AL	3.0	2.0	972	$1,073	$1.10	44d	1	1.17mi

Listing history 18 events

1. 2026-06-18
   days on market $69,900 Active 40 DOM
2. 2026-06-17
   days on market $69,900 Active 39 DOM
3. 2026-06-16
   days on market $69,900 Active 38 DOM
4. 2026-06-15
   days on market $69,900 Active 37 DOM
5. 2026-06-13
   days on market $69,900 Active 35 DOM
6. 2026-06-10
   days on market $69,900 Active 32 DOM
7. 2026-06-09
   days on market $69,900 Active 31 DOM
8. 2026-06-08
   days on market $69,900 Active 30 DOM
9. 2026-06-07
   days on market $69,900 Active 29 DOM
10. 2026-06-03
    days on market $69,900 Active 25 DOM
11. 2026-06-02
    days on market $69,900 Active 24 DOM
12. 2026-06-01
    days on market $69,900 Active 23 DOM
13. 2026-05-31
    days on market $69,900 Active 22 DOM
14. 2026-05-06
    listed $69,900 Active 119-char remark
15. 2013-05-15
    soldstatus $11,000 232-char remark

    Show marketing remark (232 chars)

    INVESTOR'S TAKE A LOOK!! 3 BEDROOM, 1 BATH HOME WITH A NICE SIZE KITCHEN, DINING ROOM. THIS HOME JUST NEED A LITTLE TLC. This is a Fannie Mae HomePath property. Buy this home with as little as 3% down. Right of Redemption may apply.

16. 2013-04-11
    listed $12,900 232-char remark

    Show marketing remark (232 chars)

    INVESTOR'S TAKE A LOOK!! 3 BEDROOM, 1 BATH HOME WITH A NICE SIZE KITCHEN, DINING ROOM. THIS HOME JUST NEED A LITTLE TLC. This is a Fannie Mae HomePath property. Buy this home with as little as 3% down. Right of Redemption may apply.

17. 2007-05-14
    soldstatus $74,000
18. 1987-10-01
    soldstatus $32,000

ⓘ 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: $1,290 · $108/mo
• Projected year-2 tax: $1,290 · $108/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 7/10 Severe 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 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,720
• − Mortgage interest: −$3,915
• − Property taxes: −$1,290
• − Insurance: −$350
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$2,033
• Taxable income: $3,096
• Est. tax owed @ 24.0%: −$743
• After-tax cash flow: $3,267/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: Birmingham City
• NCES district ID: 0100390
• Math proficiency: 4% ▼ -17.00%
• Reading proficiency: 20% ▼ -4.00%
• Median HH income: $31,988
• Composite: 9.49/100
• National rank: #9850
• State rank: #116 of 129 in AL

Livability — Birmingham

• Score: 67/100
• State rank: #78
• US rank: #10412

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Birmingham, AL
• County: Jefferson County · 527,445 people
• City population: 210,422
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 6,981
• Household income: $30,739
• Rent vs Own: 63.9% rent · 36.1% own
• Severe rent burden: 621.0

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% Two or more races 17% White 5% Hispanic / Latino 4%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · 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: ▼ -1.54%
• Current HPI: 170.4053
• 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

+118.4% since first listed

5 events — show timeline

• 2026-05-06 Listed $69,900 Greater Alabama MLS
• 2013-05-15 Sold (MLS) $11,000 Greater Alabama MLS
• 2013-04-11 Listed $12,900 Greater Alabama MLS
• 2007-05-14 Sold (Public Records) $74,000 Public Records
• 1987-10-01 Sold (Public Records) $32,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,290 · +0.0% YoY. Source: county tax records.