6109 Grove Ave · Birmingham, AL 35228

$105,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 28 Days on market

Built 1979 6,969 sqft lot Est $105k · at est.

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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
• DSCR +7.8/10.0
• ARV discount +7.4/15.0
• 1% rule +6.2/10.0
• Livability +3.4/5.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +0.9/10.0

Listing remarks

Investor special with strong rental potential. This 4-bedroom, 2-bath home offers an opportunity for an investor looking to add a larger-bedroom-count property to their portfolio in an area with steady rental demand. Once renovated, projected market rent is estimated around $1,150–$1,350 per month, making this an attractive option for a long-term rental or value-add investment. The property does need significant work and is being sold as-is, including flooring/subfloor repairs, cleanup, and general rehab. However, the 4-bedroom layout is a strong feature that can help maximize rental income compared to many surrounding properties in the area. Conveniently located with access to Birmin

Key facts

• 4 bedroom layout
• Access to birmingham
• Access to midfield

Tags

• 4 BEDROOM LAYOUT
• ACCESS TO BIRMINGHAM
• ACCESS TO MIDFIELD

Property features AI

Finance

• Other: Approximately 0.16 acres; Located in Hudson Grove subdivision

Exterior

• Parking: Boat parking; Off-street parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet availability unknown
• Home design: Existing construction
• Construction: Wood siding; Crawl space foundation
• Exterior features: No waterfront; No pool; No patio; No garden/patio; No decks

Interior

• Kitchen: Solid surface countertops
• Bedrooms: Multiple bedrooms located on the main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Tub/shower combos
• Heating & cooling: Central heating; Central cooling; Window units
• Interior features: Smooth ceilings; Handyman special
• Laundry & utility: Main-level laundry; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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-, schools F, crime 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.
• Market conditions: Rents soft (-1.5%/yr); 87 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $726 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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $105k implies a 304% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.12% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $104,832
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Brewer Dr	0.16mi	3/1.0	1,040 (-10%)	2mo	$95,000	$91	71
5928 Warner St	0.22mi	3/1.0	999 (-13%)	2mo	$37,500	$38	62
6012 Alice Ave	0.11mi	3/1.0	1,020 (-12%)	17mo	$50,000	$49	58
333 Lexington Ave	0.37mi	3/2.0	1,095 (-5%)	20mo	$130,000	$119	58
527 Selma Rd	0.29mi	3/1.0	1,290 (+12%)	10mo	$124,999	$97	55
5817 Ellington St	0.37mi	3/1.0	1,018 (-12%)	12mo	$15,000	$15	49

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-7,214
• Equity at exit: $15,656

10-year hold

• IRR: -1.4%
• Equity multiple: 0.92×
• Total profit: $-2,497
• Equity at exit: $9,078

Cash invested: $29,400 (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 35228

• Home prices YoY: -3.5%
• Rents YoY: -1.5%
• Active inventory: 87
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$551
• Tax from tax record: −$126 /mo · $1,515/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $208

Break-even live

Break-even rent $912

Max offer price $105,000

Occupancy floor 77%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6029 Ivy St Birmingham, AL	4.0	2.0	1234	$1,200	$0.97	43d	1	0.14mi
6025 Ivy St Birmingham, AL	4.0	2.0	1232	$1,300	$1.06	43d	1	0.15mi
520 Brewer Dr Bessemer, AL	3.0	1.0	1040	$1,100	$1.06	3d	1	0.17mi
6001 Ivy St Birmingham, AL	3.0	1.0	906	$950	$1.05	43d	1	0.19mi
5912 Owen St Bessemer, AL	3.0	1.5	1192	$1,300	$1.09	43d	1	0.20mi
546 Selma Rd Bessemer, AL	3.0	1.0	888	$900	$1.01	43d	1	0.21mi
5107 5th St N Bessemer, AL	2.0	1.0	775	$950	$1.23	43d	1	0.28mi
5906 5th St S Bessemer, AL	2.0	1.0	916	$900	$0.98	23d	1	0.62mi
5704 14th St S Bessemer, AL	2.0	2.0	1024	$850	$0.83	15d	1	0.66mi
5709 13th St S Bessemer, AL	3.0	1.0	1120	$1,200	$1.07	43d	1	0.72mi
5703 Avenue O Unit O Bessemer, AL	2.0	1.0	936	$800	$0.85	43d	1	0.86mi
3225 4th Ave N Bessemer, AL	3.0	2.0	1486	$1,300	$0.87	23d	1	1.00mi
1254 Lewis St Brighton, AL	3.0	1.0	1200	$850	$0.71	43d	1	1.01mi
3230 Arlington Ave Bessemer, AL	2.0	2.0	1236	$795	$0.64	43d	1	1.03mi
63 Wilkes Cir Unit 1 Birmingham, AL	4.0	1.0	1164	$1,250	$1.07	43d	1	1.19mi
63 Wilkes Cir Birmingham, AL	4.0	1.0	1164	$1,200	$1.03	43d	1	1.19mi
80 Wilkes Cir Birmingham, AL	4.0	2.0	1078	$1,200	$1.11	14d	1	1.19mi
4506 Letson St Brighton, AL	3.0	2.0	1032	$1,200	$1.16	23d	1	1.19mi
36 Wilkes Cir Birmingham, AL	2.0	1.0	762	$875	$1.15	43d	1	1.20mi
3216 Avenue B Unit B Bessemer, AL	3.0	2.0	1220	$1,100	$0.90	43d	1	1.24mi
3019 7th Ave N Bessemer, AL	3.0	1.0	1080	$1,050	$0.97	43d	1	1.24mi
832 Alden Ave Birmingham, AL	4.0	2.0	1231	$1,150	$0.93	23d	1	1.33mi
5624 Cairo Ave Birmingham, AL	4.0	2.0	1386	$1,200	$0.87	43d	1	1.38mi

Listing history 15 events

1. 2026-06-18
   days on market $105,000 Active 28 DOM
2. 2026-06-17
   days on market $105,000 Active 27 DOM
3. 2026-06-16
   days on market $105,000 Active 26 DOM
4. 2026-06-15
   days on market $105,000 Active 25 DOM
5. 2026-06-13
   days on market $105,000 Active 23 DOM
6. 2026-06-10
   days on market $105,000 Active 20 DOM
7. 2026-06-09
   days on market $105,000 Active 19 DOM
8. 2026-06-08
   days on market $105,000 Active 18 DOM
9. 2026-06-07
   days on market $105,000 Active 17 DOM
10. 2026-06-03
    days on market $105,000 Active 13 DOM
11. 2026-06-02
    days on market $105,000 Active 12 DOM
12. 2026-06-01
    days on market $105,000 Active 11 DOM
13. 2026-05-31
    days on market $105,000 Active 10 DOM
14. 2026-05-20
    listed $105,000 Active
15. 2003-12-19
    soldstatus $26,000

ⓘ 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: $1,515 · $126/mo
• Projected year-2 tax: $1,515 · $126/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 · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,102
• − Mortgage interest: −$5,882
• − Property taxes: −$1,515
• − Insurance: −$525
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$3,055
• Taxable income: $869
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $2,284/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): 10,216
• Household income: $50,815
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 456.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 5% White 5%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▼ -4.84%
• Current HPI: 134.8633
• Rent YoY: ▼ -1.47%
• 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

+303.8% since first listed

2 events — show timeline

• 2026-05-20 Listed $105,000 Greater Alabama MLS
• 2003-12-19 Sold (Public Records) $26,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,515 · -1.1% YoY. Source: county tax records.