101 10th Ct W · Birmingham, AL 35204

$110,000

3 bd · 2.0 ba · 1,186 sqft · SingleFamily public records · 154 Days on market

Built 1959 10,018 sqft lot $93/sqft · 29% above area Est $85k · 29% over

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Why this score? — see what drove the D 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 +17.7/30.0
• DSCR +5.6/10.0
• Appreciation +5.3/10.0
• 1% rule +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Home is priced to reflect current condition and offers an opportunity for buyers seeking a renovation project. Property is being sold as-is, with inspections welcome for buyer information. Ideal for purchasers looking to update and build equity.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $108k (1.8% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

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: 65 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 37% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($761 loan paydown + $705 appreciation (0.6% 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 (0.6% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $110k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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 1959 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.49%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $85,139
• List price: $110,000
• Delta: 29.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 W 11th Ct	0.31mi	3/1.0	1,288 (+9%)	6mo	$44,500	$35	62
867 5th Pl W	0.50mi	3/2.0	1,300 (+10%)	0mo	$150,000	$115	60
524 10th Ct W	0.42mi	2/2.0 (-1)	1,152 (-3%)	13mo	$95,000	$82	60
331 14th Ct N	0.74mi	3/1.0	1,284 (+8%)	4mo	$34,900	$27	44
1017 7th Pl W	0.62mi	3/1.5	1,353 (+14%)	4mo	$147,000	$109	42
642 8th Ave W	0.73mi	2/1.0 (-1)	1,120 (-6%)	9mo	$42,000	$38	40
905 7th St W	0.57mi	3/1.0	1,029 (-13%)	13mo	$85,000	$83	36
1324 2nd St N	0.62mi	3/1.5	1,320 (+11%)	20mo	$145,500	$110	33
855 5th St W	0.44mi	3/1.0	1,016 (-14%)	24mo	$87,000	$86	32
446 1st St N	0.68mi	2/1.0 (-1)	1,034 (-13%)	13mo	$75,000	$73	27

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

Projected returns pro-forma

0.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.19×
• Total profit: $5,855
• Equity at exit: $35,512

10-year hold

• IRR: 8.6%
• Equity multiple: 2.00×
• Total profit: $30,841
• Equity at exit: $45,652

Cash invested: $30,800 (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 35204

• Home prices YoY: 0.3%
• Active inventory: 65
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,081 high
• Mortgage (P&I): −$577
• Tax from tax record: −$142 /mo · $1,699/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $89

Break-even live

Break-even rent $967

Max offer price $110,000

Occupancy floor 87%

Sensitivity live

Price	-10% $152	-5% $121	+0% $89	+5% $58	+10% $27
Rent	-10% $4	-5% $47	+0% $89	+5% $132	+10% $175
Rate	-1.0pp $145	-0.5pp $117	base $89	+0.5pp $61	+1.0pp $32

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
963 3rd St W Birmingham, AL	3.0	2.0	1444	$1,295	$0.90	25d	1	0.17mi
1153 2nd St N Birmingham, AL	3.0	1.0	1056	$1,150	$1.09	21d	1	0.41mi
517 11th Ct W Birmingham, AL	2.0	1.0	970	$795	$0.82	45d	1	0.45mi
410 8th Ter W Birmingham, AL	3.0	1.0	1440	$1,200	$0.83	18d	1	0.45mi
915 6th St W Birmingham, AL	3.0	1.0	1332	$1,075	$0.81	45d	1	0.49mi
905 7th St W Birmingham, AL	3.0	2.0	1029	$1,150	$1.12	45d	1	0.56mi
451 2nd St N Birmingham, AL	4.0	3.0	1400	$1,600	$1.14	45d	1	0.68mi
757 10th Ave W Birmingham, AL	2.0	1.0	1136	$1,000	$0.88	45d	1	0.69mi
617 7th St W Birmingham, AL	3.0	1.5	1120	$1,175	$1.05	45d	1	0.76mi
1317 11th St N Birmingham, AL	3.0	1.0	1340	$1,200	$0.90	45d	1	0.86mi
624 4th Ct W Birmingham, AL	3.0	1.5	992	$1,250	$1.26	45d	1	0.92mi
827 6th Ave W Birmingham, AL	3.0	1.0	1214	$1,075	$0.89	25d	1	0.93mi
353 16th Ave N Birmingham, AL	3.0	1.0	1200	$995	$0.83	45d	1	0.95mi
724 4th Ct W Birmingham, AL	3.0	1.0	1300	$930	$0.72	45d	1	1.00mi
1500 12th St N Birmingham, AL	2.0	1.0	750	$800	$1.07	25d	1	1.05mi
1113 15th St N Birmingham, AL	2.0	1.0	700	$880	$1.26	45d	2	1.06mi
413 Fulton Ave SW Birmingham, AL	3.0	1.0	940	$525	$0.56	5d	1	1.06mi
1101 7th Ave W Birmingham, AL	3.0	1.0	1248	$1,250	$1.00	45d	1	1.10mi
1305 16th St N Unit 1305 D Birmingham, AL	2.0	1.0	825	$595	$0.72	25d	1	1.11mi
451 2nd Ave N Birmingham, AL	4.0	3.0	1400	$1,600	$1.14	25d	1	1.12mi
908 4th Ave W Birmingham, AL	2.0	1.0	700	$745	$1.06	25d	1	1.16mi
612 12th St W Birmingham, AL	3.0	1.5	1242	$1,150	$0.93	45d	1	1.17mi
1119 Graymont Ave W Birmingham, AL	3.0	1.0	1260	$1,073	$0.85	4d	1	1.18mi
608 Fulton Ave SW Birmingham, AL	3.0	1.0	1271	$1,300	$1.02	45d	1	1.21mi
1000 4th Ave W Unit 4 Birmingham, AL	2.0	1.0	840	$823	$0.98	25d	1	1.21mi
644 Alabama Ave SW Birmingham, AL	3.0	1.0	1274	$1,125	$0.88	25d	1	1.25mi
1024 4th Ave W Unit B Birmingham, AL	2.0	1.0	840	$823	$0.98	45d	1	1.25mi
1802 14th Ct N Birmingham, AL	2.0	1.0	700	$850	$1.21	21d	1	1.27mi
1742 17th St N Unit 2 Birmingham, AL	3.0	2.0	1300	$1,500	$1.15	18d	1	1.28mi
1608 18th Pl N Birmingham, AL	3.0	2.0	1243	$950	$0.76	45d	1	1.33mi
719 Washington Ave SW Birmingham, AL	3.0	1.0	1064	$950	$0.89	13d	1	1.36mi
112 Kappa Ave S Birmingham, AL	3.0	2.0	1034	$1,100	$1.06	45d	1	1.41mi
1906 15th Ct N Birmingham, AL	2.0	1.0	1311	$1,000	$0.76	25d	1	1.42mi
1174 16th Avenue Thomas Birmingham, AL	2.0	1.0	1000	$750	$0.75	45d	1	1.46mi
1906 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	16d	1	1.46mi
2012 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	12d	1	1.49mi
2010 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	12d	1	1.49mi
2004 18th Pl N Unit 2004 Birmingham, AL	2.0	1.0	900	$799	$0.89	16d	1	1.49mi
1994 18th Pl N Birmingham, AL	2.0	1.0	900	$799	$0.89	16d	1	1.49mi
1954 18th Pl N Birmingham, AL	2.0	1.0	900	$975	$1.08	45d	1	1.50mi

Listing history 10 events

1. 2026-06-10
   days on market $110,000 Active 154 DOM
2. 2026-06-09
   days on market $110,000 Active 153 DOM
3. 2026-06-08
   days on market $110,000 Active 152 DOM
4. 2026-06-07
   days on market $110,000 Active 151 DOM
5. 2026-06-03
   days on market $110,000 Active 147 DOM
6. 2026-06-02
   days on market $110,000 Active 146 DOM
7. 2026-06-01
   days on market $110,000 Active 145 DOM
8. 2026-05-31
   days on market $110,000 Active 144 DOM
9. 2025-12-10
   listed $110,000 Active 245-char remark

   Show marketing remark (245 chars)

   Home is priced to reflect current condition and offers an opportunity for buyers seeking a renovation project. Property is being sold as-is, with inspections welcome for buyer information. Ideal for purchasers looking to update and build equity.

10. 1989-01-01
    soldstatus $50,000

ⓘ 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: $1,699 · $142/mo
• Projected year-2 tax: $1,699 · $142/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 1/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,968
• − Mortgage interest: −$6,162
• − Property taxes: −$1,699
• − Insurance: −$550
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$3,200
• Taxable loss: −$718
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $1,246/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): 8,953
• Household income: $35,420
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 422.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Hispanic / Latino 5% Two or more races 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% 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: ▲ 0.64%
• Current HPI: 201.0777
• 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

+120.0% since first listed

2 events — show timeline

• 2025-12-10 Listed $110,000 Greater Alabama MLS
• 1989-01-01 Sold (Public Records) $50,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $1,699 · +204.8% YoY. Source: county tax records.