925 T St · Birmingham, AL 35235

$99,900

3 bd · 1.0 ba · 1,375 sqft · SingleFamily public records · 17 Days on market

Built 1955 0.60 ac lot Est $168k · 40% under

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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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Space, scale, and opportunity await! Welcome to a home designed for living large. This three-bedroom residence boasts an impressive footprint, highlighted by a formal living area and a secondary oversized den that flows seamlessly into the kitchen. If you need storage or hobby space, the full basement and 1-car (extra-deep) garage offer room for up to three vehicles or a massive workshop. Enjoy summer evenings in the privacy of your large, fully fenced backyard. Bring your design ideas and transform this diamond-in-the-rough into your dream home!

Key facts

• Formal living area
• Oversized den
• Full basement

Tags

• FORMAL LIVING AREA
• OVERSIZED DEN
• FULL BASEMENT
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Approximately 0.6-acre lot; Located in Huffman Highlands subdivision; Not in a flood plain; No pool, no patio, no garden/patio

Exterior

• Parking: Basement parking; Driveway parking; One total garage space (located on basement level) with side entry
• Utilities: Public water; Connected sewer; Electric water heater; Internet service available
• Home design: Existing home; Basement foundation; Daylight basement constructed of concrete block
• Construction: Siding (other) exterior construction
• Exterior features: Fenced yard; Open deck

Interior

• Kitchen: Laminate countertops
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood; Hardwood laminate; Tile; Vinyl
• Bathrooms: One full bathroom with tub/shower combo; Linen closet
• Heating & cooling: Forced air heating (gas); Central electric cooling
• Interior features: Ceilings noted as 'Other' (see remarks); Unfinished basement area; Basement is all unfinished
• Laundry & utility: Main-level laundry in a closet; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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-, 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: Huffman High Schoolmagnet (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 1,147 students, 72% FRL).
• Market conditions: Rents rising fast (+5.4%/yr); 114 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $691 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.35% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.81%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $167,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
964 Hillcrest Ave	0.22mi	3/2.0	1,353 (-2%)	3mo	$115,000	$85	81
508 Rollingwood Rd	0.21mi	3/1.0	1,332 (-3%)	8mo	$42,000	$32	78
939 Hillcrest Ave	0.33mi	3/1.0	1,303 (-5%)	2mo	$169,000	$130	74
532 Rollingwood Rd	0.27mi	3/2.0	1,283 (-7%)	1mo	$199,000	$155	72
1153 Bowman Rd	0.30mi	3/1.5	1,305 (-5%)	11mo	$115,000	$88	66
1041 Gene Reed Rd	0.30mi	3/2.0	1,313 (-4%)	13mo	$135,000	$103	64
801 Martinwood Ln	0.58mi	3/1.5	1,404 (+2%)	5mo	$80,000	$57	63
1108 Barnisdale Rd	0.24mi	3/1.0	1,541 (+12%)	8mo	$200,500	$130	62
600 Rollingwood Rd	0.33mi	4/2.0 (+1)	1,444 (+5%)	12mo	$205,000	$142	57
938 Martinwood Cir	0.36mi	3/1.0	1,190 (-14%)	10mo	$145,000	$122	53
741 Martinwood Rd	0.57mi	3/2.0	1,563 (+14%)	6mo	$185,000	$118	42
709 Rebecca Rd	0.62mi	3/2.0	1,168 (-15%)	11mo	$178,000	$152	33

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 · 5.39% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.38×
• Total profit: $10,624
• Equity at exit: $14,895

10-year hold

• IRR: 20.5%
• Equity multiple: 2.93×
• Total profit: $53,875
• Equity at exit: $8,638

Cash invested: $27,972 (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 35235

• Home prices YoY: -21.1%
• Rents YoY: 5.4%
• Active inventory: 114
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,348 high
• Mortgage (P&I): −$524
• Tax from tax record: −$131 /mo · $1,576/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $368

Break-even live

Break-even rent $882

Max offer price $99,900

Occupancy floor 68%

Sensitivity live

Price	-10% $425	-5% $397	+0% $368	+5% $340	+10% $312
Rent	-10% $262	-5% $315	+0% $368	+5% $422	+10% $475
Rate	-1.0pp $419	-0.5pp $394	base $368	+0.5pp $343	+1.0pp $316

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 Sherwood Forest Dr Birmingham, AL	3.0	1.5	1118	$1,370	$1.23	44d	1	0.24mi
1108 Hob Hill Rd Birmingham, AL	3.0	1.5	1646	$1,600	$0.97	16d	1	0.35mi
736 Gene Reed Rd Birmingham, AL	3.0	2.0	1353	$1,220	$0.90	44d	1	0.61mi
600 Sundale Dr Birmingham, AL	2.0	1.0	950	$800	$0.84	44d	1	0.69mi
630 Lisa Ln Birmingham, AL	3.0	1.5	1201	$1,095	$0.91	44d	1	0.71mi
625 Lisa Ln Birmingham, AL	3.0	1.5	1700	$1,200	$0.71	19d	1	0.74mi
1028 Broadmoor Dr Birmingham, AL	3.0	1.0	1079	$1,085	$1.01	4d	1	0.81mi
726 Orchard Rd Birmingham, AL	3.0	1.0	1120	$1,095	$0.98	44d	1	0.83mi
9228 Brookhurst Dr Birmingham, AL	3.0	1.0	1146	$999	$0.87	44d	1	0.91mi
603 Camp Ct Birmingham, AL	3.0	1.0	936	$1,300	$1.39	44d	1	0.96mi
1037 Dawn Dr Birmingham, AL	4.0	1.0	1532	$1,295	$0.85	12d	1	0.97mi
837 Wear Dr Birmingham, AL	3.0	2.0	936	$1,295	$1.38	2d	1	1.00mi
933 Edwards Lake Rd Birmingham, AL	3.0	2.0	1684	$1,360	$0.81	4d	1	1.12mi
417 Price Dr Birmingham, AL	4.0	2.0	1584	$1,395	$0.88	24d	1	1.12mi
818 Sunset Dr Birmingham, AL	3.0	1.0	992	$1,000	$1.01	44d	1	1.15mi
925 Eldorado Dr Birmingham, AL	3.0	1.0	1312	$1,231	$0.94	44d	1	1.17mi
529 Robison Dr Birmingham, AL	2.0	1.0	960	$960	$1.00	22d	1	1.19mi
901 Eldorado Dr Birmingham, AL	4.0	2.0	1680	$1,415	$0.84	15d	1	1.20mi
832 Meadowbrook Dr Birmingham, AL	3.0	2.0	1228	$1,225	$1.00	24d	1	1.22mi
912 Meadowbrook Dr Birmingham, AL	3.0	1.0	1178	$1,100	$0.93	44d	1	1.26mi
929 Meadowbrook Dr Birmingham, AL	3.0	2.0	1649	$1,200	$0.73	12d	1	1.27mi
940 Meadowbrook Dr Birmingham, AL	4.0	1.0	1149	$1,300	$1.13	44d	1	1.32mi
216 Sanford Dr Birmingham, AL	3.0	1.5	1134	$1,200	$1.06	44d	1	1.32mi
520 Camellia Rd Birmingham, AL	3.0	1.0	1053	$1,100	$1.04	4d	1	1.37mi
932 Five Mile Rd Birmingham, AL	3.0	1.5	1200	$1,175	$0.98	19d	1	1.40mi
945 Elizabeth Dr Birmingham, AL	3.0	1.0	1227	$1,125	$0.92	4d	1	1.45mi
201 Rose Dr Birmingham, AL	3.0	1.0	972	$1,100	$1.13	16d	1	1.46mi

Listing history 12 events

1. 2026-06-18
   days on market $99,900 Active 17 DOM
2. 2026-06-17
   days on market $99,900 Active 16 DOM
3. 2026-06-16
   days on market $99,900 Active 15 DOM
4. 2026-06-15
   days on market $99,900 Active 14 DOM
5. 2026-06-13
   days on market $99,900 Active 12 DOM
6. 2026-06-10
   days on market $99,900 Active 9 DOM
7. 2026-06-09
   days on market $99,900 Active 8 DOM
8. 2026-06-08
   days on market $99,900 Active 7 DOM
9. 2026-06-07
   days on market $99,900 Active 6 DOM
10. 2026-06-03
    days on market $99,900 Active 2 DOM
11. 2026-06-02
    remarks 552-char remark
12. 2026-06-02
    listed $99,900 Active 1 DOM

ⓘ 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: $1,576 · $131/mo
• Projected year-2 tax: $1,576 · $131/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 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,182
• − Mortgage interest: −$5,596
• − Property taxes: −$1,576
• − Insurance: −$500
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$2,906
• Taxable income: $3,015
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $3,698/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): 20,526
• Household income: $63,295
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 941.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 30% Two or more races 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -54.62%
• Current HPI: 204.6532
• Rent YoY: ▲ 5.39%
• 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

+69.3% since first listed

9 events — show timeline

• 2026-06-01 Listed $99,900 Greater Alabama MLS
• 2026-02-17 Sold (Public Records) $256,588 Public Records
• 2025-05-07 Price Changed $110,000 Greater Alabama MLS
• 2025-03-01 Price Changed $111,000 Greater Alabama MLS
• 2023-11-28 Price Changed $129,000 Greater Alabama MLS
• 2018-02-27 Sold (Public Records) $1,428,250 Public Records
• 2017-06-01 Sold (Public Records) $45,000 Public Records
• 2016-08-17 Price Changed $54,995 Greater Alabama MLS
• 2016-07-08 Price Changed $58,995 Greater Alabama MLS

Property tax history

+8.7%/yr

Latest (2025): $1,576 · +7.0% YoY. Source: county tax records.