7601 Cedar Ave · Leeds, AL 35094

$75,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 152 Days on market

Built 1940 0.34 ac lot Est $63k · 19% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice two bedroom one bath home on a corner lot. Home is just outside the Leeds downtown area. Home has a large flat corner lot, metal roof, updated kitchen and bath. This would make a great home for a first time home buyer.

Key facts

• New pillars
• Tenant occupied
• New facial boards

Tags

• INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• NEW FACIAL BOARDS
• NEW GUTTERS
• NEW SIDING
• NEW PILLARS

Property features AI

Finance

• Other: Parcel ID: 25-00-28-1-005-007.000; Lot size approximately 0.34 acres
• Financial info: Down payment assistance available; Garbage fee charged quarterly ($50)

Exterior

• Parking: Driveway parking; Multi-level parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet service availability unknown
• Home design: Existing property; Siding: vinyl; Crawl space foundation
• Construction: Vinyl siding construction
• Exterior features: Not waterfront; No pool; No patio; No decks; No garden/patio; Lot view: none

Interior

• Kitchen: Laminate countertops; Breakfast bar; Refrigerator; Electric stove
• Bedrooms: Master bedroom on main level; Additional bedroom on main level
• Flooring: Carpet; Hardwood laminate; Vinyl
• Bathrooms: One full bathroom with separate shower
• Heating & cooling: Central heating (electric); Central cooling (electric)
• Interior features: Ceilings: other (see remarks); Living area reported as 912
• Laundry & utility: Laundry room on main level; Washer hookup; Electric dryer hookup; Pull-down attic

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#286 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime D+, amenities F, commute F.
• Leeds City (suburban): math 20% / reading 45% proficiency, ranked #51 of 129 in AL (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Leeds Primary School (509 students, 42% FRL); Leeds High School (math 17% / reading 22%, grade F, #169 of 305 statewide, top 59%, 619 students, 52% FRL) — zoned schools at 47% FRL track the district average.
• Zoned-school proficiency averages 20% at this address vs 32% district-wide (-13 pts) — the specific schools serving this property underperform the Leeds City average; the district grade overstates school quality for this exact location.
• Market conditions: 158 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $18k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $75k implies a 525% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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 1940 — 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. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 13.37%
• Cash-on-cash: 25.28%
• DSCR: 2.12
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $62,928
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 Oak St	0.06mi	3/1.0	832 (-9%)	22mo	$57,000	$69	64

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 1.76×
• Total profit: $16,000
• Equity at exit: $11,183

10-year hold

• IRR: 27.1%
• Equity multiple: 3.39×
• Total profit: $50,134
• Equity at exit: $6,485

Cash invested: $21,000 (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 35094

• Home prices YoY: -9.7%
• Active inventory: 158
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,143 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$36 /mo · $432/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $442

Break-even live

Break-even rent $583

Max offer price $75,000

Occupancy floor 56%

Sensitivity live

Price	-10% $485	-5% $464	+0% $442	+5% $421	+10% $400
Rent	-10% $352	-5% $397	+0% $442	+5% $487	+10% $533
Rate	-1.0pp $480	-0.5pp $461	base $442	+0.5pp $423	+1.0pp $403

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8010 4th Ave Unit 202 Leeds, AL	2.0	1.0	1008	$595	$0.59	4d	1	1.13mi
8010 4th Ave Unit 120 Leeds, AL	2.0	1.0	1008	$615	$0.61	16d	1	1.13mi
8010 4th Ave Apt 114 Leeds, AL	2.0	1.0	1008	$690	$0.68	44d	1	1.14mi
1400 Illinois St Leeds, AL	3.0	1.5	995	$1,200	$1.21	20d	1	1.49mi

Listing history 5 events

1. 2026-06-18
   days on market $75,000 Active 152 DOM
2. 2026-06-17
   days on market $75,000 Active 151 DOM
3. 2026-06-16
   days on market $75,000 Active 150 DOM
4. 2026-06-15
   remarks 533-char remark
5. 2026-06-15
   listed $75,000 Active 149 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: $432 · $36/mo
• Projected year-2 tax: $432 · $36/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,714
• − Mortgage interest: −$4,201
• − Property taxes: −$432
• − Insurance: −$375
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$2,182
• Taxable income: $4,330
• Est. tax owed @ 24.0%: −$1,039
• After-tax cash flow: $4,269/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: Leeds City
• NCES district ID: 0100011
• Math proficiency: 20% ▼ -25.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $50,367
• Composite: 28.21/100
• National rank: #6803
• State rank: #51 of 129 in AL

Livability — Leeds

• Score: 60/100
• State rank: #286
• US rank: #18674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leeds, AL
• County: Jefferson County · 527,445 people
• City population: 14,854
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 14,854
• Household income: $74,625
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 248.0

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 White (77%)
• Race & ethnicity: White 77% Black 12% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 8%

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: ▼ -23.99%
• Current HPI: 223.9527
• 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

+581.8% since first listed

10 events — show timeline

• 2026-06-13 Relisted — Greater Alabama MLS
• 2026-02-20 Delisted — Greater Alabama MLS
• 2025-12-12 Price Changed $75,000 Greater Alabama MLS
• 2025-12-11 Relisted — Greater Alabama MLS
• 2025-09-01 Delisted — Greater Alabama MLS
• 2025-07-29 Contingent — Greater Alabama MLS
• 2025-06-16 Listed $92,500 Greater Alabama MLS
• 2014-11-05 Sold (MLS) $12,000 Greater Alabama MLS
• 2014-08-07 Listed $16,900 Greater Alabama MLS
• 1988-09-09 Sold (Public Records) $11,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $432 · +0.0% YoY. Source: county tax records.