2003 Crescent Ave · Lipscomb, AL 35020

$95,000

3 bd · 1.0 ba · 1,427 sqft · SingleFamily public records · 52 Days on market

Built 1951 0.32 ac lot $67/sqft · 47% above area Est $75k · 27% 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
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Rent growth +1.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Investor special! Value-add opportunity with strong upside potential. Property needs repairs and cleanup, but features a good layout and partial updates already in place. Ideal for flip or rental. Priced for a quick sale. Sold AS-IS.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1951

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces (total 2 spaces)
• Utilities: Public water (see remarks); Public sewer
• Home design: Single-family residence; One level
• Construction: Built with other construction materials
• Exterior features: Covered patio/porch; Lot about 0.32 acre

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Tile; Wood; Laminate
• Bathrooms: 2 full bathrooms
• Interior features: Storage; Ceiling fans; Wood window frames

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#76 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities F, employment F, health & safety F.
• Jefferson County (suburban): math 9% / reading 32% proficiency, ranked #104 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lipscomb Elementary School (math 8% / reading 27%, grade F, #486 of 627 statewide, top 79%, 259 students, 96% FRL); Mcadory Middle School (math 2% / reading 33%, grade F, #199 of 257 statewide, top 77%, 854 students, 74% FRL); Mcadory High School (math 8% / reading 17%, grade F, #237 of 305 statewide, top 78%, 1,162 students, 72% FRL) — zoned schools average 81% FRL vs 49% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-3.1%/yr); 116 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 40% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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 + 0.0% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.24% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.91%
• DSCR: 1.75
• GRM: 6.7

CMA / ARV

• ARV (median comp): $75,095
• List price: $95,000
• Delta: 26.51%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2002 Dawson Ave	0.04mi	3/2.0	1,352 (-5%)	22mo	$49,100	$36	67
5624 Cairo Ave	0.55mi	2/1.0 (-1)	1,386 (-3%)	10mo	$82,000	$59	56
929 49th St	0.69mi	3/1.5	1,442 (+1%)	10mo	$101,000	$70	56
4925 Park Ave SW	0.64mi	3/1.0	1,600 (+12%)	15mo	$43,500	$27	37

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: 5.0%
• Equity multiple: 1.19×
• Total profit: $4,985
• Equity at exit: $14,165

10-year hold

• IRR: 11.8%
• Equity multiple: 1.81×
• Total profit: $21,579
• Equity at exit: $8,214

Cash invested: $26,600 (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 35020

• Home prices YoY: -24.2%
• Rents YoY: -3.1%
• Active inventory: 116
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,176 high
• Mortgage (P&I): −$498
• Tax from tax record: −$16 /mo · $194/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $375

Break-even live

Break-even rent $701

Max offer price $95,000

Occupancy floor 63%

Sensitivity live

Price	-10% $429	-5% $402	+0% $375	+5% $239	+10% $207
Rent	-10% $282	-5% $328	+0% $375	+5% $421	+10% $468
Rate	-1.0pp $423	-0.5pp $399	base $375	+0.5pp $350	+1.0pp $325

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5624 Cairo Ave Birmingham, AL	4.0	2.0	1386	$1,200	$0.87	45d	1	0.53mi
830 Burwell St Birmingham, AL	3.0	1.5	1011	$1,200	$1.19	45d	1	0.55mi
5704 14th St S Bessemer, AL	2.0	2.0	1024	$850	$0.83	17d	1	0.65mi
5709 13th St S Bessemer, AL	3.0	1.0	1120	$1,200	$1.07	45d	1	0.70mi
6001 Ivy St Birmingham, AL	3.0	1.0	906	$950	$1.05	45d	1	1.02mi
6025 Ivy St Birmingham, AL	4.0	2.0	1232	$1,300	$1.06	45d	1	1.05mi
6029 Ivy St Birmingham, AL	4.0	2.0	1234	$1,200	$0.97	45d	1	1.06mi
1721 Collier Dr Birmingham, AL	2.0	1.0	925	$800	$0.86	45d	1	1.07mi
537 Grant St Birmingham, AL	3.0	1.0	1444	$1,200	$0.83	25d	1	1.12mi
4009 Grasselli Ave SW Birmingham, AL	3.0	1.0	875	$900	$1.03	25d	1	1.13mi
517 Grant St Birmingham, AL	3.0	1.0	912	$850	$0.93	25d	1	1.15mi
63 Wilkes Cir Birmingham, AL	4.0	1.0	1164	$1,200	$1.03	45d	1	1.17mi
63 Wilkes Cir Unit 1 Birmingham, AL	4.0	1.0	1164	$1,250	$1.07	45d	1	1.17mi
4120 George Ave SW Birmingham, AL	2.0	1.0	944	$850	$0.90	25d	1	1.17mi
520 Brewer Dr Bessemer, AL	3.0	1.0	1040	$1,100	$1.06	5d	1	1.17mi
5703 Avenue O Unit O Bessemer, AL	2.0	1.0	936	$800	$0.85	45d	1	1.18mi
80 Wilkes Cir Birmingham, AL	4.0	2.0	1078	$1,200	$1.11	16d	1	1.20mi
925 Woodward Rd Birmingham, AL	2.0	2.0	1104	$950	$0.86	45d	1	1.22mi
923 Woodward Rd Birmingham, AL	3.0	1.0	1273	$1,200	$0.94	25d	1	1.22mi
5912 Owen St Bessemer, AL	3.0	1.5	1192	$1,300	$1.09	45d	1	1.22mi
4029 Walnut Ave SW Birmingham, AL	2.0	1.0	1300	$1,369	$1.05	5d	1	1.23mi
3640 Wenonah Rd SW Birmingham, AL	3.0	2.0	1100	$1,195	$1.09	25d	1	1.26mi
3640 Wenonah Rd SW Birmingham, AL	3.0	2.0	1100	$1,195	$1.09	13d	1	1.26mi
5906 5th St S Bessemer, AL	2.0	1.0	916	$900	$0.98	25d	1	1.29mi
226 3rd Ave Birmingham, AL	4.0	2.0	1248	$1,300	$1.04	45d	1	1.36mi
222 4th Ave Birmingham, AL	3.0	1.0	1300	$1,050	$0.81	45d	1	1.37mi
546 Selma Rd Bessemer, AL	3.0	1.0	888	$900	$1.01	45d	1	1.38mi
3720 Howard Ave SW Birmingham, AL	3.0	1.0	1092	$1,200	$1.10	25d	1	1.39mi
3729 Pine Ave SW Birmingham, AL	3.0	1.0	1067	$1,100	$1.03	23d	1	1.43mi
3736 Oak Ave SW Birmingham, AL	3.0	2.0	984	$1,050	$1.07	25d	1	1.47mi
120 Parkwood St Birmingham, AL	3.0	1.5	1224	$1,150	$0.94	17d	1	1.48mi
3515 Carver Ave SW Birmingham, AL	3.0	1.0	1584	$1,075	$0.68	25d	1	1.50mi
3515 Carver Ave SW Birmingham, AL	3.0	1.0	1580	$1,100	$0.70	5d	1	1.50mi

Listing history 15 events

1. 2026-06-22
   days on market $95,000 Active 52 DOM
2. 2026-06-18
   days on market $95,000 Active 49 DOM
3. 2026-06-17
   days on market $95,000 Active 48 DOM
4. 2026-06-16
   days on market $95,000 Active 47 DOM
5. 2026-06-15
   days on market $95,000 Active 46 DOM
6. 2026-06-13
   days on market $95,000 Active 44 DOM
7. 2026-06-10
   days on market $95,000 Active 41 DOM
8. 2026-06-09
   days on market $95,000 Active 40 DOM
9. 2026-06-08
   days on market $95,000 Active 39 DOM
10. 2026-06-07
    days on market $95,000 Active 38 DOM
11. 2026-06-03
    days on market $95,000 Active 34 DOM
12. 2026-06-02
    days on market $95,000 Active 33 DOM
13. 2026-06-01
    days on market $95,000 Active 32 DOM
14. 2026-05-31
    days on market $95,000 Active 31 DOM
15. 2026-05-01
    listed $95,000 Active 233-char remark

ⓘ 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: $194 · $16/mo
• Projected year-2 tax: $390 · $32/mo
• Expected delta: +$195/yr (+$16/mo · 100.7%)

ⓘ 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 6/10 Major 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: $14,107
• − Mortgage interest: −$5,321
• − Property taxes: −$194
• − Insurance: −$475
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$2,764
• Taxable income: $3,096
• Est. tax owed @ 24.0%: −$743
• After-tax cash flow: $3,754/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: Jefferson County
• NCES district ID: 0101920
• Math proficiency: 9% ▼ -24.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $51,712
• Composite: 18.4/100
• National rank: #8937
• State rank: #104 of 129 in AL

Livability — Lipscomb

• Score: 67/100
• State rank: #76
• US rank: #10121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lipscomb, AL
• County: Jefferson County · 527,445 people
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 24,892
• Household income: $35,362
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1001.0

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 (74%)
• Race & ethnicity: Black 74% Hispanic / Latino 13% White 11% Two or more races 6%
• Hispanic origin (detail): Mexican 10%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

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: ▼ -57.54%
• Current HPI: 179.7702
• Rent YoY: ▼ -3.12%
• 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

1 event — show timeline

• 2026-05-01 Listed $95,000 SAMLS

Property tax history

-2.2%/yr

Latest (2025): $194 · +0.0% YoY. Source: county tax records.