6804 66th St · Birmingham, AL 35212

$99,900

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 85 Days on market

Built 1959 4,791 sqft lot Est $110k · 9% under

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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 +26.7/30.0
• ARV discount +11.5/15.0
• DSCR +9.2/10.0
• 1% rule +6.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

For Comps only

Key facts

• New deck
• New full bathroom
• 4,791 sq ft lot

Tags

• NEW DECK
• NEW FULL BATHROOM

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 $271 ($3k/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: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Oliver K5 School (math 37% / reading 37%, grade F, #267 of 627 statewide, top 45%, 389 students, 87% FRL); Woodlawn High Schoolmagnet (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 738 students, 91% FRL).
• Market conditions: 79 active listings in the ZIP; 40 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 39% of the median local income ($37k/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 $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 + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask is 6144% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.63%
• DSCR: 1.52
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $109,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6616 4th Ave S	0.16mi	3/1.0	1,311 (-1%)	9mo	$105,000	$80	84
900 Dublin Ave	0.05mi	3/1.0	1,190 (-10%)	10mo	$60,000	$50	73
6909 Suburban Ter	0.39mi	3/2.0	1,287 (-2%)	8mo	$107,500	$84	67
515 72nd St S	0.61mi	3/1.5	1,290 (-2%)	7mo	$105,500	$82	60
539 63rd St	0.55mi	4/2.0 (+1)	1,272 (-4%)	2mo	$192,500	$151	57
216 59th Way S	0.74mi	3/1.0	1,260 (-4%)	4mo	$23,500	$19	55
7028 1st Ave, Ave S	0.64mi	3/1.0	1,384 (+5%)	9mo	$62,000	$45	54
6724 S 2nd Ave	0.39mi	4/2.0 (+1)	1,188 (-10%)	3mo	$113,000	$95	54
532 Athens Ct	0.50mi	3/1.0	1,139 (-14%)	3mo	$95,000	$83	51
7416 67th St S	0.38mi	3/1.0	1,491 (+13%)	12mo	$17,000	$11	50
6712 2nd Ave S	0.38mi	4/2.5 (+1)	1,132 (-14%)	2mo	$149,900	$132	46
6032 5th Ct S	0.62mi	3/2.0	1,232 (-7%)	12mo	$324,000	$263	46

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,085
• Equity at exit: $14,895

10-year hold

• IRR: 10.6%
• Equity multiple: 1.83×
• Total profit: $23,198
• 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 35212

• Active inventory: 79
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$524
• Tax from tax record: −$102 /mo · $1,228/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $271

Break-even live

Break-even rent $845

Max offer price $99,900

Occupancy floor 72%

Sensitivity live

Price	-10% $328	-5% $299	+0% $271	+5% $243	+10% $215
Rent	-10% $177	-5% $224	+0% $271	+5% $318	+10% $365
Rate	-1.0pp $321	-0.5pp $297	base $271	+0.5pp $245	+1.0pp $219

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6936 66th St S Birmingham, AL	3.0	1.0	880	$1,050	$1.19	45d	1	0.16mi
417 Athens Ave Birmingham, AL	3.0	1.5	978	$1,250	$1.28	25d	1	0.19mi
6732 Frankfort Ave Birmingham, AL	3.0	1.0	924	$995	$1.08	45d	1	0.20mi
601 Dublin Ave Birmingham, AL	4.0	1.5	1288	$1,050	$0.82	45d	1	0.46mi
6309 3rd Ave S Birmingham, AL	4.0	2.0	1228	$1,495	$1.22	3d	1	0.47mi
532 Athens Ct Birmingham, AL	3.0	1.0	1138	$1,125	$0.99	45d	1	0.49mi
7025 4th Ave S Birmingham, AL	3.0	1.0	1090	$845	$0.78	45d	1	0.50mi
605 71st St S Birmingham, AL	3.0	1.5	1024	$1,303	$1.27	3d	1	0.51mi
201 70th St S Birmingham, AL	2.0	1.0	989	$950	$0.96	45d	1	0.52mi
7005 2nd Ave S Birmingham, AL	2.0	1.0	939	$950	$1.01	45d	1	0.53mi
7125 6th Ave S Birmingham, AL	3.0	2.0	1584	$1,188	$0.75	5d	1	0.57mi
6820 Division Ave Birmingham, AL	3.0	2.0	1122	$1,050	$0.94	25d	1	0.58mi
559 63rd St S Birmingham, AL	3.0	1.0	930	$1,000	$1.08	5d	1	0.58mi
7129 3rd Ave S Birmingham, AL	3.0	2.0	1264	$1,095	$0.87	5d	1	0.63mi
117 67th Pl N Birmingham, AL	3.0	1.0	1202	$800	$0.67	17d	1	0.65mi
7017 Division Ave Birmingham, AL	3.0	1.0	1100	$1,050	$0.95	45d	1	0.66mi
126 66th Pl N Birmingham, AL	2.0	1.0	1038	$1,200	$1.16	16d	1	0.67mi
7716 Sunrise Cir Birmingham, AL	1.0–2.0	1.0	795	$1,000	$1.26	45d	1	0.77mi
6241 Crest Green Rd Birmingham, AL	3.0	2.0	1380	$1,210	$0.88	25d	1	0.78mi
224 69th Pl N Birmingham, AL	3.0	1.0	894	$975	$1.09	45d	1	0.81mi
6107 Crest Green Rd Birmingham, AL	2.0	1.5	1273	$995	$0.78	45d	1	0.82mi
7112 Naples Ave Birmingham, AL	4.0	2.0	1858	$1,731	$0.93	45d	1	0.82mi
7420 3rd Ave S Birmingham, AL	4.0	2.0	1705	$1,450	$0.85	3d	1	0.88mi
7213 Naples Ave Birmingham, AL	3.0	1.5	925	$1,100	$1.19	45d	1	0.89mi
7213 Naples Ave Birmingham, AL	3.0	1.5	937	$1,100	$1.17	13d	1	0.89mi
7330 1st Ave S Birmingham, AL	3.0	1.0	1299	$1,000	$0.77	3d	1	0.89mi
7216 Paris Ave Birmingham, AL	3.0	1.5	966	$1,125	$1.16	20d	1	0.99mi
5811 2nd Ave N Birmingham, AL	2.0	1.0	1000	$1,200	$1.20	5d	1	1.00mi
7620 4th Ave S Birmingham, AL	3.0	1.0	1144	$1,025	$0.90	45d	1	1.06mi
7313 Paris Ave Birmingham, AL	3.0	2.0	1000	$1,395	$1.40	4d	1	1.06mi
630 77th St S Birmingham, AL	2.0	2.0	1100	$983	$0.89	4d	1	1.10mi
5620 8th Ave S Birmingham, AL	3.0	1.0	1508	$2,400	$1.59	13d	1	1.12mi
2884 Montevallo Park Rd Irondale, AL	3.0	2.0	1275	$2,206	$1.73	4d	1	1.21mi
7341 Rome Ave Birmingham, AL	3.0	1.0	1000	$1,275	$1.27	5d	1	1.21mi
7341 Rome Ave Birmingham, AL	3.0	1.0	1000	$1,300	$1.30	45d	1	1.21mi
7721 1st Ave S Birmingham, AL	3.0	1.0	956	$949	$0.99	25d	1	1.21mi
7728 1st Ave S Apt C Birmingham, AL	2.0	1.0	950	$950	$1.00	45d	1	1.24mi
756 Vanderbilt St Birmingham, AL	3.0	2.0	1096	$1,000	$0.91	45d	1	1.29mi
7801 3rd Ave S Unit B Birmingham, AL	2.0	1.5	1100	$1,000	$0.91	45d	1	1.32mi
805 Vanderbilt St Birmingham, AL	4.0	2.0	1692	$1,291	$0.76	23d	1	1.35mi

Listing history 13 events

1. 2026-03-07
   historical $1,345
2. 2026-01-25
   price $1,345
3. 2025-11-25
   price $1,395
4. 2025-11-01
   listed $1,600
5. 2025-10-31
   soldstatus $97,500
6. 2025-09-16
   status Pending
7. 2025-07-07
   price $99,900
8. 2025-06-24
   listed $119,900 Active
9. 2024-11-14
   price $114,999
10. 2023-10-03
    soldstatus $47,500
11. 2023-09-20
    soldstatus $47,500 14-char remark

    Show marketing remark (14 chars)

    For Comps only

12. 2023-06-28
    listed $47,500 14-char remark

    Show marketing remark (14 chars)

    For Comps only

13. 1979-11-01
    soldstatus $35,000

ⓘ 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: $1,228 · $102/mo
• Projected year-2 tax: $1,228 · $102/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 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 5/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,263
• − Mortgage interest: −$5,596
• − Property taxes: −$1,228
• − Insurance: −$500
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$2,906
• Taxable income: $1,751
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $2,833/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): 10,160
• Household income: $36,633
• Rent vs Own: 55.4% rent · 44.6% own
• Severe rent burden: 798.0

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 (68%)
• Race & ethnicity: Black 68% White 24% Hispanic / Latino 6% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Slovak 2% Hispanic 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -190.24%
• Current HPI: 120.1264
• 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

-96.2% since first listed

13 events — show timeline

• 2026-03-07 Rental Removed $1,345 TENANTTURNER2
• 2026-01-25 Price Changed $1,345 TENANTTURNER2
• 2025-11-25 Price Changed $1,395 TENANTTURNER2
• 2025-11-01 Listed for Rent $1,600 TENANTTURNER2
• 2025-10-31 Sold (Public Records) $97,500 Public Records
• 2025-09-16 Pending — Greater Alabama MLS
• 2025-07-07 Price Changed $99,900 Greater Alabama MLS
• 2025-06-24 Listed $119,900 Greater Alabama MLS
• 2024-11-14 Price Changed $114,999 Greater Alabama MLS
• 2023-10-03 Sold (Public Records) $47,500 Public Records
• 2023-09-20 Sold (MLS) $47,500 Greater Alabama MLS
• 2023-06-28 Listed $47,500 Greater Alabama MLS
• 1979-11-01 Sold (Public Records) $35,000 Public Records

Property tax history

+50.4%/yr

Latest (2025): $1,228 · +0.0% YoY. Source: county tax records.