117 11th St · Tarrant, AL 35217

$102,672

6 bd · 2.0 ba · 2,064 sqft · SingleFamily public records · 34 Days on market

Built 1956 0.26 ac lot $50/sqft · 65% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.4/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this six bedroom, two bath home and see if it may be your next investment. . "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. May be subject to right of redemption.

Key facts

• 0.26 acre lot
• Built 1956
• Listed 34 days

Property features AI

Finance

• Other: Lot is approximately 0.26 acres; Living area about 2,064 square feet; Subdivision listed as Other; Directions: From Head toward 10th St, turn right at the 2nd cross street onto 11th St.
• HOA & community: No homeowners association

Exterior

• Parking: No dedicated parking
• Utilities: Public water; Septic sewer; Electric power available
• Home design: Single-family residence; One-and-a-half story; Built in 1956
• Construction: Frame construction; Slab foundation
• Exterior features: Public water; Septic tank for sewer

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Eight total rooms; Two full bathrooms

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $103k).
• Recommended offer: $100k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 11.0% in Tarrant — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 51/100 on livability (#507 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities 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.
• Market conditions: Rents rising (+3.6%/yr); 94 active listings in the ZIP; lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• At $1,541/mo this rent would consume 46% of the median local household income ($40k/yr) (locally 594% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $710 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 + 3.6% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $103k implies a 267% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $99,591 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1956 — 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: 1.50% ✓
• Cap rate: 13.32%
• Cash-on-cash: 25.09%
• DSCR: 2.12
• GRM: 5.6

CMA / ARV

• ARV (median comp): $290,428
• List price: $102,672
• Delta: -64.65%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.58% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 1.78×
• Total profit: $22,517
• Equity at exit: $15,309

10-year hold

• IRR: 27.8%
• Equity multiple: 3.52×
• Total profit: $72,522
• Equity at exit: $8,877

Cash invested: $28,748 (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 35217

• Rents YoY: 3.6%
• Active inventory: 94
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$538
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $601

Break-even live

Break-even rent $780

Max offer price $102,672

Occupancy floor 56%

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: $25,668
• Closing costs: $3,080
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $102,672 Active 34 DOM
2. 2026-06-17
   days on market $102,672 Active 33 DOM
3. 2026-06-16
   days on market $102,672 Active 32 DOM
4. 2026-06-15
   days on market $102,672 Active 31 DOM
5. 2026-06-13
   days on market $102,672 Active 29 DOM
6. 2026-06-10
   days on market $102,672 Active 26 DOM
7. 2026-06-09
   days on market $102,672 Active 25 DOM
8. 2026-06-08
   days on market $102,672 Active 24 DOM
9. 2026-06-07
   days on market $102,672 Active 23 DOM
10. 2026-06-03
    days on market $102,672 Active 19 DOM
11. 2026-06-02
    days on market $102,672 Active 18 DOM
12. 2026-06-01
    days on market $102,672 Active 17 DOM
13. 2026-05-31
    days on market $102,672 Active 16 DOM
14. 2026-05-15
    listed $102,672 Active 358-char remark
15. 1995-05-22
    soldstatus $28,000

ⓘ 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: $423 · $35/mo
• Projected year-2 tax: $423 · $35/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 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,494
• − Mortgage interest: −$5,751
• − Property taxes: −$423
• − Insurance: −$513
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$2,987
• Taxable income: $5,861
• Est. tax owed @ 24.0%: −$1,407
• After-tax cash flow: $5,806/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 — Tarrant

• Score: 51/100
• State rank: #507
• US rank: #25136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 527,445 people
• City population: 12,240
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 12,240
• Household income: $40,486
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 594.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 57% White 27% Hispanic / Latino 14% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 3% Italian 1%
• Foreign-born: 7% · Canada, Guatemala
• Languages at home: 86% English-only · Spanish 13%

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: ▼ -74.54%
• Current HPI: 117.416
• Rent YoY: ▲ 3.58%
• 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

+266.7% since first listed

2 events — show timeline

• 2026-05-15 Listed $102,672 VMLS
• 1995-05-22 Sold (Public Records) $28,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $423 · +0.0% YoY. Source: county tax records.