731 Hagbush Rd · Irondale, AL 35210

$71,000

2 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 143 Days on market

Built 1940 0.32 ac lot $66/sqft · 17% below area Est $86k · 17% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-bed, 1-bath fixer-upper right off of Overton Road! Sale subject to Medicaid Approval.

Key facts

• 0.32 acre lot
• Built 1940
• Listed 143 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $867 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $71k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.9% vs local median 5.2% in Irondale — 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 74/100 on livability (#23 in AL, #4,921 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, schools D-, 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 fast (+4.2%/yr); 81 active listings in the ZIP; 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 $491 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 + 4.2% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $19k; list at $71k implies a 274% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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. Schools are D-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. 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: 2.42% ✓
• Cap rate: 20.95%
• Cash-on-cash: 52.33%
• DSCR: 3.33
• GRM: 3.4

CMA / ARV

• ARV (median comp): $85,715
• List price: $71,000
• Delta: -17.17%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
552 Ravine Rd	0.34mi	3/1.5 (+1)	1,040 (-3%)	14mo	$72,000	$69	60
665 Hagbush Rd	0.13mi	3/2.0 (+1)	1,209 (+13%)	6mo	$134,900	$112	59
610 Hagbush Rd	0.28mi	3/1.0 (+1)	1,200 (+12%)	7mo	$72,500	$60	56

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 · 4.18% rent growth · sell at horizon

5-year hold

• IRR: 51.6%
• Equity multiple: 3.30×
• Total profit: $45,800
• Equity at exit: $10,586

10-year hold

• IRR: 57.4%
• Equity multiple: 7.02×
• Total profit: $119,761
• Equity at exit: $6,139

Cash invested: $19,880 (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 35210

• Home prices YoY: -32.2%
• Rents YoY: 4.2%
• Active inventory: 81
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,718 medium
• Mortgage (P&I): −$372
• Tax est. 1.5%: −$89 /mo · $1,065/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $867

Break-even live

Break-even rent $621

Max offer price $71,000

Occupancy floor 45%

Sensitivity live

Price	-10% $916	-5% $891	+0% $867	+5% $842	+10% $818
Rent	-10% $731	-5% $799	+0% $867	+5% $935	+10% $1,003
Rate	-1.0pp $903	-0.5pp $885	base $867	+0.5pp $849	+1.0pp $830

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $71,000 Active 143 DOM
2. 2026-06-17
   days on market $71,000 Active 142 DOM
3. 2026-06-16
   days on market $71,000 Active 141 DOM
4. 2026-06-15
   days on market $71,000 Active 140 DOM
5. 2026-06-13
   days on market $71,000 Active 138 DOM
6. 2026-06-10
   days on market $71,000 Active 135 DOM
7. 2026-06-09
   days on market $71,000 Active 134 DOM
8. 2026-06-08
   days on market $71,000 Active 133 DOM
9. 2026-06-07
   days on market $71,000 Active 132 DOM
10. 2026-06-03
    days on market $71,000 Active 128 DOM
11. 2026-06-02
    days on market $71,000 Active 127 DOM
12. 2026-06-01
    days on market $71,000 Active 126 DOM
13. 2026-05-31
    days on market $71,000 Active 125 DOM
14. 2026-03-17
    price $71,000 87-char remark

    Show marketing remark (87 chars)

    2-bed, 1-bath fixer-upper right off of Overton Road! Sale subject to Medicaid Approval.

15. 2026-01-26
    listed $75,000 Active 87-char remark

    Show marketing remark (87 chars)

    2-bed, 1-bath fixer-upper right off of Overton Road! Sale subject to Medicaid Approval.

16. 1979-11-01
    soldstatus $19,000
17. 1978-05-01
    soldstatus $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,622
• − Mortgage interest: −$3,977
• − Property taxes: −$1,065
• − Insurance: −$355
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$2,065
• Taxable income: $9,860
• Est. tax owed @ 24.0%: −$2,366
• After-tax cash flow: $8,037/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 — Irondale

• Score: 74/100
• State rank: #23
• US rank: #4921

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 527,445 people
• City population: 13,775
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 13,775
• Household income: $73,061
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 379.0

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 White (62%)
• Race & ethnicity: White 62% Black 28% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% Arabic 1% Russian/Polish/Slavic 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: ▼ -109.03%
• Current HPI: 230.033
• Rent YoY: ▲ 4.18%
• 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

+373.3% since first listed

4 events — show timeline

• 2026-03-17 Price Changed $71,000 Greater Alabama MLS
• 2026-01-26 Listed $75,000 Greater Alabama MLS
• 1979-11-01 Sold (Public Records) $19,000 Public Records
• 1978-05-01 Sold (Public Records) $15,000 Public Records