700 8th Ter · Birmingham, AL 35204

$66,000

3 bd · 1.0 ba · 1,449 sqft · SingleFamily public records · 88 Days on market

Built 1935 7,840 sqft lot $46/sqft · 44% below area Est $117k · 44% 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
• Appreciation +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath single-family home with a functional kitchen, comfortable bedrooms on a single level, and a generous lot with space for outdoor activities or gardening.

Key facts

• Functional kitchen
• Generous lot
• 7,840 sq ft lot

Tags

• FUNCTIONAL KITCHEN
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $62k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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-, schools F, crime 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.
• Market conditions: 64 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 38% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $879 of equity ($456 loan paydown + $423 appreciation (0.6% local appreciation)).
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $31k; list at $66k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,040 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1935 — 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: 1.70% ✓
• Cap rate: 14.61%
• Cash-on-cash: 29.70%
• DSCR: 2.32
• GRM: 4.9

CMA / ARV

• ARV (median comp): $116,862
• List price: $66,000
• Delta: -43.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 9th Ct W	0.20mi	3/1.0	1,502 (+4%)	1mo	$114,429	$76	83
882 6th St W	0.09mi	3/2.0	1,485 (+2%)	14mo	$147,500	$99	76
933 6th St W	0.21mi	2/2.0 (-1)	1,392 (-4%)	0mo	$35,000	$25	74
867 5th Pl W	0.15mi	3/2.0	1,300 (-10%)	0mo	$150,000	$115	72
1017 7th Pl W	0.32mi	3/1.5	1,353 (-7%)	4mo	$147,000	$109	68
963 3rd St W	0.47mi	3/1.0	1,444 (-0%)	12mo	$75,500	$52	68
622 10th St W	0.39mi	3/1.0	1,360 (-6%)	7mo	$85,000	$63	66
944 4th St W	0.34mi	3/2.0	1,560 (+8%)	3mo	$170,000	$109	65
628 4th Ct W	0.46mi	3/1.5	1,332 (-8%)	14mo	$60,000	$45	51
327 W 11th Ct	0.61mi	3/1.0	1,288 (-11%)	6mo	$44,500	$35	48
900 4th Ave W	0.58mi	3/1.5	1,232 (-15%)	7mo	$115,000	$93	40
1141 Graymont Ave W	0.57mi	3/1.0	1,266 (-13%)	16mo	$45,000	$36	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 2.58×
• Total profit: $29,210
• Equity at exit: $21,307

10-year hold

• IRR: 34.2%
• Equity multiple: 5.00×
• Total profit: $73,938
• Equity at exit: $27,391

Cash invested: $18,480 (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 35204

• Home prices YoY: 0.3%
• Active inventory: 64
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,121 high
• Mortgage (P&I): −$346
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $457

Break-even live

Break-even rent $542

Max offer price $66,000

Occupancy floor 54%

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: $16,500
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
905 7th St W Birmingham, AL	3.0	2.0	1029	$1,150	$1.12	43d	1	0.10mi
915 6th St W Birmingham, AL	3.0	1.0	1332	$1,075	$0.81	43d	1	0.16mi
854 5th St W Birmingham, AL	3.0	1.0	1501	$1,275	$0.85	43d	1	0.21mi
757 10th Ave W Birmingham, AL	2.0	1.0	1136	$1,000	$0.88	43d	1	0.24mi
410 8th Ter W Birmingham, AL	3.0	1.0	1440	$1,200	$0.83	15d	1	0.24mi
617 7th St W Birmingham, AL	3.0	1.5	1120	$1,175	$1.05	43d	1	0.28mi
827 6th Ave W Birmingham, AL	3.0	1.0	1214	$1,075	$0.89	23d	1	0.35mi
1101 7th Ave W Birmingham, AL	3.0	1.0	1248	$1,250	$1.00	43d	1	0.47mi
963 3rd St W Birmingham, AL	3.0	2.0	1444	$1,295	$0.90	23d	1	0.47mi
624 4th Ct W Birmingham, AL	3.0	1.5	992	$1,250	$1.26	43d	1	0.50mi
724 4th Ct W Birmingham, AL	3.0	1.0	1300	$930	$0.72	43d	1	0.52mi
517 11th Ct W Birmingham, AL	2.0	1.0	970	$795	$0.82	43d	1	0.52mi
612 12th St W Birmingham, AL	3.0	1.5	1242	$1,150	$0.93	43d	1	0.54mi
1119 Graymont Ave W Birmingham, AL	3.0	1.0	1260	$1,073	$0.85	1d	1	0.55mi
1108 4th Ct W Birmingham, AL	3.0	2.0	1623	$1,125	$0.69	2d	1	0.68mi
1230 4th Ter W Birmingham, AL	3.0	2.0	1540	$1,000	$0.65	43d	1	0.75mi
413 Fulton Ave SW Birmingham, AL	3.0	1.0	940	$525	$0.56	2d	1	0.83mi
644 Alabama Ave SW Birmingham, AL	3.0	1.0	1274	$1,125	$0.88	23d	1	0.87mi
608 Fulton Ave SW Birmingham, AL	3.0	1.0	1271	$1,300	$1.02	43d	1	0.88mi
451 2nd St N Birmingham, AL	4.0	3.0	1400	$1,600	$1.14	43d	1	0.94mi
719 Washington Ave SW Birmingham, AL	3.0	1.0	1064	$950	$0.89	11d	1	0.97mi
1642 Graymont Ave W Birmingham, AL	3.0	1.0	1219	$1,090	$0.89	2d	1	1.03mi
1153 2nd St N Birmingham, AL	3.0	1.0	1056	$1,150	$1.09	19d	1	1.04mi
3113 Pike Rd Birmingham, AL	3.0	2.0	1143	$1,275	$1.12	43d	1	1.06mi
405 11th St SW Unit B Birmingham, AL	2.0	1.0	1065	$800	$0.75	43d	1	1.19mi
1621 2nd Ct W Birmingham, AL	3.0	1.0	1074	$1,095	$1.02	43d	1	1.19mi
1216 4th Pl N Birmingham, AL	3.0	2.0	1565	$1,150	$0.73	43d	1	1.22mi
2920 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	2.0	1800	$1,050	$0.58	23d	1	1.26mi
2309 Eufaula Ave Birmingham, AL	4.0	2.0	1454	$1,395	$0.96	23d	1	1.29mi
1174 16th Avenue Thomas Birmingham, AL	2.0	1.0	1000	$750	$0.75	43d	1	1.29mi
2304 Eufaula Ave Birmingham, AL	3.0	1.0	1381	$980	$0.71	43d	1	1.31mi
1220 Alabama Ave SW Birmingham, AL	3.0	1.5	1175	$1,350	$1.15	43d	1	1.32mi
1720 Cullman Ave Unit 2 Birmingham, AL	3.0	1.0	1174	$899	$0.77	21d	1	1.33mi
1720 Cullman Ave Unit 3 Birmingham, AL	3.0	2.0	1174	$950	$0.81	43d	1	1.33mi
1213 Alabama Ave SW Birmingham, AL	4.0	2.0	1616	$1,200	$0.74	43d	1	1.33mi
451 2nd Ave N Birmingham, AL	4.0	3.0	1400	$1,600	$1.14	23d	1	1.37mi
1012 Cotton Ave SW Birmingham, AL	3.0	1.0	1232	$1,000	$0.81	43d	1	1.38mi
1217 Fulton Ave SW Birmingham, AL	4.0	2.0	1397	$1,395	$1.00	43d	1	1.39mi
1228 Fulton Ave SW Birmingham, AL	2.0	1.0	900	$800	$0.89	44d	1	1.39mi
2661 Bush Blvd Birmingham, AL	3.0	2.0	1024	$1,200	$1.17	43d	1	1.45mi

Listing history 13 events

1. 2026-06-16
   days on market $66,000 Active 88 DOM
2. 2026-06-15
   days on market $66,000 Active 87 DOM
3. 2026-06-13
   days on market $66,000 Active 85 DOM
4. 2026-06-10
   days on market $66,000 Active 82 DOM
5. 2026-06-09
   days on market $66,000 Active 81 DOM
6. 2026-06-08
   days on market $66,000 Active 80 DOM
7. 2026-06-07
   days on market $66,000 Active 79 DOM
8. 2026-06-03
   days on market $66,000 Active 75 DOM
9. 2026-06-02
   days on market $66,000 Active 74 DOM
10. 2026-06-01
    days on market $66,000 Active 73 DOM
11. 2026-05-31
    days on market $66,000 Active 72 DOM
12. 2026-03-18
    listed $66,000 Active 179-char remark

    Show marketing remark (179 chars)

    Charming 3-bedroom, 1-bath single-family home with a functional kitchen, comfortable bedrooms on a single level, and a generous lot with space for outdoor activities or gardening.

13. 1988-02-02
    soldstatus $31,000

ⓘ 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: $652 · $54/mo
• Projected year-2 tax: $652 · $54/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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,447
• − Mortgage interest: −$3,697
• − Property taxes: −$652
• − Insurance: −$330
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$1,920
• Taxable income: $4,697
• Est. tax owed @ 24.0%: −$1,127
• After-tax cash flow: $4,361/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): 8,953
• Household income: $35,420
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 422.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Hispanic / Latino 5% Two or more races 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▲ 0.64%
• Current HPI: 201.0777
• 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

+112.9% since first listed

2 events — show timeline

• 2026-03-18 Listed $66,000 Greater Alabama MLS
• 1988-02-02 Sold (Public Records) $31,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $652 · +0.0% YoY. Source: county tax records.