5609 Court O · Birmingham, AL 35208

$69,999

2 bd · 1.0 ba · 996 sqft · SingleFamily public records · 85 Days on market

Built 1947 6,098 sqft lot $70/sqft · at area comps Est $67k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +5.6/15.0
• Rent growth +4.3/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1-story home featuring 3 bedrooms, 1 bathroom, and a functional layout. The kitchen connects to the living area, creating a comfortable space for everyday living. Enjoy a spacious backyard with room for outdoor activities or customization. Great opportunity for investors or buyers looking to add value! One or more photos has been virtually staged.

Key facts

• 6,098 sq ft lot
• Built 1947
• Listed 85 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: Rents rising fast (+7.2%/yr); 122 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); 68% 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 32% of the median local income ($39k/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 $484 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 + 7.2% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $44k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $65,799 (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 1947 — 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: 1.49% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.76%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $67,129
• List price: $69,999
• Delta: 4.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5541 Court P	0.16mi	2/1.0	1,035 (+4%)	1mo	$35,000	$34	85
1509 Burgin Ave	0.24mi	3/1.0 (+1)	1,011 (+2%)	4mo	$17,500	$17	78
5800 Court Q	0.29mi	3/1.0 (+1)	1,024 (+3%)	2mo	$111,000	$108	75
1560 Meadow Ln	0.39mi	3/1.0 (+1)	1,008 (+1%)	1mo	$87,000	$86	74
1407 57th Pl W	0.18mi	3/1.0 (+1)	1,084 (+9%)	4mo	$79,000	$73	69
5512 Terrace J	0.48mi	3/1.0 (+1)	972 (-2%)	3mo	$22,000	$23	66
5625 Avenue Q	0.23mi	3/1.0 (+1)	1,103 (+11%)	3mo	$22,000	$20	64
5621 Avenue Q	0.23mi	3/1.0 (+1)	1,136 (+14%)	1mo	$72,000	$63	60
4929 Avenue R	0.65mi	2/1.0	962 (-3%)	5mo	$43,000	$45	60
6144 Court M	0.49mi	3/1.0 (+1)	1,066 (+7%)	2mo	$76,000	$71	59
2724 Lee Ave SW	0.71mi	3/1.0 (+1)	960 (-4%)	1mo	$72,000	$75	55
1604 44th St	0.72mi	2/1.0	1,100 (+10%)	6mo	$53,000	$48	44

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 · 7.24% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 1.76×
• Total profit: $14,910
• Equity at exit: $10,437

10-year hold

• IRR: 29.2%
• Equity multiple: 4.15×
• Total profit: $61,655
• Equity at exit: $6,052

Cash invested: $19,600 (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 35208

• Home prices YoY: -18.1%
• Rents YoY: 7.2%
• Active inventory: 122
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,044 high
• Mortgage (P&I): −$367
• Tax from tax record: −$90 /mo · $1,074/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $339

Break-even live

Break-even rent $615

Max offer price $69,999

Occupancy floor 63%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5516 Avenue P Birmingham, AL	2.0	1.0	888	$1,000	$1.13	44d	1	0.08mi
5717 Avenue O Unit O Birmingham, AL	3.0	2.0	1029	$1,250	$1.21	44d	1	0.08mi
5725 Avenue O Unit O Birmingham, AL	3.0	1.0	957	$1,073	$1.12	24d	1	0.10mi
5820 Court Q Birmingham, AL	3.0	1.0	902	$1,200	$1.33	44d	1	0.28mi
5832 Court Q Birmingham, AL	3.0	1.0	912	$950	$1.04	44d	1	0.28mi
5714 Court M Unit 5720 Birmingham, AL	1.0	1.0	600	$700	$1.17	44d	1	0.29mi
5219 Court Q Birmingham, AL	3.0	2.0	1082	$1,200	$1.11	19d	1	0.33mi
5320 Ter Q Unit Q Birmingham, AL	3.0	2.0	1116	$1,250	$1.12	44d	1	0.33mi
1340 Pineview Rd Birmingham, AL	3.0	2.0	1116	$1,075	$0.96	44d	1	0.33mi
5211 Ter Q Unit Q Birmingham, AL	2.0	1.0	756	$775	$1.03	44d	1	0.38mi
1012 33rd St SW Birmingham, AL	1.0–2.0	1.0–2.0	800	$750	$0.94	3d	1	0.48mi
1781 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1069	$950	$0.89	44d	1	0.48mi
5710 Monte Sano Dr Birmingham, AL	2.0	1.0	700	$950	$1.36	44d	1	0.48mi
1045 57th St Birmingham, AL	1.0	1.0	700	$775	$1.11	44d	1	0.51mi
1429 47th Street Ensley Unit ENSLEY Birmingham, AL	2.0	1.0	768	$750	$0.98	44d	1	0.51mi
1272 Meadow Ln Birmingham, AL	2.0	1.0	744	$800	$1.08	44d	1	0.54mi
5712 Monte Sano Rd Birmingham, AL	2.0	1.0	700	$900	$1.29	44d	1	0.61mi
4929 Avenue R Unit R Birmingham, AL	2.0	1.0	962	$950	$0.99	44d	1	0.65mi
4724 Court R Birmingham, AL	2.0	1.0	1016	$895	$0.88	15d	1	0.70mi
1604 44th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1100	$1,200	$1.09	24d	1	0.73mi
612 26th St SW Birmingham, AL	2.0	1.0	988	$825	$0.84	44d	1	0.79mi
1417 Brighton Rd Birmingham, AL	3.0	2.0	1048	$1,200	$1.15	44d	1	0.80mi
2519 Saint Charles Ave SW Birmingham, AL	2.0	1.0	990	$975	$0.98	44d	1	0.86mi
1540 42nd Street Ensley Unit ENSLEY Birmingham, AL	2.0	1.0	899	$1,037	$1.15	44d	1	0.87mi
920 47th Street Ensley Birmingham, AL	3.0	1.0	1070	$895	$0.84	3d	1	0.88mi
5503 Myron Massey Blvd Fairfield, AL	3.0	2.0	1119	$1,200	$1.07	44d	1	0.93mi
4813 Court S Birmingham, AL	3.0	2.0	1118	$1,125	$1.01	44d	1	0.93mi
1520 41st Street Ensley Birmingham, AL	3.0	2.0	1068	$1,195	$1.12	44d	1	0.93mi
1429 Warrior Rd Birmingham, AL	3.0	1.0	1036	$850	$0.82	16d	1	0.98mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	44d	1	0.99mi
813 46th St Fairfield, AL	2.0	1.0	1100	$825	$0.75	10d	1	0.99mi
1420 Warrior Rd Birmingham, AL	3.0	1.0	1061	$1,050	$0.99	44d	1	1.01mi
3000 Dawson Ave SW Birmingham, AL	3.0	1.0	1092	$925	$0.85	44d	1	1.02mi
2709 Powderly Ave SW Birmingham, AL	3.0	2.0	1056	$950	$0.90	24d	1	1.03mi
2216 Lee Ave SW Birmingham, AL	3.0	1.0	902	$900	$1.00	24d	1	1.08mi
1112 S Gale Dr Birmingham, AL	3.0	1.5	1053	$1,175	$1.12	44d	1	1.09mi
931 41st Street Ensley Birmingham, AL	2.0	1.5	1048	$995	$0.95	3d	1	1.09mi
208 22nd St SW Birmingham, AL	2.0	1.0	926	$1,050	$1.13	3d	1	1.10mi
1306 35th Street Ensley Birmingham, AL	3.0	2.0	1100	$1,173	$1.07	3d	1	1.10mi
1417 34th Street Ensley Birmingham, AL	3.0	1.0	1103	$1,025	$0.93	44d	1	1.12mi

Listing history 29 events

1. 2026-06-18
   days on market $69,999 Active 85 DOM
2. 2026-06-17
   days on market $69,999 Active 84 DOM
3. 2026-06-16
   days on market $69,999 Active 83 DOM
4. 2026-06-15
   days on market $69,999 Active 82 DOM
5. 2026-06-13
   pricedays on market $69,999 Active 80 DOM
6. 2026-06-10
   days on market $74,900 Active 77 DOM
7. 2026-06-09
   days on market $74,900 Active 76 DOM
8. 2026-06-08
   days on market $74,900 Active 75 DOM
9. 2026-06-07
   days on market $74,900 Active 74 DOM
10. 2026-06-03
    days on market $74,900 Active 70 DOM
11. 2026-06-02
    days on market $74,900 Active 69 DOM
12. 2026-06-01
    days on market $74,900 Active 68 DOM
13. 2026-05-31
    days on market $74,900 Active 67 DOM
14. 2026-05-10
    price $74,900 358-char remark

    Show marketing remark (358 chars)

    Charming 1-story home featuring 3 bedrooms, 1 bathroom, and a functional layout. The kitchen connects to the living area, creating a comfortable space for everyday living. Enjoy a spacious backyard with room for outdoor activities or customization. Great opportunity for investors or buyers looking to add value! One or more photos has been virtually staged.

15. 2026-04-25
    price $99,950 358-char remark

    Show marketing remark (358 chars)

    Charming 1-story home featuring 3 bedrooms, 1 bathroom, and a functional layout. The kitchen connects to the living area, creating a comfortable space for everyday living. Enjoy a spacious backyard with room for outdoor activities or customization. Great opportunity for investors or buyers looking to add value! One or more photos has been virtually staged.

16. 2026-03-25
    listed $113,600 Active 358-char remark

    Show marketing remark (358 chars)

    Charming 1-story home featuring 3 bedrooms, 1 bathroom, and a functional layout. The kitchen connects to the living area, creating a comfortable space for everyday living. Enjoy a spacious backyard with room for outdoor activities or customization. Great opportunity for investors or buyers looking to add value! One or more photos has been virtually staged.

17. 2024-05-15
    historical $915
18. 2024-05-13
    price $915
19. 2024-05-09
    price $940
20. 2024-05-03
    price $985
21. 2024-04-22
    price $995
22. 2024-04-12
    price $1,045
23. 2024-03-23
    listed $1,090
24. 2022-03-20
    price $845
25. 2022-03-16
    price $845
26. 2021-07-23
    soldstatus $1,269,000
27. 2017-09-07
    soldstatus $130,000
28. 2017-06-28
    soldstatus $72,000
29. 2009-10-13
    soldstatus $12,500

ⓘ 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: $1,074 · $90/mo
• Projected year-2 tax: $1,074 · $90/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 7/10 Severe 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 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,528
• − Mortgage interest: −$3,921
• − Property taxes: −$1,074
• − Insurance: −$350
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$2,036
• Taxable income: $3,142
• Est. tax owed @ 24.0%: −$754
• After-tax cash flow: $3,314/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): 13,412
• Household income: $38,561
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 573.0

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 (94%)
• Race & ethnicity: Black 94% White 4% Hispanic / Latino 2% Two or more races 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -33.99%
• Current HPI: 153.414
• Rent YoY: ▲ 7.24%
• 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

+499.2% since first listed

16 events — show timeline

• 2026-05-10 Price Changed $74,900 Greater Alabama MLS
• 2026-04-25 Price Changed $99,950 Greater Alabama MLS
• 2026-03-25 Listed $113,600 Greater Alabama MLS
• 2024-05-15 Rental Removed $915 RENT.
• 2024-05-13 Price Changed $915 RENT.
• 2024-05-09 Price Changed $940 RENT.
• 2024-05-03 Price Changed $985 RENT.
• 2024-04-22 Price Changed $995 RENT.
• 2024-04-12 Price Changed $1,045 RENT.
• 2024-03-23 Listed for Rent $1,090 RENT.
• 2022-03-20 Price Changed $845 RENT.
• 2022-03-16 Price Changed $845 RENT.
• 2021-07-23 Sold (Public Records) $1,269,000 Public Records
• 2017-09-07 Sold (Public Records) $130,000 Public Records
• 2017-06-28 Sold (Public Records) $72,000 Public Records
• 2009-10-13 Sold (Public Records) $12,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,074 · +0.0% YoY. Source: county tax records.