1517 64th St W · Birmingham, AL 35228

$65,000

2 bd · 1.0 ba · 995 sqft · SingleFamily public records · 262 Days on market

Built 1959 6,098 sqft lot $65/sqft · 9% below area Est $71k · 9% under ↓ 7% since listing

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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 +11.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +0.9/10.0

Listing remarks MLS

Investor Special! Ready for you to put your magic on and make this a special place. All new Electrical. New electrical panel. All new Plumbing. New Roof 2022. Great lot and location. Come check it out.

Key facts

• Great lot
• Great location
• New roof

Tags

• NEW ROOF
• GREAT LOT
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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 soft (-1.5%/yr); 87 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $449 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 + 0.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 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 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: 1.58% ✓
• Cap rate: 14.21%
• Cash-on-cash: 28.26%
• DSCR: 2.26
• GRM: 5.3

CMA / ARV

• ARV (median comp): $71,190
• List price: $65,000
• Delta: -8.70%
• 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
1560 Meadow Ln	0.18mi	3/1.0 (+1)	1,008 (+1%)	1mo	$87,000	$86	84
5541 Court P	0.51mi	2/1.0	1,035 (+4%)	1mo	$35,000	$34	69
6144 Court M	0.30mi	3/1.0 (+1)	1,066 (+7%)	2mo	$76,000	$71	67
5800 Court Q	0.46mi	3/1.0 (+1)	1,024 (+3%)	2mo	$111,000	$108	67
1417 Brighton Rd	0.34mi	3/1.5 (+1)	1,048 (+5%)	6mo	$110,000	$105	63
1407 57th Pl W	0.42mi	3/1.0 (+1)	1,084 (+9%)	4mo	$79,000	$73	58
6633 Avenue	0.34mi	3/2.0 (+1)	1,107 (+11%)	2mo	$99,900	$90	55
1101 Susan Ln	0.67mi	3/2.0 (+1)	1,025 (+3%)	1mo	$164,000	$160	54
5800 Court	0.39mi	2/1.0	860 (-14%)	6mo	$83,700	$97	54
5625 Avenue Q	0.52mi	3/1.0 (+1)	1,103 (+11%)	3mo	$22,000	$20	50
5621 Avenue Q	0.53mi	3/1.0 (+1)	1,136 (+14%)	1mo	$72,000	$63	45
5320 Terrace Q	0.67mi	3/2.0 (+1)	1,116 (+12%)	7mo	$45,500	$41	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 1.75×
• Total profit: $13,740
• Equity at exit: $9,692

10-year hold

• IRR: 25.6%
• Equity multiple: 2.95×
• Total profit: $35,410
• Equity at exit: $5,620

Cash invested: $18,200 (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 35228

• Home prices YoY: -3.5%
• Rents YoY: -1.5%
• Active inventory: 87
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,024 high
• Mortgage (P&I): −$341
• Tax from tax record: −$13 /mo · $152/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $429

Break-even live

Break-even rent $482

Max offer price $65,000

Occupancy floor 53%

Sensitivity live

Price	-10% $465	-5% $447	+0% $429	+5% $410	+10% $392
Rent	-10% $348	-5% $388	+0% $429	+5% $469	+10% $510
Rate	-1.0pp $461	-0.5pp $445	base $429	+0.5pp $412	+1.0pp $395

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1340 Pineview Rd Birmingham, AL	3.0	2.0	1116	$1,075	$0.96	44d	1	0.26mi
1012 33rd St SW Birmingham, AL	1.0–2.0	1.0–2.0	800	$750	$0.94	3d	1	0.28mi
1272 Meadow Ln Birmingham, AL	2.0	1.0	744	$800	$1.08	44d	1	0.30mi
1417 Brighton Rd Birmingham, AL	3.0	2.0	1048	$1,200	$1.15	44d	1	0.35mi
5832 Court Q Birmingham, AL	3.0	1.0	912	$950	$1.04	45d	1	0.38mi
5725 Avenue O Unit O Birmingham, AL	3.0	1.0	957	$1,073	$1.12	24d	1	0.39mi
5820 Court Q Birmingham, AL	3.0	1.0	902	$1,200	$1.33	44d	1	0.41mi
5717 Avenue O Unit O Birmingham, AL	3.0	2.0	1029	$1,250	$1.21	44d	1	0.41mi
5714 Court M Unit 5720 Birmingham, AL	1.0	1.0	600	$700	$1.17	44d	1	0.50mi
5516 Avenue P Birmingham, AL	2.0	1.0	888	$1,000	$1.13	44d	1	0.53mi
3000 Dawson Ave SW Birmingham, AL	3.0	1.0	1092	$925	$0.85	44d	1	0.65mi
5710 Monte Sano Dr Birmingham, AL	2.0	1.0	700	$950	$1.36	44d	1	0.65mi
5320 Ter Q Unit Q Birmingham, AL	3.0	2.0	1116	$1,250	$1.12	44d	1	0.66mi
1045 57th St Birmingham, AL	1.0	1.0	700	$775	$1.11	44d	1	0.69mi
1112 S Gale Dr Birmingham, AL	3.0	1.5	1053	$1,175	$1.12	44d	1	0.70mi
5219 Court Q Birmingham, AL	3.0	2.0	1082	$1,200	$1.11	20d	1	0.71mi
5211 Ter Q Unit Q Birmingham, AL	2.0	1.0	756	$775	$1.03	44d	1	0.75mi
5712 Monte Sano Rd Birmingham, AL	2.0	1.0	700	$900	$1.29	44d	1	0.76mi
2709 Powderly Ave SW Birmingham, AL	3.0	2.0	1056	$950	$0.90	24d	1	0.78mi
1781 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.5	1069	$950	$0.89	44d	1	0.84mi
2300 31st St SW Unit ENSLEY2316 A Birmingham, AL	2.0	1.0	750	$1,000	$1.33	3d	1	0.86mi
1317 Woodward Rd Birmingham, AL	2.0	1.0	672	$800	$1.19	2d	1	0.87mi
612 26th St SW Birmingham, AL	2.0	1.0	988	$825	$0.84	44d	1	0.96mi
1376 Creel Ct Birmingham, AL	3.0	1.0	1008	$1,000	$0.99	44d	1	0.98mi
1429 47th Street Ensley Unit ENSLEY Birmingham, AL	2.0	1.0	768	$750	$0.98	44d	1	0.99mi
4929 Avenue R Unit R Birmingham, AL	2.0	1.0	962	$950	$0.99	44d	1	1.00mi
340 McPherson Ave Birmingham, AL	2.0	1.0	924	$910	$0.98	44d	1	1.01mi
336 McPherson Ave Birmingham, AL	3.0	1.0	1094	$1,100	$1.01	24d	1	1.02mi
5503 Myron Massey Blvd Fairfield, AL	3.0	2.0	1119	$1,200	$1.07	44d	1	1.09mi
2804 32nd Way SW Birmingham, AL	3.0	1.0	840	$900	$1.07	44d	1	1.10mi
2805 32nd Way SW Birmingham, AL	3.0	1.0	792	$900	$1.14	44d	1	1.11mi
2519 Saint Charles Ave SW Birmingham, AL	2.0	1.0	990	$975	$0.98	45d	1	1.11mi
4724 Court R Birmingham, AL	2.0	1.0	1016	$895	$0.88	15d	1	1.13mi
1433 Rayfield Dr Birmingham, AL	3.0	1.0	1064	$950	$0.89	44d	1	1.16mi
407 S Park Rd SW Birmingham, AL	3.0	1.0	1050	$900	$0.86	44d	1	1.16mi
1604 44th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1100	$1,200	$1.09	24d	1	1.21mi
920 47th Street Ensley Birmingham, AL	3.0	1.0	1070	$895	$0.84	4d	1	1.25mi
3729 Maple Ave SW Birmingham, AL	3.0	2.0	1008	$1,200	$1.19	44d	1	1.26mi
1228 19th Pl SW Birmingham, AL	3.0	2.0	978	$1,195	$1.22	4d	1	1.26mi
3736 Oak Ave SW Birmingham, AL	3.0	2.0	984	$1,050	$1.07	24d	1	1.29mi

Listing history 5 events

1. 2026-05-31
   days on market $65,000 Active 262 DOM
2. 2026-03-11
   price $65,000 201-char remark

   Show marketing remark (201 chars)

   Investor Special! Ready for you to put your magic on and make this a special place. All new Electrical. New electrical panel. All new Plumbing. New Roof 2022. Great lot and location. Come check it out.

3. 2025-11-18
   status Active 201-char remark

   Show marketing remark (201 chars)

   Investor Special! Ready for you to put your magic on and make this a special place. All new Electrical. New electrical panel. All new Plumbing. New Roof 2022. Great lot and location. Come check it out.

4. 2025-11-07
   historical Contingent 201-char remark

   Show marketing remark (201 chars)

   Investor Special! Ready for you to put your magic on and make this a special place. All new Electrical. New electrical panel. All new Plumbing. New Roof 2022. Great lot and location. Come check it out.

5. 2025-09-11
   listed $70,000 Active 201-char remark

   Show marketing remark (201 chars)

   Investor Special! Ready for you to put your magic on and make this a special place. All new Electrical. New electrical panel. All new Plumbing. New Roof 2022. Great lot and location. Come check it out.

ⓘ 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: $152 · $13/mo
• Projected year-2 tax: $266 · $22/mo
• Expected delta: +$114/yr (+$10/mo · 75.0%)

ⓘ 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 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,293
• − Mortgage interest: −$3,641
• − Property taxes: −$152
• − Insurance: −$325
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$1,891
• Taxable income: $4,317
• Est. tax owed @ 24.0%: −$1,036
• After-tax cash flow: $4,108/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): 10,216
• Household income: $50,815
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 456.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 5% White 5%
• Foreign-born: 2% · Canada
• Languages at home: 95% 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: ▼ -4.84%
• Current HPI: 134.8633
• Rent YoY: ▼ -1.47%
• 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

-7.1% since first listed

4 events — show timeline

• 2026-03-11 Price Changed $65,000 Greater Alabama MLS
• 2025-11-18 Relisted — Greater Alabama MLS
• 2025-11-07 Contingent — Greater Alabama MLS
• 2025-09-11 Listed $70,000 Greater Alabama MLS

Property tax history

-4.1%/yr

Latest (2025): $152 · +0.0% YoY. Source: county tax records.