1409 Mccary St · Birmingham, AL 35211

$84,500

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 35 Days on market

Built 1958 6,098 sqft lot Est $92k · 9% under ↓ 11% 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 +29.7/30.0
• ARV discount +11.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Loved home is ready for new owners. Just a little TLC and this home will continue to be a gathering place for family.

Key facts

• 6,098 sq ft lot
• Built 1958
• Listed 35 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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-, crime F, employment 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.
• Zoned schools: Parker High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 826 students, 90% FRL).
• Market conditions: Rents soft (-0.0%/yr); 152 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 39% of the median local income ($35k/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 $584 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $81,965 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1958 — 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. 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?
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: 1.33% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.54%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $92,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1512 Mccary St SW	0.08mi	3/1.0 (+1)	884 (+5%)	15mo	$125,000	$141	70
1401 Mccary St	0.02mi	3/1.0 (+1)	888 (+6%)	19mo	$120,900	$136	68
2031 S Center St	0.26mi	2/1.0	814 (-3%)	20mo	$98,000	$120	66
1721 SW 3rd Pl	0.32mi	3/1.0 (+1)	880 (+5%)	12mo	$80,000	$91	62
40 20th Ave S	0.53mi	3/1.0 (+1)	853 (+2%)	8mo	$92,500	$108	61
52 17th Ct S	0.67mi	2/1.0	864 (+3%)	4mo	$75,000	$87	60
28 24th Ave S	0.41mi	2/1.0	803 (-4%)	18mo	$90,000	$112	58
2345 Center Way S	0.35mi	3/1.0 (+1)	777 (-8%)	14mo	$51,500	$66	55
1609 Center St S	0.68mi	2/1.0	852 (+1%)	17mo	$38,900	$46	52
44 17th Ct S	0.66mi	2/1.0	946 (+13%)	2mo	$49,000	$52	46
1717 Center Way S	0.65mi	2/1.5	912 (+9%)	10mo	$125,000	$137	45
2021 Hollins Dr	0.41mi	3/1.0 (+1)	956 (+14%)	17mo	$105,000	$110	38

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $2,550
• Equity at exit: $12,599

10-year hold

• IRR: 9.3%
• Equity multiple: 1.62×
• Total profit: $14,700
• Equity at exit: $7,306

Cash invested: $23,660 (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 35211

• Rents YoY: -0.0%
• Active inventory: 152
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,122 high
• Mortgage (P&I): −$443
• Tax from tax record: −$102 /mo · $1,224/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $306

Break-even live

Break-even rent $735

Max offer price $84,500

Occupancy floor 68%

Sensitivity live

Price	-10% $354	-5% $330	+0% $306	+5% $283	+10% $259
Rent	-10% $218	-5% $262	+0% $306	+5% $351	+10% $395
Rate	-1.0pp $349	-0.5pp $328	base $306	+0.5pp $285	+1.0pp $262

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Aspen Dr Birmingham, AL	1.0	1.0	786	$1,045	$1.33	44d	1	0.44mi
401 Skyview Dr Birmingham, AL	2.0	1.0	864	$950	$1.10	44d	1	0.49mi
741 Center Pl SW Birmingham, AL	3.0	1.0	1101	$1,250	$1.14	16d	1	0.52mi
2418 Green Springs Hwy Birmingham, AL	1.0	1.0	750	$895	$1.19	44d	5	0.56mi
2217-2249 Green Springs Hwy Unit 2241-M Birmingham, AL	3.0	2.0	1100	$1,109	$1.01	22d	1	0.59mi
2217-2249 Green Springs Hwy Unit 2249-E Birmingham, AL	2.0	1.0	900	$910	$1.01	44d	1	0.59mi
2049 Green Springs Hwy Unit 2 Birmingham, AL	1.0	1.0	605	$750	$1.24	44d	1	0.67mi
218 Olympia Dr Homewood, AL	1.0–3.0	1.0–2.5	958	$1,190	$1.24	2d	33	0.76mi
261 3rd Ave SW Birmingham, AL	1.0–2.0	1.0	634	$850	$1.34	4d	14	0.80mi
407 Green Springs Ave S Birmingham, AL	2.0	1.0	866	$2,000	$2.31	2d	1	0.85mi
1508 Dennison Ave SW Birmingham, AL	2.0	1.0	924	$890	$0.96	44d	1	0.86mi
1010 Beacon Pkwy E Birmingham, AL	1.0–2.0	1.0–2.0	945	$2,275	$2.41	2d	18	0.92mi
1332 15th Pl SW Birmingham, AL	2.0	1.0	1115	$950	$0.85	4d	1	0.94mi
925 Beacon Pkwy E Birmingham, AL	1.0–3.0	1.0–2.0	1259	$974	$0.77	44d	1	1.02mi
120 Vulcan Rd Unit 1Apartment Birmingham, AL	1.0	1.0	1000	$1,800	$1.80	24d	1	1.03mi
1000 Beacon Pkwy E Unit 1035D Birmingham, AL	1.0	1.0	750	$975	$1.30	44d	1	1.03mi
840 Beacon Pkwy E Unit C Birmingham, AL	2.0	1.0	925	$1,200	$1.30	44d	1	1.05mi
316 Beacon Crest Ln Birmingham, AL	1.0–2.0	1.0	850	$1,099	$1.29	2d	7	1.06mi
1233 15th Way SW Birmingham, AL	3.0	1.0	1119	$1,050	$0.94	44d	1	1.08mi
513 Valley Ave Birmingham, AL	3.0	1.0–2.0	1012	$1,233	$1.22	44d	1	1.09mi
2700 Temple Crest Dr Birmingham, AL	1.0–2.0	1.0–1.5	776	$1,320	$1.70	44d	1	1.10mi
633 Idlewild Cir Unit A1 Birmingham, AL	1.0	1.0	750	$1,052	$1.40	44d	1	1.12mi
633 Idlewild Cir Unit A7 Birmingham, AL	1.0	1.0	750	$1,044	$1.39	16d	1	1.12mi
834 Golden Gate Ln Birmingham, AL	1.0–3.0	1.0–2.0	1050	$1,175	$1.12	44d	12	1.16mi
834 Golden Gate Ln Birmingham, AL	1.0–3.0	1.0–2.0	1050	$1,150	$1.10	2d	13	1.16mi
1229 Beacon Pkwy E Birmingham, AL	1.0–3.0	1.0–2.0	1130	$1,088	$0.96	4d	16	1.17mi
609 Idlewild Cir Apt B Birmingham, AL	2.0	1.0	705	$875	$1.24	4d	1	1.19mi
916 14th St SW Unit F Birmingham, AL	2.0	1.0	800	$800	$1.00	12d	1	1.21mi
916 14th St SW Unit F Birmingham, AL	2.0	1.0	870	$800	$0.92	44d	1	1.21mi
916 14th St SW Unit A Birmingham, AL	2.0	1.0	870	$800	$0.92	24d	1	1.21mi
914 14th St SW Unit B Birmingham, AL	1.0	1.0	580	$600	$1.03	12d	1	1.22mi
914 14th St SW Unit A Birmingham, AL	1.0	1.0	577	$600	$1.04	24d	1	1.22mi
914 14th St SW Unit B Birmingham, AL	1.0	1.0	577	$700	$1.21	24d	1	1.22mi
741 Barcelona Ct Birmingham, AL	1.0	1.0	699	$950	$1.36	4d	5	1.22mi
112 Kappa Ave S Birmingham, AL	3.0	2.0	1034	$1,100	$1.06	44d	1	1.23mi
1100 Cotton Ave SW Unit b Birmingham, AL	2.0	1.5	816	$988	$1.21	44d	1	1.24mi
310 Gamma St S Birmingham, AL	3.0	1.5	1001	$1,200	$1.20	16d	1	1.26mi
313 Beta St S Unit 317A Birmingham, AL	2.0	1.0	850	$799	$0.94	2d	1	1.27mi
731 16th Ave S Birmingham, AL	1.0	1.0	590	$954	$1.62	2d	4	1.29mi
691 Idlewild Cir Birmingham, AL	2.0	2.0	777	$1,382	$1.78	4d	3	1.29mi

Listing history 6 events

1. 2023-08-09
   soldstatus $75,000
2. 2023-07-21
   status Pending
3. 2023-07-11
   status Active
4. 2023-07-07
   status Pending
5. 2023-06-12
   listed $84,500 Active
6. 2023-06-09
   historical $84,500

ⓘ 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: $1,224 · $102/mo
• Projected year-2 tax: $1,224 · $102/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 ≥105°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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,470
• − Mortgage interest: −$4,733
• − Property taxes: −$1,224
• − Insurance: −$422
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$2,458
• Taxable income: $2,477
• Est. tax owed @ 24.0%: −$594
• After-tax cash flow: $3,083/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): 24,924
• Household income: $34,884
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2161.0

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 (77%)
• Race & ethnicity: Black 77% White 10% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 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: ▼ -49.29%
• Current HPI: 91.2903
• Rent YoY: ▬ -0.01%
• 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

-11.2% since first listed

6 events — show timeline

• 2023-08-09 Sold (Public Records) $75,000 Public Records
• 2023-07-21 Pending — Greater Alabama MLS
• 2023-07-11 Relisted — Greater Alabama MLS
• 2023-07-07 Pending — Greater Alabama MLS
• 2023-06-12 Listed $84,500 Greater Alabama MLS
• 2023-06-09 Coming Soon $84,500 Greater Alabama MLS

Property tax history

+0.0%/yr

Latest (2025): $1,224 · +0.0% YoY. Source: county tax records.