6017 Ivy St · Birmingham, AL 35228

$69,900

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 42 Days on market

Built 1958 0.32 ac lot $91/sqft · 31% above area Est $53k · 31% over

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Why this score? — see what drove the C+ 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 +9.3/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

3 bedroom 2 bathroom home on large lot. HUD Owned. Sold "As Is". No warranty. Equal Housing Opportunity. FHA financing status: IN (insured). #011-483571.

Key facts

• 0.32 acre lot
• Built 1958
• Listed 42 days

Property features AI

Finance

• Other: Subdivision: Brewer Place; Parcel ID available
• Financial info: Other included fees: fire fee included, garbage fee included, library fee included
• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Security: No specific security features listed
• Utilities: Public water; Connected sewer; Electric water heater; Internet service availability unknown
• Home design: Existing (previously built) wood construction; Crawl space foundation; Single-story living areas listed (rooms on main level)
• Construction: Wood construction; Crawl space foundation
• Exterior features: No pool, patio, decks, or garden/patio indicated; Not waterfront; Lot view: none

Interior

• Kitchen: Laminate countertops; Kitchen on main level
• Bedrooms: Two bedrooms on main level
• Flooring: Carpet
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Carpet floors; Attic; Ceilings: other (see remarks); No additional built-in interior features listed
• Laundry & utility: Main-level laundry with washer hookup and electric dryer hookup; Has laundry

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 $333 ($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: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: Wenonah High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 656 students, 85% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: Rents soft (-1.5%/yr); 87 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $483 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 $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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.
• Current owner paid $16k; list at $70k implies a 337% gain — meaningful room to come down on a strong offer.

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 $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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: 1.43% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.40%
• DSCR: 1.91
• GRM: 5.8

CMA / ARV

• ARV (median comp): $53,282
• List price: $69,900
• Delta: 31.19%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5100 N Short 6th St	0.39mi	2/1.0	864 (+12%)	14mo	$45,000	$52	49
5111 N Short 6th St	0.40mi	2/1.0	864 (+12%)	14mo	$47,500	$55	49
5906 5th St S	0.66mi	2/1.0	816 (+6%)	24mo	$60,000	$74	39

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: 9.3%
• Equity multiple: 1.35×
• Total profit: $6,923
• Equity at exit: $10,422

10-year hold

• IRR: 15.9%
• Equity multiple: 2.12×
• Total profit: $21,960
• Equity at exit: $6,044

Cash invested: $19,572 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,002 high
• Mortgage (P&I): −$367
• Tax from tax record: −$64 /mo · $763/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $333

Break-even live

Break-even rent $581

Max offer price $69,900

Occupancy floor 62%

Sensitivity live

Price	-10% $372	-5% $352	+0% $333	+5% $313	+10% $293
Rent	-10% $253	-5% $293	+0% $333	+5% $372	+10% $412
Rate	-1.0pp $368	-0.5pp $350	base $333	+0.5pp $315	+1.0pp $296

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6001 Ivy St Birmingham, AL	3.0	1.0	906	$950	$1.05	45d	1	0.03mi
520 Brewer Dr Bessemer, AL	3.0	1.0	1040	$1,100	$1.06	4d	1	0.18mi
546 Selma Rd Bessemer, AL	3.0	1.0	888	$900	$1.01	45d	1	0.36mi
5107 5th St N Bessemer, AL	2.0	1.0	775	$950	$1.23	45d	1	0.44mi
5704 14th St S Bessemer, AL	2.0	2.0	1024	$850	$0.83	17d	1	0.53mi
5709 13th St S Bessemer, AL	3.0	1.0	1120	$1,200	$1.07	45d	1	0.61mi
5906 5th St S Bessemer, AL	2.0	1.0	916	$900	$0.98	24d	1	0.67mi
5703 Avenue O Unit O Bessemer, AL	2.0	1.0	936	$800	$0.85	45d	1	0.85mi
36 Wilkes Cir Birmingham, AL	2.0	1.0	762	$875	$1.15	45d	1	1.07mi
3403 Arlington Ave Bessemer, AL	2.0	1.0	600	$900	$1.50	24d	1	1.08mi
4506 Letson St Brighton, AL	3.0	2.0	1032	$1,200	$1.16	24d	1	1.24mi
3019 7th Ave N Bessemer, AL	3.0	1.0	1080	$1,050	$0.97	45d	1	1.42mi

Listing history 19 events

1. 2026-06-21
   days on market $69,900 Active 42 DOM
2. 2026-06-18
   days on market $69,900 Active 39 DOM
3. 2026-06-17
   days on market $69,900 Active 38 DOM
4. 2026-06-16
   days on market $69,900 Active 37 DOM
5. 2026-06-15
   days on market $69,900 Active 36 DOM
6. 2026-06-13
   days on market $69,900 Active 34 DOM
7. 2026-06-10
   days on market $69,900 Active 31 DOM
8. 2026-06-09
   days on market $69,900 Active 30 DOM
9. 2026-06-08
   days on market $69,900 Active 29 DOM
10. 2026-06-07
    days on market $69,900 Active 28 DOM
11. 2026-06-03
    days on market $69,900 Active 24 DOM
12. 2026-06-02
    days on market $69,900 Active 23 DOM
13. 2026-06-01
    days on market $69,900 Active 22 DOM
14. 2026-05-31
    days on market $69,900 Active 21 DOM
15. 2026-05-08
    listed $69,900 Active 9-char remark
16. 2015-02-06
    soldstatus $16,000 163-char remark

    Show marketing remark (163 chars)

    3 bedroom 2 bathroom home on large lot. HUD Owned. Sold "As Is". No warranty. Equal Housing Opportunity. FHA financing status: IN (insured). #011-483571.

17. 2014-12-18
    listed $14,250 163-char remark

    Show marketing remark (163 chars)

    3 bedroom 2 bathroom home on large lot. HUD Owned. Sold "As Is". No warranty. Equal Housing Opportunity. FHA financing status: IN (insured). #011-483571.

18. 2002-01-04
    soldstatus $42,000
19. 1974-08-02
    soldstatus $12,000

ⓘ 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: $763 · $64/mo
• Projected year-2 tax: $763 · $64/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,029
• − Mortgage interest: −$3,915
• − Property taxes: −$763
• − Insurance: −$350
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,033
• Taxable income: $3,043
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $3,262/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

+482.5% since first listed

5 events — show timeline

• 2026-05-08 Listed $69,900 Greater Alabama MLS
• 2015-02-06 Sold (MLS) $16,000 Greater Alabama MLS
• 2014-12-18 Listed $14,250 Greater Alabama MLS
• 2002-01-04 Sold (Public Records) $42,000 Public Records
• 1974-08-02 Sold (Public Records) $12,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $763 · +0.0% YoY. Source: county tax records.