5520 Court J · Birmingham, AL 35208

$85,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 178 Days on market

Built 1950 5,227 sqft lot $61/sqft · 25% above area Est $68k · 25% over

---

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 +9.1/10.0
• Rent growth +4.3/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hidden gem on a corner lot. This home would be great for first time homeowners. New HVAC ( 2025) Motivated Seller.

Key facts

• 5,227 sq ft lot
• 2 parking spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% 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-, 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 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 37% 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 $588 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.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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 1950 — 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: 1.41% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.29%
• DSCR: 1.90
• GRM: 5.9

CMA / ARV

• ARV (median comp): $68,214
• List price: $85,000
• Delta: 24.61%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1037 W 51st St	0.22mi	3/2.0	1,392 (-1%)	3mo	$174,000	$125	82
6000 Court H	0.33mi	4/1.0 (+1)	1,456 (+4%)	5mo	$153,000	$105	69
1341 Pineview Rd	0.54mi	3/1.0	1,409 (+1%)	9mo	$90,000	$64	67
1265 Meadow Ln	0.59mi	3/2.0	1,456 (+4%)	1mo	$79,900	$55	61
1512 W 47th St	0.71mi	3/1.0	1,378 (-2%)	8mo	$69,200	$50	58
1105 50th St Ensley	0.31mi	3/1.0	1,204 (-14%)	6mo	$106,000	$88	58
821 46th St	0.59mi	3/1.0	1,254 (-10%)	0mo	$116,000	$93	55
1508 W 51st St	0.64mi	3/1.5	1,264 (-10%)	2mo	$30,000	$24	50
1611 50th St Ensley	0.70mi	3/1.5	1,482 (+6%)	7mo	$98,000	$66	50
5528 Avenue Q	0.73mi	3/1.0	1,252 (-11%)	2mo	$52,900	$42	46
405 55th St	0.73mi	3/2.0	1,207 (-14%)	2mo	$99,000	$82	37
949 44th St	0.67mi	3/2.5	1,595 (+14%)	9mo	$94,000	$59	32

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: 17.0%
• Equity multiple: 1.72×
• Total profit: $17,168
• Equity at exit: $12,674

10-year hold

• IRR: 28.3%
• Equity multiple: 4.01×
• Total profit: $71,756
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,197 high
• Mortgage (P&I): −$446
• Tax from tax record: −$62 /mo · $743/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $402

Break-even live

Break-even rent $687

Max offer price $85,000

Occupancy floor 61%

Sensitivity live

Price	-10% $450	-5% $426	+0% $402	+5% $378	+10% $354
Rent	-10% $308	-5% $355	+0% $402	+5% $450	+10% $497
Rate	-1.0pp $445	-0.5pp $424	base $402	+0.5pp $380	+1.0pp $358

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5521 Court I Birmingham, AL	3.0	2.0	1545	$1,100	$0.71	44d	1	0.12mi
5316 Court I Birmingham, AL	3.0	2.0	1284	$1,200	$0.93	44d	1	0.18mi
5300 Avenue I Birmingham, AL	4.0	2.0	1360	$1,500	$1.10	2d	1	0.25mi
5709 Court H Birmingham, AL	4.0	1.5	1455	$1,400	$0.96	2d	1	0.25mi
829 51st Street Ensley Birmingham, AL	3.0	1.0	1203	$1,340	$1.11	4d	1	0.29mi
5219 Court G Unit G Fairfield, AL	3.0	1.0	1140	$950	$0.83	24d	1	0.38mi
5406 Court G Unit G Fairfield, AL	3.0	2.0	1449	$1,199	$0.83	12d	1	0.38mi
5503 Myron Massey Blvd Fairfield, AL	3.0	2.0	1119	$1,200	$1.07	44d	1	0.40mi
4716 Court M Birmingham, AL	4.0	1.0	932	$1,200	$1.29	44d	1	0.47mi
1037 47th Street Ensley Unit ENSLEY Birmingham, AL	3.0	2.0	1299	$1,000	$0.77	44d	1	0.47mi
1417 Bessemer Rd Birmingham, AL	3.0	1.0	1688	$1,200	$0.71	44d	1	0.48mi
1340 Pineview Rd Birmingham, AL	3.0	2.0	1116	$1,075	$0.96	44d	1	0.50mi
5717 Avenue O Unit O Birmingham, AL	3.0	2.0	1029	$1,250	$1.21	44d	1	0.50mi
1112 47th St W Birmingham, AL	2.0	1.0	1166	$975	$0.84	44d	1	0.51mi
5725 Avenue O Unit O Birmingham, AL	3.0	1.0	957	$1,073	$1.12	24d	1	0.51mi
1341 Pineview Rd Birmingham, AL	4.0	2.0	1409	$1,300	$0.92	44d	1	0.52mi
920 47th Street Ensley Birmingham, AL	3.0	1.0	1070	$895	$0.84	4d	1	0.53mi
5604 Terrace O Birmingham, AL	4.0	1.0	1072	$1,325	$1.24	44d	1	0.53mi
704 61st St Fairfield, AL	3.0	1.0	1184	$1,050	$0.89	24d	1	0.55mi
5808 Court O Birmingham, AL	3.0	1.5	1227	$1,100	$0.90	44d	1	0.56mi
5516 Avenue P Birmingham, AL	2.0	1.0	888	$1,000	$1.13	44d	1	0.58mi
1345 46th Street Ensley Unit ENSLEY Birmingham, AL	3.0	2.0	1617	$1,175	$0.73	4d	1	0.60mi
813 46th St Fairfield, AL	2.0	1.0	1100	$825	$0.75	11d	1	0.60mi
5713 Avenue P Unit P Birmingham, AL	3.0	1.0	1300	$1,100	$0.85	19d	1	0.62mi
1410 46th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1200	$1,000	$0.83	44d	1	0.65mi
1556 Burgin Ave Birmingham, AL	4.0	1.0	1168	$1,100	$0.94	19d	1	0.71mi
1556 Burgin Ave Birmingham, AL	3.0	1.0	1168	$1,100	$0.94	22d	1	0.71mi
1563 Martin Ave Birmingham, AL	4.0	2.0	1848	$1,495	$0.81	2d	1	0.71mi
1632 51st Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1337	$1,100	$0.82	44d	1	0.71mi
1632 51st St W Birmingham, AL	3.0	1.0	1337	$1,000	$0.75	2d	1	0.71mi
502 64th St Fairfield, AL	3.0	1.0	1250	$695	$0.56	44d	1	0.73mi
435 62nd St Fairfield, AL	3.0	2.0	1249	$985	$0.79	44d	1	0.74mi
1515 45th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1440	$875	$0.61	4d	1	0.75mi
410 54th St Fairfield, AL	2.0	1.0	1068	$700	$0.66	3d	1	0.76mi
1606 49th Street Ensley Unit ENSLEY Birmingham, AL	3.0	2.0	1136	$1,100	$0.97	44d	1	0.76mi
5832 Court Q Birmingham, AL	3.0	1.0	912	$950	$1.04	45d	1	0.78mi
513 Oak Pl Fairfield, AL	4.0	2.0	1440	$1,300	$0.90	24d	1	0.78mi
5820 Court Q Birmingham, AL	3.0	1.0	902	$1,200	$1.33	44d	1	0.79mi
518 Oak Pl Fairfield, AL	3.0	1.0	1236	$875	$0.71	19d	1	0.80mi
1436 44th Street Ensley Unit ENSLEY Birmingham, AL	4.0	2.0	1435	$1,495	$1.04	2d	1	0.80mi

Listing history 25 events

1. 2026-06-18
   days on market $85,000 Active 178 DOM
2. 2026-06-17
   days on market $85,000 Active 177 DOM
3. 2026-06-16
   days on market $85,000 Active 176 DOM
4. 2026-06-15
   days on market $85,000 Active 175 DOM
5. 2026-06-13
   days on market $85,000 Active 173 DOM
6. 2026-06-10
   days on market $85,000 Active 170 DOM
7. 2026-06-09
   days on market $85,000 Active 169 DOM
8. 2026-06-08
   days on market $85,000 Active 168 DOM
9. 2026-06-07
   statusdays on market $85,000 Active 167 DOM
10. 2026-06-03
    days on market $85,000 Contingent 163 DOM
11. 2026-06-02
    days on market $85,000 Contingent 162 DOM
12. 2026-06-01
    days on market $85,000 Contingent 161 DOM
13. 2026-05-31
    days on market $85,000 Contingent 160 DOM
14. 2026-05-20
    price $85,000 114-char remark

    Show marketing remark (114 chars)

    Hidden gem on a corner lot. This home would be great for first time homeowners. New HVAC ( 2025) Motivated Seller.

15. 2026-05-20
    price $83,000 114-char remark

    Show marketing remark (114 chars)

    Hidden gem on a corner lot. This home would be great for first time homeowners. New HVAC ( 2025) Motivated Seller.

16. 2026-05-20
    historical Contingent 114-char remark

    Show marketing remark (114 chars)

    Hidden gem on a corner lot. This home would be great for first time homeowners. New HVAC ( 2025) Motivated Seller.

17. 2026-04-08
    price $88,000 114-char remark

    Show marketing remark (114 chars)

    Hidden gem on a corner lot. This home would be great for first time homeowners. New HVAC ( 2025) Motivated Seller.

18. 2025-12-23
    listed $95,000 Active 114-char remark

    Show marketing remark (114 chars)

    Hidden gem on a corner lot. This home would be great for first time homeowners. New HVAC ( 2025) Motivated Seller.

19. 2025-12-18
    historical $95,000 114-char remark

    Show marketing remark (114 chars)

    Hidden gem on a corner lot. This home would be great for first time homeowners. New HVAC ( 2025) Motivated Seller.

20. 2021-01-08
    soldstatus $80,000
21. 2020-12-30
    soldstatus $80,000 Sold 56-char remark

    Show marketing remark (56 chars)

    Motivated Seller's that really hate to leave their home.

22. 2020-11-14
    historical Contingent 56-char remark

    Show marketing remark (56 chars)

    Motivated Seller's that really hate to leave their home.

23. 2020-10-26
    listed $85,000 Active 56-char remark

    Show marketing remark (56 chars)

    Motivated Seller's that really hate to leave their home.

24. 1994-03-01
    soldstatus $28,000
25. 1979-08-01
    soldstatus $33,900

ⓘ 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: $743 · $62/mo
• Projected year-2 tax: $743 · $62/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°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: $14,362
• − Mortgage interest: −$4,761
• − Property taxes: −$743
• − Insurance: −$425
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$2,473
• Taxable income: $3,661
• Est. tax owed @ 24.0%: −$879
• After-tax cash flow: $3,950/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

+150.7% since first listed

12 events — show timeline

• 2026-05-20 Price Changed $85,000 Greater Alabama MLS
• 2026-05-20 Price Changed $83,000 Greater Alabama MLS
• 2026-05-20 Contingent — Greater Alabama MLS
• 2026-04-08 Price Changed $88,000 Greater Alabama MLS
• 2025-12-23 Listed $95,000 Greater Alabama MLS
• 2025-12-18 Coming Soon $95,000 Greater Alabama MLS
• 2021-01-08 Sold (Public Records) $80,000 Public Records
• 2020-12-30 Sold (MLS) $80,000 Greater Alabama MLS
• 2020-11-14 Contingent — Greater Alabama MLS
• 2020-10-26 Listed $85,000 Greater Alabama MLS
• 1994-03-01 Sold (Public Records) $28,000 Public Records
• 1979-08-01 Sold (Public Records) $33,900 Public Records

Property tax history

+4.3%/yr

Latest (2025): $743 · +0.0% YoY. Source: county tax records.