5033 Letson St · Brighton, AL 35020

$93,000

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 43 Days on market

Built 1963 9,583 sqft lot $90/sqft · 24% above area Est $75k · 24% 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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Rent growth +1.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3BR 1BA. Full brick home. Full unfinished basement. Corner lot. Investment prospect. Very convenient location.

Key facts

• Functional layout
• Additional storage
• Corner lot

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• CORNER LOT
• FUNCTIONAL LAYOUT
• MAIN-LEVEL LIVING
• FULL UNFINISHED BASEMENT
• ADDITIONAL STORAGE

Property features AI

Finance

• Other: Parcel ID available for records; Lot size approx. 0.22 acres
• Financial info: No financial or investor-specific details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Front garage entry; Basement parking; Driveway parking; One total garage space (located at basement level)
• Security: No security features listed
• Utilities: Public water; Connected sewer; Gas water heater; Internet service availability unknown
• Home design: Existing single-family property; Four-sided brick construction; Basement foundation; Tri-level/split-level features not indicated
• Construction: 4-side brick exterior; Basement (daylight) with all-unfinished areas
• Exterior features: Front porch; No deck, patio, pool, or garden listed; Located in Oakdale subdivision; Not waterfront; not in flood plain

Interior

• Kitchen: Laminate countertops; Electric stove
• Bedrooms: Three bedrooms on main level
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: One full bathroom with tub/shower combo (shared bath)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth ceilings; No notable built-in interior features listed
• Laundry & utility: Washer hookup (laundry in basement); Electric dryer hookup; Laundry located in basement area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#459 in AL) — a working-class tenant base; expect higher turnover. Strengths: commute A+, cost of living A+, housing B; Watch: crime F, amenities F, employment F.
• Jefferson County (suburban): math 9% / reading 32% proficiency, ranked #104 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Brighton School (math 5% / reading 15%, grade F, #566 of 627 statewide, top 90%, 365 students, 89% FRL); Hueytown High School (math 7% / reading 20%, grade F, #235 of 305 statewide, top 77%, 1,210 students, 79% FRL) — zoned schools average 84% FRL vs 49% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-3.1%/yr); 115 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 41% 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 $643 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 43 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $35k; list at $93k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,210 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1963 — 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: 1.29% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.91%
• DSCR: 1.71
• GRM: 6.4

CMA / ARV

• ARV (median comp): $74,743
• List price: $93,000
• Delta: 24.43%
• 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
1401 Carol Cir	0.39mi	3/1.0	1,075 (+4%)	5mo	$105,000	$98	71
911 12th Ave	0.48mi	2/1.0 (-1)	992 (-4%)	1mo	$26,500	$27	65
1446 12th St	0.32mi	3/1.0	1,123 (+8%)	12mo	$80,000	$71	61
808 Alden Ave	0.41mi	3/1.0	962 (-7%)	12mo	$61,900	$64	59
1545 Carol Cir	0.19mi	3/1.5	1,184 (+14%)	11mo	$85,000	$72	56
1521 Watts St	0.46mi	3/1.0	903 (-13%)	2mo	$10,000	$11	56
907 7th St	0.71mi	2/1.0 (-1)	1,044 (+1%)	10mo	$56,500	$54	52
440 Oakmont St	0.72mi	3/1.0	960 (-7%)	3mo	$53,000	$55	52
1209 8th St	0.56mi	3/1.0	912 (-12%)	15mo	$52,000	$57	41
1502 9th Ave	0.61mi	2/1.0 (-1)	1,152 (+11%)	16mo	$10,000	$9	35
4432 Mcclain St	0.55mi	3/1.0	896 (-14%)	22mo	$79,000	$88	34
600 10th Ave	0.74mi	3/1.0	1,164 (+12%)	15mo	$45,000	$39	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.13×
• Total profit: $3,394
• Equity at exit: $13,867

10-year hold

• IRR: 10.1%
• Equity multiple: 1.68×
• Total profit: $17,637
• Equity at exit: $8,041

Cash invested: $26,040 (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 35020

• Home prices YoY: -24.2%
• Rents YoY: -3.1%
• Active inventory: 115
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,202 high
• Mortgage (P&I): −$488
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $345

Break-even live

Break-even rent $765

Max offer price $93,000

Occupancy floor 66%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
832 Alden Ave Birmingham, AL	4.0	2.0	1231	$1,150	$0.93	23d	1	0.38mi
1109 12th Ave Birmingham, AL	4.0	2.0	1217	$1,475	$1.21	3d	1	0.42mi
4506 Letson St Brighton, AL	3.0	2.0	1032	$1,200	$1.16	23d	1	0.49mi
806 12th Ave Birmingham, AL	3.0	1.0	1262	$1,075	$0.85	43d	1	0.55mi
1401 9th Ave Birmingham, AL	3.0	2.0	1222	$1,200	$0.98	43d	1	0.56mi
1254 Lewis St Brighton, AL	3.0	1.0	1200	$850	$0.71	43d	1	0.62mi
603 11th Ave Birmingham, AL	3.0	1.0	1289	$1,100	$0.85	43d	1	0.67mi
605 10th Ave Birmingham, AL	3.0	1.0	1060	$850	$0.80	43d	1	0.70mi
617 8th Ave Birmingham, AL	4.0	2.0	1436	$1,350	$0.94	1d	1	0.79mi
616 Rutledge Dr Birmingham, AL	3.0	1.0	1416	$1,095	$0.77	21d	1	0.89mi
80 Wilkes Cir Birmingham, AL	4.0	2.0	1078	$1,200	$1.11	14d	1	0.93mi
63 Wilkes Cir Unit 1 Birmingham, AL	4.0	1.0	1164	$1,250	$1.07	43d	1	0.98mi
63 Wilkes Cir Birmingham, AL	4.0	1.0	1164	$1,200	$1.03	43d	1	0.98mi
608 5th Ave Midfield, AL	3.0	1.0	1241	$795	$0.64	21d	1	1.00mi
36 Wilkes Cir Birmingham, AL	2.0	1.0	762	$875	$1.15	43d	1	1.03mi
200 Woodward Dr Bessemer, AL	3.0	1.0	900	$1,123	$1.25	2d	1	1.23mi
1983 Townhouse Ln Bessemer, AL	2.0	2.0	1465	$1,100	$0.75	16d	1	1.25mi
520 Brewer Dr Bessemer, AL	3.0	1.0	1040	$1,100	$1.06	3d	1	1.31mi
546 Selma Rd Bessemer, AL	3.0	1.0	888	$900	$1.01	43d	1	1.33mi
222 4th Ave Birmingham, AL	3.0	1.0	1300	$1,050	$0.81	43d	1	1.34mi
216 Pine St Bessemer, AL	3.0	2.0	1000	$1,200	$1.20	43d	1	1.35mi
733 Glen Ridge Dr Fairfield, AL	3.0	1.0	1225	$1,378	$1.12	1d	1	1.36mi
1565 Miles St Dolomite, AL	3.0	2.0	1120	$1,175	$1.05	16d	1	1.36mi
800 Fairfax Dr Fairfield, AL	4.0	2.0	1200	$1,650	$1.38	1d	1	1.38mi
226 3rd Ave Birmingham, AL	4.0	2.0	1248	$1,300	$1.04	43d	1	1.41mi
6001 Ivy St Birmingham, AL	3.0	1.0	906	$950	$1.05	43d	1	1.44mi
925 Woodward Rd Birmingham, AL	2.0	2.0	1104	$950	$0.86	43d	1	1.45mi
923 Woodward Rd Birmingham, AL	3.0	1.0	1273	$1,200	$0.94	23d	1	1.45mi
6025 Ivy St Birmingham, AL	4.0	2.0	1232	$1,300	$1.06	43d	1	1.48mi
6029 Ivy St Birmingham, AL	4.0	2.0	1234	$1,200	$0.97	43d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $93,000 Active 43 DOM
2. 2026-06-17
   days on market $93,000 Active 42 DOM
3. 2026-06-16
   days on market $93,000 Active 41 DOM
4. 2026-06-15
   days on market $93,000 Active 40 DOM
5. 2026-06-13
   days on market $93,000 Active 38 DOM
6. 2026-06-10
   days on market $93,000 Active 35 DOM
7. 2026-06-09
   days on market $93,000 Active 34 DOM
8. 2026-06-08
   days on market $93,000 Active 33 DOM
9. 2026-06-07
   days on market $93,000 Active 32 DOM
10. 2026-06-03
    days on market $93,000 Active 28 DOM
11. 2026-06-02
    days on market $93,000 Active 27 DOM
12. 2026-06-01
    days on market $93,000 Active 26 DOM
13. 2026-05-31
    days on market $93,000 Active 25 DOM
14. 2026-05-06
    listed $93,000 Active 827-char remark
15. 2026-01-06
    historical $1,075
16. 2025-12-22
    listed $1,075
17. 2023-11-30
    historical $995
18. 2023-10-28
    listed $995
19. 2023-08-24
    historical
20. 2021-06-11
    soldstatus $35,000 Sold 110-char remark

    Show marketing remark (110 chars)

    3BR 1BA. Full brick home. Full unfinished basement. Corner lot. Investment prospect. Very convenient location.

21. 2021-06-02
    historical Contingent 110-char remark

    Show marketing remark (110 chars)

    3BR 1BA. Full brick home. Full unfinished basement. Corner lot. Investment prospect. Very convenient location.

22. 2021-05-26
    listed $39,900 Active 110-char remark

    Show marketing remark (110 chars)

    3BR 1BA. Full brick home. Full unfinished basement. Corner lot. Investment prospect. Very convenient location.

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $934 · $78/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 6/10 Major 7 d/yr ≥108°F today · 18 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: $14,424
• − Mortgage interest: −$5,209
• − Property taxes: −$934
• − Insurance: −$465
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$2,705
• Taxable income: $2,802
• Est. tax owed @ 24.0%: −$673
• After-tax cash flow: $3,471/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: Jefferson County
• NCES district ID: 0101920
• Math proficiency: 9% ▼ -24.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $51,712
• Composite: 18.4/100
• National rank: #8937
• State rank: #104 of 129 in AL

Livability — Brighton

• Score: 54/100
• State rank: #459
• US rank: #23847

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment F Housing B Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brighton, AL
• County: Jefferson County · 527,445 people
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 24,892
• Household income: $35,362
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1001.0

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 (74%)
• Race & ethnicity: Black 74% Hispanic / Latino 13% White 11% Two or more races 6%
• Hispanic origin (detail): Mexican 10%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

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: ▼ -57.54%
• Current HPI: 179.7702
• Rent YoY: ▼ -3.12%
• 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

+133.1% since first listed

9 events — show timeline

• 2026-05-06 Listed $93,000 Greater Alabama MLS
• 2026-01-06 Rental Removed $1,075 APPFOLIO
• 2025-12-22 Listed for Rent $1,075 APPFOLIO
• 2023-11-30 Rental Removed $995 APPFOLIO
• 2023-10-28 Listed for Rent $995 APPFOLIO
• 2023-08-24 Rental Removed — APPFOLIO
• 2021-06-11 Sold (MLS) $35,000 Greater Alabama MLS
• 2021-06-02 Contingent — Greater Alabama MLS
• 2021-05-26 Listed $39,900 Greater Alabama MLS

Property tax history

+9.4%/yr

Latest (2025): $934 · +0.0% YoY. Source: county tax records.