1201 84th St S · Birmingham, AL 35206

$120,000

3 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 101 Days on market

Built 1982 0.31 ac lot $79/sqft · 6% below area Est $128k · 6% under

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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 +21.6/30.0
• ARV discount +10.3/15.0
• DSCR +6.9/10.0
• 1% rule +5.5/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a great way to start or add to a rental home portfolio? Here's your chance!! This home is being sold as part of a portfolio of rental homes and it is not for individual sale. There are 28 rental homes in the portfolio for $2,699,000.00.

Key facts

• 0.31 acre lot
• Built 1982
• Listed 101 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 (+1.8%/yr); 130 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 36% of the median local income ($43k/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 $830 of loan paydown is wiped out by about $4k 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 101 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $23k; list at $120k implies a 422% 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 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.05% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.52%
• DSCR: 1.29
• GRM: 7.9

CMA / ARV

• ARV (median comp): $128,009
• List price: $120,000
• Delta: -6.26%
• 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
8313 9th Ave S	0.20mi	3/1.0	1,453 (-4%)	6mo	$110,000	$76	79
709 85th St S	0.44mi	3/2.0	1,448 (-4%)	1mo	$185,000	$128	68
8416 S 9th Ave	0.21mi	3/1.0	1,336 (-12%)	9mo	$47,000	$35	64
723 84th Pl S	0.38mi	3/2.0	1,380 (-9%)	3mo	$179,000	$130	61
914 83rd St S	0.24mi	3/2.0	1,320 (-13%)	4mo	$90,000	$68	61
617 83rd Pl S	0.54mi	3/1.0	1,344 (-11%)	0mo	$82,000	$61	56
912 Vanderbilt St	0.72mi	3/2.0	1,560 (+3%)	2mo	$75,000	$48	56
881 86th St S	0.53mi	4/1.5 (+1)	1,665 (+10%)	4mo	$142,500	$86	48
500 Ridge Rd	0.65mi	3/2.0	1,656 (+10%)	5mo	$233,000	$141	46
528 85th St S	0.63mi	3/1.5	1,680 (+11%)	8mo	$222,000	$132	44
461 Ridge Rd	0.67mi	3/2.0	1,311 (-13%)	2mo	$258,000	$197	41
8315 4th Ave S	0.74mi	3/1.0	1,288 (-15%)	2mo	$84,000	$65	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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-9,298
• Equity at exit: $17,892

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $966
• Equity at exit: $10,375

Cash invested: $33,600 (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 35206

• Home prices YoY: -32.0%
• Rents YoY: 1.8%
• Active inventory: 130
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$629
• Tax from tax record: −$137 /mo · $1,641/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $182

Break-even live

Break-even rent $1,033

Max offer price $120,000

Occupancy floor 81%

Sensitivity live

Price	-10% $250	-5% $216	+0% $182	+5% $148	+10% $115
Rent	-10% $83	-5% $133	+0% $182	+5% $232	+10% $282
Rate	-1.0pp $243	-0.5pp $213	base $182	+0.5pp $151	+1.0pp $120

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8621 10th Ave S Birmingham, AL	3.0	2.0	1240	$1,400	$1.13	24d	1	0.23mi
745 82nd Pl S Birmingham, AL	3.0	2.0	1200	$1,168	$0.97	3d	1	0.44mi
775 81st Pl S Birmingham, AL	3.0	1.0	1232	$1,095	$0.89	24d	1	0.46mi
636 83rd Pl S Birmingham, AL	2.0	2.0	1062	$1,175	$1.11	45d	1	0.50mi
8242 Vassar Ave Birmingham, AL	4.0	1.0	1212	$1,100	$0.91	45d	1	0.54mi
768 80th Pl S Unit 1 Birmingham, AL	3.0	2.0	1134	$1,200	$1.06	45d	1	0.58mi
735 81st St S Birmingham, AL	3.0	2.0	1224	$1,400	$1.14	24d	1	0.59mi
731 81st St S Birmingham, AL	3.0	1.0	1221	$995	$0.81	11d	1	0.61mi
8013 Rugby Ave Birmingham, AL	3.0	2.0	1460	$1,150	$0.79	24d	1	0.63mi
7801 Vienna Ave Unit 1 Birmingham, AL	4.0	1.5	1880	$1,300	$0.69	45d	1	0.66mi
730 80th Pl S Birmingham, AL	4.0	1.0	2002	$1,350	$0.67	24d	1	0.67mi
8408 5th Ave S Birmingham, AL	3.0	1.0	1100	$1,528	$1.39	45d	1	0.69mi
514 81st St S Birmingham, AL	4.0	2.0	1174	$1,295	$1.10	45d	1	0.76mi
8513 4th Ave S Birmingham, AL	3.0	1.0	1150	$1,150	$1.00	45d	1	0.76mi
512 81st St S Birmingham, AL	3.0	1.0	1156	$1,150	$0.99	45d	1	0.77mi
7931 7th Ave S Birmingham, AL	3.0	1.0	1320	$1,450	$1.10	45d	1	0.77mi
7824 Rugby Ct Birmingham, AL	4.0	1.5	1650	$1,275	$0.77	45d	1	0.79mi
8202 4th Ave S Birmingham, AL	3.0	1.0	1178	$1,075	$0.91	45d	1	0.80mi
7827 Rugby Ave Birmingham, AL	3.0	1.0	1365	$850	$0.62	4d	1	0.80mi
836 Vanderbilt St Birmingham, AL	3.0	1.0	1072	$850	$0.79	24d	1	0.85mi
8108 4th Ave S Birmingham, AL	3.0	2.0	1384	$1,200	$0.87	45d	1	0.85mi
805 Vanderbilt St Birmingham, AL	4.0	2.0	1692	$1,291	$0.76	22d	1	0.86mi
8035 4th Ave S Birmingham, AL	3.0	2.0	1096	$1,050	$0.96	45d	1	0.87mi
756 Vanderbilt St Birmingham, AL	3.0	2.0	1096	$1,000	$0.91	45d	1	0.92mi
8128 2nd Ave S Birmingham, AL	4.0	1.0	1390	$1,150	$0.83	24d	1	0.98mi
8149 1st Ave S Birmingham, AL	3.0	2.0	1300	$1,200	$0.92	45d	1	1.02mi
7815 4th Ave S Birmingham, AL	3.0	2.0	1496	$1,650	$1.10	2d	1	1.03mi
8416 Division Ave Birmingham, AL	3.0	2.0	1470	$1,350	$0.92	45d	1	1.08mi
7801 3rd Ave S Unit B Birmingham, AL	2.0	1.5	1100	$1,000	$0.91	45d	1	1.11mi
630 77th St S Birmingham, AL	2.0	2.0	1100	$983	$0.89	4d	1	1.12mi
7620 4th Ave S Birmingham, AL	3.0	1.0	1144	$1,025	$0.90	45d	1	1.28mi
8333 4th Ave N Birmingham, AL	4.0	2.0	1384	$1,300	$0.94	45d	1	1.41mi
8300 4th Ave N Birmingham, AL	4.0	2.0	1455	$1,300	$0.89	45d	1	1.44mi
7112 Naples Ave Birmingham, AL	4.0	2.0	1858	$1,731	$0.93	45d	1	1.47mi
7420 3rd Ave S Birmingham, AL	4.0	2.0	1705	$1,450	$0.85	2d	1	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $120,000 Active 101 DOM
2. 2026-06-18
   days on market $120,000 Active 98 DOM
3. 2026-06-17
   days on market $120,000 Active 97 DOM
4. 2026-06-16
   days on market $120,000 Active 96 DOM
5. 2026-06-15
   days on market $120,000 Active 95 DOM
6. 2026-06-13
   days on market $120,000 Active 93 DOM
7. 2026-06-10
   days on market $120,000 Active 90 DOM
8. 2026-06-09
   days on market $120,000 Active 89 DOM
9. 2026-06-08
   days on market $120,000 Active 88 DOM
10. 2026-06-07
    days on market $120,000 Active 87 DOM
11. 2026-06-03
    days on market $120,000 Active 83 DOM
12. 2026-06-02
    days on market $120,000 Active 82 DOM
13. 2026-06-01
    days on market $120,000 Active 81 DOM
14. 2026-05-31
    days on market $120,000 Active 80 DOM
15. 2026-03-11
    listed $120,000 Active 250-char remark

    Show marketing remark (250 chars)

    Looking for a great way to start or add to a rental home portfolio? Here's your chance!! This home is being sold as part of a portfolio of rental homes and it is not for individual sale. There are 28 rental homes in the portfolio for $2,699,000.00.

16. 2019-03-05
    soldstatus $23,000
17. 2003-04-01
    soldstatus $69,900
18. 1994-08-12
    soldstatus $46,000

ⓘ 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: $1,641 · $137/mo
• Projected year-2 tax: $1,641 · $137/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 2/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,167
• − Mortgage interest: −$6,722
• − Property taxes: −$1,641
• − Insurance: −$600
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$3,491
• Taxable income: $286
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $2,121/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): 15,621
• Household income: $42,549
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 1169.0

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 (73%)
• Race & ethnicity: Black 73% White 22% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 0%

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: ▼ -68.70%
• Current HPI: 146.2168
• Rent YoY: ▲ 1.82%
• 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

+160.9% since first listed

4 events — show timeline

• 2026-03-11 Listed $120,000 Greater Alabama MLS
• 2019-03-05 Sold (Public Records) $23,000 Public Records
• 2003-04-01 Sold (Public Records) $69,900 Public Records
• 1994-08-12 Sold (Public Records) $46,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $1,641 · +2.6% YoY. Source: county tax records.