1705 Cherry Ave · Forestdale, AL 35214

$109,000

3 bd · 2.0 ba · 3,040 sqft · SingleFamily public records · 14 Days on market

Built 1925 1.80 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARMING ON CHERRY AVENUE! INVESTORS, ARE YOU LOOKING FOR INSTANT CASH-FLOW? This TENANT-OCCUPIED HOME is CURRENTLY LEASED and MUST BE SOLD TO AN INVESTOR WHO WILL HONOR THEIR LEASE due to ALABAMA TENANT LAWS. Great investment property, immediate cash flow, three bedrooms, two bathrooms and located in an area with great interstate access for a short commute to downtown Birmingham.

Key facts

• Room to entertain
• 1.8 acres
• Room to garden

Tags

• 1.8 ACRES
• LARGE RECTANGULAR LOT
• ROOM TO GARDEN
• ROOM TO ENTERTAIN

Property features AI

Finance

• Other: Living area approximately 1,520 square feet
• HOA & community: No homeowners association; Subdivision: Forestdale

Exterior

• Parking: Paved/asphalt driveway
• Utilities: Septic tank
• Home design: Single-family residence; One story; Built in 1925
• Construction: No fireplaces
• Exterior features: Treed lot; Gravel driveway; Covered front porch

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: 7 total rooms; Basement

🏷️ Possibly a rental listed for sale. The $109,000 price doesn't fit this home's estimated sale value (~$291,840) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Cap rate 11.2% vs local median 6.5% in Forestdale — 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 58/100 on livability (#367 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute 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: Minor Middle School (math 0% / reading 18%, grade F, #235 of 257 statewide, top 93%, 728 students, 88% FRL); Minor High School (math 4% / reading 8%, grade F, #275 of 305 statewide, top 90%, 915 students, 84% FRL) — zoned schools average 86% FRL vs 49% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 8% at this address vs 20% district-wide (-13 pts) — the specific schools serving this property underperform the Jefferson County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 115 active listings in the ZIP; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 32% of the median local income ($56k/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 $754 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 + 0.7% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $109,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.58%
• DSCR: 1.78
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $291,840
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 Tuscumbia Dr	0.72mi	3/3.0	2,902 (-4%)	10mo	$235,000	$81	47
1457 Miami Dr	0.64mi	4/2.5 (+1)	2,648 (-13%)	24mo	$254,900	$96	22
838 Tuscumbia Dr	0.72mi	4/3.0 (+1)	2,592 (-15%)	19mo	$285,000	$110	17

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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.25×
• Total profit: $7,533
• Equity at exit: $16,252

10-year hold

• IRR: 13.8%
• Equity multiple: 1.99×
• Total profit: $30,343
• Equity at exit: $9,424

Cash invested: $30,520 (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 35214

• Home prices YoY: -20.0%
• Rents YoY: 0.7%
• Active inventory: 115
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$105 /mo · $1,261/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $447

Break-even live

Break-even rent $914

Max offer price $109,000

Occupancy floor 65%

Sensitivity live

Price	-10% $509	-5% $478	+0% $447	+5% $416	+10% $386
Rent	-10% $330	-5% $389	+0% $447	+5% $506	+10% $564
Rate	-1.0pp $502	-0.5pp $475	base $447	+0.5pp $419	+1.0pp $390

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $109,000 Active 14 DOM
2. 2026-06-17
   days on market $109,000 Active 13 DOM
3. 2026-06-16
   days on market $109,000 Active 12 DOM
4. 2026-06-15
   days on market $109,000 Active 11 DOM
5. 2026-06-13
   remarks 679-char remark
6. 2026-06-13
   pricedays on market $109,000 Active 9 DOM
7. 2026-06-10
   days on market $115,000 Active 6 DOM
8. 2026-06-09
   days on market $115,000 Active 5 DOM
9. 2026-06-08
   days on market $115,000 Active 4 DOM
10. 2026-06-07
    remarks 656-char remark
11. 2026-06-07
    listed $115,000 Active 3 DOM

ⓘ 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: $1,261 · $105/mo
• Projected year-2 tax: $1,261 · $105/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 4/10 Moderate
• 🌡 Heat 6/10 Major 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 4/10 Moderate 4 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,762
• − Mortgage interest: −$6,106
• − Property taxes: −$1,261
• − Insurance: −$545
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$3,171
• Taxable income: $3,838
• Est. tax owed @ 24.0%: −$921
• After-tax cash flow: $4,446/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 — Forestdale

• Score: 58/100
• State rank: #367
• US rank: #21236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forestdale, AL
• County: Jefferson County · 527,445 people
• City population: 17,027
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 17,027
• Household income: $56,383
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 578.0

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 18% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▼ -54.48%
• Current HPI: 218.5233
• Rent YoY: ▲ 0.74%
• 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

+162.0% since first listed

20 events — show timeline

• 2026-06-04 Listed $115,000 VMLS
• 2024-08-10 Rental Removed $1,200 TURBOTENANT
• 2024-07-23 Price Changed $1,200 TURBOTENANT
• 2024-07-14 Price Changed $1,250 TURBOTENANT
• 2024-07-10 Listed for Rent $1,300 TURBOTENANT
• 2023-08-29 Rental Removed $1,300 TURBOTENANT
• 2023-08-17 Listed for Rent $1,300 TURBOTENANT
• 2023-08-11 Sold (Public Records) $120,000 Public Records
• 2023-07-26 Sold (MLS) $120,000 Greater Alabama MLS
• 2023-06-29 Contingent — Greater Alabama MLS
• 2023-05-31 Listed $135,000 Greater Alabama MLS
• 2022-07-12 Sold (Public Records) $91,500 Public Records
• 2020-04-21 Sold (Public Records) $105,000 Public Records
• 2020-03-31 Sold (MLS) $105,000 Greater Alabama MLS
• 2020-02-14 Sold (MLS) $38,000 Greater Alabama MLS
• 2020-01-28 Listed $105,000 Greater Alabama MLS
• 2020-01-25 Pending — Greater Alabama MLS
• 2020-01-20 Contingent — Greater Alabama MLS
• 2020-01-14 Listed $40,000 Greater Alabama MLS
• 2002-09-10 Sold (Public Records) $43,900 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,261 · +0.0% YoY. Source: county tax records.