6418 5th Ct S · Birmingham, AL 35212

$95,000

2 bd · 1.0 ba · 750 sqft · SingleFamily public records · 161 Days on market

Built 1940 6,969 sqft lot $127/sqft · at area comps Est $97k · at est.

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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 +25.0/30.0
• ARV discount +8.3/15.0
• DSCR +8.1/10.0
• 1% rule +5.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* A well-maintained two-bedroom bungalow offering comfortable single-level living. The property features a bright living room, fitted kitchen, two well-proportioned bedrooms.

Key facts

• 6,969 sq ft lot
• Built 1940
• Listed 161 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 81 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 34% of the median local income ($37k/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 $657 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 161 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $28k; list at $95k implies a 239% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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 1940 — 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: 1.08% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.29%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

• ARV (median comp): $96,747
• List price: $95,000
• Delta: -1.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
560 Antwerp Ave	0.11mi	2/1.0	720 (-4%)	10mo	$24,500	$34	80
6022 5th Ter S	0.22mi	2/1.0	840 (+12%)	1mo	$210,000	$250	69
7212 Georgia Rd	0.56mi	2/1.0	798 (+6%)	7mo	$40,000	$50	57
5721 6th Ct S	0.48mi	2/1.0	840 (+12%)	1mo	$270,000	$321	57

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,291
• Equity at exit: $14,165

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $14,828
• Equity at exit: $8,214

Cash invested: $26,600 (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 35212

• Active inventory: 81
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,023 high
• Mortgage (P&I): −$498
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $206

Break-even live

Break-even rent $762

Max offer price $95,000

Occupancy floor 75%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
559 63rd St S Birmingham, AL	3.0	1.0	930	$1,000	$1.08	3d	1	0.14mi
516 Athens Ct Birmingham, AL	2.0	1.0	738	$1,123	$1.52	1d	1	0.18mi
573 61st St S Birmingham, AL	2.0	1.0	800	$850	$1.06	43d	1	0.21mi
417 Athens Ave Birmingham, AL	3.0	1.5	978	$1,250	$1.28	23d	1	0.30mi
6936 66th St S Birmingham, AL	3.0	1.0	880	$1,050	$1.19	43d	1	0.57mi
6732 Frankfort Ave Birmingham, AL	3.0	1.0	924	$995	$1.08	43d	1	0.64mi
137 59th St N Apt 6 Birmingham, AL	2.0	1.0	800	$725	$0.91	43d	1	0.68mi
137 59th St N Unit 3 Birmingham, AL	2.0	1.0	800	$725	$0.91	23d	1	0.68mi
5811 2nd Ave N Birmingham, AL	2.0	1.0	1000	$1,200	$1.20	3d	1	0.72mi
126 66th Pl N Birmingham, AL	2.0	1.0	1038	$1,200	$1.16	14d	1	0.75mi
6820 Division Ave Birmingham, AL	3.0	2.0	1122	$1,050	$0.94	23d	1	0.81mi
201 70th St S Birmingham, AL	2.0	1.0	989	$950	$0.96	43d	1	0.87mi
7005 2nd Ave S Birmingham, AL	2.0	1.0	939	$950	$1.01	43d	1	0.88mi
7025 4th Ave S Birmingham, AL	3.0	1.0	1090	$845	$0.78	43d	1	0.91mi
605 71st St S Birmingham, AL	3.0	1.5	1024	$1,303	$1.27	1d	1	0.95mi
7017 Division Ave Birmingham, AL	3.0	1.0	1100	$1,050	$0.95	43d	1	0.97mi
7716 Sunrise Cir Birmingham, AL	1.0–2.0	1.0	795	$1,000	$1.26	43d	1	0.98mi
224 69th Pl N Birmingham, AL	3.0	1.0	894	$975	$1.09	43d	1	1.00mi
972 53rd St N Birmingham, AL	2.0	1.0	841	$900	$1.07	43d	1	1.04mi
7119 1st Ave S Birmingham, AL	2.0	1.0	720	$1,000	$1.39	43d	1	1.04mi
1522 Cooper Hill Rd Birmingham, AL	1.0–3.0	1.0–2.0	875	$1,099	$1.26	1d	17	1.28mi
7213 Naples Ave Birmingham, AL	3.0	1.5	925	$1,100	$1.19	43d	1	1.33mi
7213 Naples Ave Birmingham, AL	3.0	1.5	937	$1,100	$1.17	11d	1	1.33mi
7216 Paris Ave Birmingham, AL	3.0	1.5	966	$1,125	$1.16	19d	1	1.42mi
941 47th Pl N Birmingham, AL	3.0	1.0	879	$950	$1.08	23d	1	1.47mi

Listing history 26 events

1. 2026-06-18
   days on market $95,000 Active 161 DOM
2. 2026-06-17
   days on market $95,000 Active 160 DOM
3. 2026-06-16
   days on market $95,000 Active 159 DOM
4. 2026-06-15
   days on market $95,000 Active 158 DOM
5. 2026-06-13
   days on market $95,000 Active 156 DOM
6. 2026-06-10
   days on market $95,000 Active 153 DOM
7. 2026-06-09
   days on market $95,000 Active 152 DOM
8. 2026-06-08
   days on market $95,000 Active 151 DOM
9. 2026-06-07
   days on market $95,000 Active 150 DOM
10. 2026-06-03
    days on market $95,000 Active 146 DOM
11. 2026-06-02
    days on market $95,000 Active 145 DOM
12. 2026-06-01
    days on market $95,000 Active 144 DOM
13. 2026-05-31
    days on market $95,000 Active 143 DOM
14. 2026-01-07
    listed $95,000 Active 174-char remark

    Show marketing remark (174 chars)

    * A well-maintained two-bedroom bungalow offering comfortable single-level living. The property features a bright living room, fitted kitchen, two well-proportioned bedrooms.

15. 2025-05-14
    price $100,000
16. 2025-03-11
    price $109,000
17. 2024-11-14
    price $110,000
18. 2024-08-31
    price $125,000
19. 2024-06-13
    price $110,000
20. 2024-03-01
    price $125,000
21. 2024-02-17
    price $130,900
22. 2023-06-06
    price $140,000
23. 2022-03-04
    soldstatus $28,000 Sold
24. 2022-02-24
    status Pending
25. 2022-02-12
    historical
26. 2022-02-03
    listed $39,900 Active

ⓘ 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: $773 · $64/mo
• Projected year-2 tax: $773 · $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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,276
• − Mortgage interest: −$5,321
• − Property taxes: −$773
• − Insurance: −$475
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$2,764
• Taxable income: $979
• Est. tax owed @ 24.0%: −$235
• After-tax cash flow: $2,237/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): 10,160
• Household income: $36,633
• Rent vs Own: 55.4% rent · 44.6% own
• Severe rent burden: 798.0

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 (68%)
• Race & ethnicity: Black 68% White 24% Hispanic / Latino 6% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Slovak 2% Hispanic 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1%

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: ▼ -190.24%
• Current HPI: 120.1264
• Rent YoY: —
• 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

+138.1% since first listed

13 events — show timeline

• 2026-01-07 Listed $95,000 Greater Alabama MLS
• 2025-05-14 Price Changed $100,000 Greater Alabama MLS
• 2025-03-11 Price Changed $109,000 Greater Alabama MLS
• 2024-11-14 Price Changed $110,000 Greater Alabama MLS
• 2024-08-31 Price Changed $125,000 Greater Alabama MLS
• 2024-06-13 Price Changed $110,000 Greater Alabama MLS
• 2024-03-01 Price Changed $125,000 Greater Alabama MLS
• 2024-02-17 Price Changed $130,900 Greater Alabama MLS
• 2023-06-06 Price Changed $140,000 Greater Alabama MLS
• 2022-03-04 Sold (MLS) $28,000 Greater Alabama MLS
• 2022-02-24 Pending — Greater Alabama MLS
• 2022-02-12 Delisted — Greater Alabama MLS
• 2022-02-03 Listed $39,900 Greater Alabama MLS

Property tax history

+13.2%/yr

Latest (2025): $773 · +6.8% YoY. Source: county tax records.