1901 Hoke Ave · Tarrant, AL 35217

$85,900

3 bd · 1.0 ba · 1,109 sqft · SingleFamily public records · 283 Days on market

Built 1955 0.32 ac lot $77/sqft · at area comps Est $84k · 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +6.3/15.0
• Rent growth +3.4/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 1 bath with hardwood floors. House is on a corner lot that is flat and completely fenced yard. Great space for children to play or entertaining your family and friends. Just enough trees to give you a shady yard. This is a Section 8 property. Currently has a tenant and property is due for an increase in rent. 24-hour notice for showing.

Key facts

• Shady yard
• Hardwood floors
• Corner lot

Tags

• HARDWOOD FLOORS
• CORNER LOT
• COMPLETELY FENCED YARD
• SHADY YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#507 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Tarrant City (suburban): math 4% / reading 17% proficiency, ranked #121 of 129 in AL (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 89% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tarrant Intermediate School (math 4% / reading 18%, grade F, #560 of 627 statewide, top 90%, 402 students, 89% FRL); Tarrant High School (math 3% / reading 16%, grade F, #258 of 305 statewide, top 85%, 559 students, 84% FRL) — zoned schools at 87% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 95 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); 58% 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 33% of the median local income ($40k/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 $594 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 + 3.6% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 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 1955 — 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. 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: 1.30% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.94%
• DSCR: 1.75
• GRM: 6.4

CMA / ARV

• ARV (median comp): $83,736
• List price: $85,900
• Delta: 2.58%
• 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
1901 Hoke Ave	0.00mi	3/1.0	1,109 (0%)	1mo	$56,000	$50	99
1704 Hatchet Ave	0.17mi	2/1.5 (-1)	1,152 (+4%)	3mo	$65,000	$56	76
2009 Day Ave	0.11mi	3/1.0	1,034 (-7%)	11mo	$123,000	$119	74
2033 E Lake Blvd	0.47mi	3/2.0	1,109 (0%)	7mo	$124,538	$112	68
1021 Green St	0.22mi	2/1.0 (-1)	1,015 (-8%)	11mo	$75,000	$74	62
1545 Wharton Ave	0.53mi	3/1.0	1,132 (+2%)	14mo	$22,750	$20	61
2060 E Lake Blvd	0.56mi	2/1.0 (-1)	1,060 (-4%)	6mo	$23,000	$22	57
2038 Woodrow Dr	0.60mi	3/1.0	1,040 (-6%)	9mo	$99,000	$95	54
1525 Mountain Dr	0.65mi	2/1.0 (-1)	1,120 (+1%)	12mo	$42,000	$38	53
1045 Waverly St	0.56mi	3/1.0	1,014 (-9%)	9mo	$65,000	$64	52
4338 49th Ct	0.69mi	3/1.0	1,205 (+9%)	10mo	$87,500	$73	45
5025 N 43rd Pl	0.72mi	2/1.0 (-1)	1,017 (-8%)	14mo	$62,000	$61	36

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 · 3.58% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.35×
• Total profit: $8,350
• Equity at exit: $12,808

10-year hold

• IRR: 18.4%
• Equity multiple: 2.57×
• Total profit: $37,790
• Equity at exit: $7,427

Cash invested: $24,052 (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 35217

• Rents YoY: 3.6%
• Active inventory: 95
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,118 high
• Mortgage (P&I): −$450
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $340

Break-even live

Break-even rent $689

Max offer price $85,900

Occupancy floor 65%

Sensitivity live

Price	-10% $388	-5% $364	+0% $340	+5% $315	+10% $291
Rent	-10% $251	-5% $295	+0% $340	+5% $384	+10% $428
Rate	-1.0pp $383	-0.5pp $361	base $340	+0.5pp $317	+1.0pp $295

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: $21,475
• Closing costs: $2,577
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1076 Green St Birmingham, AL	3.0	1.0	1172	$1,050	$0.90	17d	1	0.35mi
1508 Saint Joseph St Birmingham, AL	3.0	1.0	1200	$995	$0.83	16d	1	0.46mi
1731 Mountain Dr Birmingham, AL	3.0	1.0	1160	$975	$0.84	45d	1	0.48mi
1045 Waverly St Birmingham, AL	3.0	1.0	1014	$1,000	$0.99	45d	1	0.58mi
4925 43rd Way N Birmingham, AL	3.0	2.0	1232	$1,461	$1.19	3d	1	0.67mi
1439 Sloan Ave Birmingham, AL	3.0	1.0	936	$900	$0.96	45d	1	0.70mi
1249 Waverly St Birmingham, AL	3.0	1.0	1260	$1,000	$0.79	45d	1	0.71mi
5025 43rd Pl N Birmingham, AL	4.0	2.0	1017	$1,300	$1.28	45d	1	0.74mi
1816 Damon Cir Birmingham, AL	3.0	1.0	1401	$1,153	$0.82	17d	1	0.80mi
1401 Wharton Ave Birmingham, AL	2.0	1.0	1104	$950	$0.86	20d	1	0.80mi
4400 43rd St N Birmingham, AL	3.0	1.0	1152	$850	$0.74	45d	1	0.81mi
4400 43rd St N Birmingham, AL	3.0	1.0	1152	$850	$0.74	16d	1	0.81mi
5015 42nd Pl N Birmingham, AL	3.0	2.0	1500	$1,200	$0.80	45d	1	0.86mi
1415 Virginia St Birmingham, AL	2.0	1.0	781	$650	$0.83	45d	1	0.87mi
4208 50th Ave N Birmingham, AL	3.0	1.0	1104	$1,200	$1.09	45d	1	0.90mi
1237 Elm Ave Birmingham, AL	2.0	1.5	1312	$1,150	$0.88	45d	1	0.95mi
4317 41st Ave N Birmingham, AL	3.0	1.0	864	$1,000	$1.16	45d	1	0.97mi
4217 43rd Ave N Birmingham, AL	3.0	1.0	1140	$1,200	$1.05	4d	1	1.01mi
1137 Sloan Ave Birmingham, AL	2.0	1.0	750	$750	$1.00	16d	1	1.02mi
1224 Maple St Birmingham, AL	2.0	1.0	812	$690	$0.85	20d	1	1.02mi
4101 50th Ave N Unit B Birmingham, AL	2.0	1.0	850	$900	$1.06	45d	1	1.06mi
4220 40th Ct N Birmingham, AL	3.0	1.0	948	$1,200	$1.27	45d	1	1.08mi
4231 40th Ave N Birmingham, AL	3.0	1.0	1272	$850	$0.67	20d	1	1.12mi
1043 Jackson Blvd Birmingham, AL	4.0	2.0	1300	$1,095	$0.84	16d	1	1.12mi
1113 Elm Ave Unit c Birmingham, AL	2.0	1.0	800	$749	$0.94	45d	1	1.12mi
4549 40th Pl N Birmingham, AL	2.0	1.0	728	$850	$1.17	45d	1	1.13mi
4236 39th Ave N Birmingham, AL	3.0	2.0	1000	$1,195	$1.20	25d	1	1.14mi
1120 Hall St Birmingham, AL	2.0	1.0	887	$775	$0.87	45d	1	1.14mi
1116 Hall St Birmingham, AL	2.0	1.0	887	$775	$0.87	45d	1	1.15mi
4329 Harmon St Birmingham, AL	3.0	1.0	1227	$950	$0.77	4d	1	1.21mi
4329 Harmon St Birmingham, AL	3.0	1.0	1227	$950	$0.77	45d	1	1.21mi
4329 Pulaski St Birmingham, AL	3.0	2.0	1240	$1,353	$1.09	25d	1	1.26mi
732 Fulton Ave Birmingham, AL	4.0	2.0	1320	$1,450	$1.10	45d	1	1.28mi
4301 Greenwood St Birmingham, AL	3.0	1.0	1140	$1,025	$0.90	4d	1	1.29mi
4028 40th Ave N Birmingham, AL	3.0	1.0	1186	$950	$0.80	45d	1	1.29mi
4344 Pulaski St Birmingham, AL	3.0	1.0	1268	$1,050	$0.83	45d	1	1.31mi
1316 Spring St Birmingham, AL	2.0	1.0	920	$1,195	$1.30	4d	1	1.34mi
4244 Jackson St Birmingham, AL	3.0	1.0	858	$1,100	$1.28	45d	1	1.35mi
3823 43rd Ave N Birmingham, AL	3.0	2.0	1500	$1,200	$0.80	45d	1	1.42mi
3823 43rd Ave N Birmingham, AL	3.0	2.0	1500	$1,200	$0.80	25d	1	1.42mi

Listing history 15 events

1. 2026-05-19
   status Pending 349-char remark

   Show marketing remark (349 chars)

   3 bedroom, 1 bath with hardwood floors. House is on a corner lot that is flat and completely fenced yard. Great space for children to play or entertaining your family and friends. Just enough trees to give you a shady yard. This is a Section 8 property. Currently has a tenant and property is due for an increase in rent. 24-hour notice for showing.

2. 2025-12-31
   price $85,900 349-char remark

   Show marketing remark (349 chars)

   3 bedroom, 1 bath with hardwood floors. House is on a corner lot that is flat and completely fenced yard. Great space for children to play or entertaining your family and friends. Just enough trees to give you a shady yard. This is a Section 8 property. Currently has a tenant and property is due for an increase in rent. 24-hour notice for showing.

3. 2025-08-09
   listed $89,900 Active 349-char remark

   Show marketing remark (349 chars)

   3 bedroom, 1 bath with hardwood floors. House is on a corner lot that is flat and completely fenced yard. Great space for children to play or entertaining your family and friends. Just enough trees to give you a shady yard. This is a Section 8 property. Currently has a tenant and property is due for an increase in rent. 24-hour notice for showing.

4. 2023-10-30
   soldstatus $100,000
5. 2023-10-27
   soldstatus $60,000 Sold 270-char remark

   Show marketing remark (270 chars)

   ATTENTION INVESTORS-GREAT INCOME PRODUCING HOME LOCATED ON LARGE LOT ON QUIET STREET. Newer roof, HARWOOD FLOORING. CURRENTLY RENTED FOR $790/month with tenant in place. .. 3 BEDROOM 1 FULL BATH, FENCED YARD. BRING OFFERS. THIS WILL BE A GREAT ADDITION TO ANY PORTFOLIO.

6. 2023-10-07
   status Pending 270-char remark

   Show marketing remark (270 chars)

   ATTENTION INVESTORS-GREAT INCOME PRODUCING HOME LOCATED ON LARGE LOT ON QUIET STREET. Newer roof, HARWOOD FLOORING. CURRENTLY RENTED FOR $790/month with tenant in place. .. 3 BEDROOM 1 FULL BATH, FENCED YARD. BRING OFFERS. THIS WILL BE A GREAT ADDITION TO ANY PORTFOLIO.

7. 2023-10-06
   listed $64,900 Active 270-char remark

   Show marketing remark (270 chars)

   ATTENTION INVESTORS-GREAT INCOME PRODUCING HOME LOCATED ON LARGE LOT ON QUIET STREET. Newer roof, HARWOOD FLOORING. CURRENTLY RENTED FOR $790/month with tenant in place. .. 3 BEDROOM 1 FULL BATH, FENCED YARD. BRING OFFERS. THIS WILL BE A GREAT ADDITION TO ANY PORTFOLIO.

8. 2023-04-03
   price $75,000
9. 2022-08-15
   soldstatus $741,200
10. 2022-05-26
    soldstatus $300,000
11. 2022-04-05
    price $790
12. 2015-05-20
    soldstatus $169,500
13. 2014-12-23
    soldstatus $14,500
14. 2014-09-04
    listed $39,900
15. 1990-11-05
    soldstatus $38,000

ⓘ 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: $693 · $58/mo
• Projected year-2 tax: $693 · $58/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 6 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,421
• − Mortgage interest: −$4,812
• − Property taxes: −$693
• − Insurance: −$430
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$2,499
• Taxable income: $2,841
• Est. tax owed @ 24.0%: −$682
• After-tax cash flow: $3,393/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: Tarrant City
• NCES district ID: 0103270
• Math proficiency: 4% ▼ -14.00%
• Reading proficiency: 17% ▼ -2.00%
• Median HH income: $29,256
• Composite: 8.0/100
• National rank: #9924
• State rank: #121 of 129 in AL

Livability — Tarrant

• Score: 51/100
• State rank: #507
• US rank: #25136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tarrant, AL
• County: Jefferson County · 527,445 people
• City population: 12,240
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 12,240
• Household income: $40,486
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 594.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 57% White 27% Hispanic / Latino 14% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 3% Italian 1%
• Foreign-born: 7% · Canada, Guatemala
• Languages at home: 86% English-only · Spanish 13%

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: ▼ -74.54%
• Current HPI: 117.416
• Rent YoY: ▲ 3.58%
• 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

+126.1% since first listed

15 events — show timeline

• 2026-05-19 Pending — Greater Alabama MLS
• 2025-12-31 Price Changed $85,900 Greater Alabama MLS
• 2025-08-09 Listed $89,900 Greater Alabama MLS
• 2023-10-30 Sold (Public Records) $100,000 Public Records
• 2023-10-27 Sold (MLS) $60,000 Greater Alabama MLS
• 2023-10-07 Pending — Greater Alabama MLS
• 2023-10-06 Listed $64,900 Greater Alabama MLS
• 2023-04-03 Price Changed $75,000 Greater Alabama MLS
• 2022-08-15 Sold (Public Records) $741,200 Public Records
• 2022-05-26 Sold (Public Records) $300,000 Public Records
• 2022-04-05 Price Changed $790 RENT.
• 2015-05-20 Sold (Public Records) $169,500 Public Records
• 2014-12-23 Sold (MLS) $14,500 Greater Alabama MLS
• 2014-09-04 Listed $39,900 Greater Alabama MLS
• 1990-11-05 Sold (Public Records) $38,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $693 · +0.0% YoY. Source: county tax records.