806 Gamma St S · Birmingham, AL 35205

$109,900

3 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 35 Days on market

Built 1920 3,920 sqft lot Est $123k · 11% 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 +25.5/30.0
• ARV discount +12.2/15.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom home offers strong potential for rental income or value-add renovation. Featuring a functional floor plan, spacious bedrooms, and solid bones, this property is ideal for investors looking to buy and hold or first time home buyers. Over 52K in recent renovations completed. Call for copy of scope of work or see in documents. 1 Year Builder Warranty.

Key facts

• 3,920 sq ft lot
• Built 1920
• Listed 35 days

Property features AI

Finance

• Other: Subdivision: Titusville

Exterior

• Parking: Off-street parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet service available
• Home design: Existing construction; Siding finished with Hardiplank
• Construction: Slab foundation
• Exterior features: No pool, patio, decks, or garden/patio; Not waterfront; Lot approximately 0.09 acres; Not in flood plain; No notable lot view

Interior

• Kitchen: Laminate countertops
• Bedrooms: Three bedrooms on main level
• Flooring: Hardwood and laminate floors
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceilings: other (see remarks); Has attic with pull-down access; Living area reported as 1,148
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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-, crime F, employment 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.
• Zoned schools: Washington K8 (math 5% / reading 18%, grade F, #556 of 627 statewide, top 89%, 567 students, 92% FRL); Parker High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 826 students, 90% FRL).
• Market conditions: Rents rising (+2.6%/yr); 125 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 30% of the median local income ($51k/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 $760 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 35 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $50k; list at $110k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1920 — 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: 1.17% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.02%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $122,836
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 S 3rd Ave	0.46mi	3/1.0	1,143 (-0%)	2mo	$75,000	$66	76
728 Center Pl SW	0.50mi	3/1.0	1,143 (-0%)	1mo	$140,000	$122	75
1724 1st Pl S	0.20mi	3/1.0	1,250 (+9%)	1mo	$85,000	$68	75
741 Center Pl	0.49mi	3/1.0	1,101 (-4%)	2mo	$141,000	$128	69
45 5th Ct	0.34mi	3/2.0	1,200 (+4%)	6mo	$152,500	$127	68
629 Center Pl SW	0.45mi	3/1.0	1,197 (+4%)	7mo	$65,500	$55	66
417 Goldwire St SW	0.63mi	3/1.0	1,107 (-4%)	2mo	$95,000	$86	63
2019 Hollins Dr	0.54mi	3/2.0	1,120 (-2%)	5mo	$165,000	$147	62
1724 Center St S	0.43mi	3/2.0	1,250 (+9%)	4mo	$175,493	$140	58
1601 Center St S	0.38mi	3/1.0	988 (-14%)	10mo	$106,000	$107	51
112 Kappa Ave S	0.62mi	3/1.0	1,034 (-10%)	7mo	$25,000	$24	48
345 Iota Ave S	0.52mi	2/1.0 (-1)	1,279 (+11%)	4mo	$20,000	$16	48

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.94×
• Total profit: $-1,945
• Equity at exit: $16,386

10-year hold

• IRR: 7.6%
• Equity multiple: 1.56×
• Total profit: $17,315
• Equity at exit: $9,502

Cash invested: $30,772 (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 35205

• Rents YoY: 2.6%
• Active inventory: 125
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,287 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $257

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 75%

Sensitivity live

Price	-10% $333	-5% $295	+0% $257	+5% $219	+10% $181
Rent	-10% $155	-5% $206	+0% $257	+5% $308	+10% $359
Rate	-1.0pp $312	-0.5pp $285	base $257	+0.5pp $229	+1.0pp $200

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 Gamma St S Birmingham, AL	3.0	1.0	1252	$1,200	$0.96	46d	1	0.02mi
313 Beta St S Unit 317A Birmingham, AL	2.0	1.0	850	$799	$0.94	4d	1	0.42mi
310 Gamma St S Birmingham, AL	3.0	1.5	1001	$1,200	$1.20	18d	1	0.44mi
506 Alpha St S Birmingham, AL	3.0	1.0	944	$1,373	$1.45	46d	1	0.44mi
741 Center Pl SW Birmingham, AL	3.0	1.0	1101	$1,250	$1.14	18d	1	0.48mi
609 Idlewild Cir Apt B Birmingham, AL	2.0	1.0	705	$875	$1.24	6d	1	0.51mi
12 4th Ave SW Unit 1 Birmingham, AL	3.0	1.0	1336	$1,100	$0.82	46d	1	0.55mi
691 Idlewild Cir Birmingham, AL	2.0	2.0	777	$1,382	$1.78	6d	3	0.58mi
407 Green Springs Ave S Birmingham, AL	2.0	1.0	866	$2,000	$2.31	4d	1	0.62mi
856 Center Way SW Birmingham, AL	3.0	2.0	1142	$1,200	$1.05	46d	1	0.63mi
112 Kappa Ave S Birmingham, AL	3.0	2.0	1034	$1,100	$1.06	46d	1	0.64mi
1101 10th Pl S Birmingham, AL	1.0–2.0	1.0–2.0	986	$1,825	$1.85	6d	11	0.72mi
261 3rd Ave SW Birmingham, AL	1.0–2.0	1.0	634	$850	$1.34	6d	14	0.82mi
1413 11th Pl S Birmingham, AL	2.0	1.0	829	$1,282	$1.55	46d	4	0.86mi
1131 16th Ave S Unit A Birmingham, AL	2.0	1.0	900	$1,215	$1.35	5d	1	0.87mi
2217-2249 Green Springs Hwy Unit 2249-E Birmingham, AL	2.0	1.0	900	$910	$1.01	46d	1	0.88mi
2217-2249 Green Springs Hwy Unit 2241-M Birmingham, AL	3.0	2.0	1100	$1,109	$1.01	24d	1	0.88mi
1639 11th Pl S Unit K Birmingham, AL	2.0	1.0	845	$875	$1.04	14d	1	0.88mi
1639 11th Pl S Apt D Birmingham, AL	2.0	1.0	845	$895	$1.06	14d	1	0.88mi
1144 16th Ave S Birmingham, AL	1.0–2.0	1.0–1.5	720	$1,119	$1.55	6d	6	0.91mi
451 2nd Ave N Birmingham, AL	4.0	3.0	1400	$1,600	$1.14	26d	1	0.95mi
1010 Beacon Pkwy E Birmingham, AL	1.0–2.0	1.0–2.0	945	$2,275	$2.41	4d	18	0.96mi
1120 Beacon Pkwy E #408 Birmingham, AL	2.0	2.0	1482	$1,950	$1.32	4d	1	0.97mi
1640 12th St S Unit 1640-J Birmingham, AL	2.0	1.0	760	$1,070	$1.41	24d	1	0.98mi
1644 12th St S Birmingham, AL	1.0–2.0	1.0	674	$1,222	$1.81	4d	2	0.98mi
1229 Beacon Pkwy E Birmingham, AL	1.0–3.0	1.0–2.0	1130	$1,200	$1.06	6d	16	0.99mi
1425 13th St S Unit A Birmingham, AL	2.0	1.0	1368	$1,450	$1.06	46d	1	1.08mi
834 Golden Gate Ln Birmingham, AL	1.0–3.0	1.0–2.0	1050	$1,450	$1.38	46d	12	1.11mi
834 Golden Gate Ln Birmingham, AL	1.0–3.0	1.0–2.0	1050	$1,400	$1.33	4d	13	1.11mi
925 Beacon Pkwy E Birmingham, AL	1.0–3.0	1.0–2.0	1259	$1,199	$0.95	46d	1	1.12mi
1417 13th Pl S Birmingham, AL	2.0	2.0	1245	$1,950	$1.57	24d	1	1.13mi
1322 15th Ave S Unit 1330-D Birmingham, AL	2.0	1.0	756	$1,128	$1.49	24d	1	1.14mi
1322 15th Ave S Unit 1328-A Birmingham, AL	2.0	1.0	756	$1,135	$1.50	18d	1	1.14mi
1322 15th Ave S Unit 1326-F Birmingham, AL	2.0	1.0	756	$1,134	$1.50	18d	1	1.14mi
1322 15th Ave S Birmingham, AL	2.0	1.0	582	$1,297	$2.23	6d	4	1.14mi
1332 14th Ave S Birmingham, AL	2.0	1.5	892	$1,075	$1.21	26d	2	1.15mi
915 Valley Ridge Dr Birmingham, AL	1.0–3.0	1.0–2.5	1087	$1,660	$1.53	4d	34	1.16mi
1340 18th Ave S Apt C2 Birmingham, AL	2.0	1.0	750	$850	$1.13	46d	1	1.20mi
1409 14th St S Birmingham, AL	2.0	1.0	940	$1,257	$1.34	17d	1	1.22mi
1414 13th Ave S Unit 1418 Birmingham, AL	2.0	2.0	1039	$1,700	$1.64	46d	1	1.22mi

Listing history 19 events

1. 2026-06-22
   days on market $109,900 Active 35 DOM
2. 2026-06-21
   days on market $109,900 Active 34 DOM
3. 2026-06-18
   days on market $109,900 Active 31 DOM
4. 2026-06-17
   days on market $109,900 Active 30 DOM
5. 2026-06-16
   days on market $109,900 Active 29 DOM
6. 2026-06-15
   days on market $109,900 Active 28 DOM
7. 2026-06-13
   days on market $109,900 Active 26 DOM
8. 2026-06-10
   days on market $109,900 Active 23 DOM
9. 2026-06-09
   days on market $109,900 Active 22 DOM
10. 2026-06-08
    days on market $109,900 Active 21 DOM
11. 2026-06-07
    days on market $109,900 Active 20 DOM
12. 2026-06-03
    days on market $109,900 Active 16 DOM
13. 2026-06-02
    days on market $109,900 Active 15 DOM
14. 2026-06-01
    days on market $109,900 Active 14 DOM
15. 2026-05-31
    remarks 364-char remark
16. 2026-05-31
    days on market $109,900 Active 13 DOM
17. 2026-05-18
    listed $109,900 Active
18. 2026-04-16
    listed $1,200
19. 2025-12-04
    soldstatus $50,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,441
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$3,197
• Taxable income: $1,420
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $2,744/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): 18,858
• Household income: $51,158
• Rent vs Own: 67.2% rent · 32.8% own
• Severe rent burden: 1468.0

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 0.56)
• Race & ethnicity: White 60% Black 26% Hispanic / Latino 5% Asian 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Chinese 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: ▼ -199.42%
• Current HPI: 291.38
• Rent YoY: ▲ 2.59%
• 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

+119.8% since first listed

3 events — show timeline

• 2026-05-18 Listed $109,900 Greater Alabama MLS
• 2026-04-16 Listed for Rent $1,200 BUILDIUM
• 2025-12-04 Sold (Public Records) $50,000 Public Records