620 Cresap Cir NE · Center Point, AL 35215

$115,000

3 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 3 Days on market

Built 1974 0.31 ac lot Est $194k · 41% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.9/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD HOME SOLD AS IS. INFORMATION DEEMED RELIABLE BUT NOT WARRANTED. BUYER TO VERIFY ALL INFORMATION.

Key facts

• Quiet cul-de-sac
• Ample cabinet space
• Split-level home

Tags

• SPLIT-LEVEL HOME
• QUIET CUL-DE-SAC
• WOOD-BURNING BRICK FIREPLACE
• AMPLE CABINET SPACE
• FULL DAYLIGHT BASEMENT
• FENCED BACKYARD

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Attached garage with front entry; Basement parking; Driveway parking; One garage space
• Utilities: Public water; Connected sewer; Internet service available
• Home design: Brick-over-foundation construction; Basement foundation (daylight basement with finished and unfinished areas); Existing structure
• Construction: Brick over foundation
• Exterior features: Fenced yard; Open deck; Cul-de-sac lot

Interior

• Kitchen: Laminate countertops; Built-in dishwasher; Built-in microwave; Refrigerator
• Bedrooms: Main-level bedroom(s); Upper-level master bedroom; Upper-level additional bedroom(s); Basement den/family room (in daylight basement)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Two full bathrooms; Tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Smooth ceilings; One wood-burning fireplace with brick surround located in the den; Eating area off the kitchen
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.5% vs local median 7.3% in Center Point — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#193 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, commute A, housing A; Watch: crime D, amenities F, employment 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: Chalkville Elementary School (math 6% / reading 16%, grade F, #560 of 627 statewide, top 90%, 854 students, 79% FRL); Claychalkville High School (math 6% / reading 9%, grade F, #261 of 305 statewide, top 87%, 1,361 students, 56% FRL) — zoned schools average 67% FRL vs 49% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 333 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 31% of the median local income ($53k/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 $795 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; 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 $115,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D 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: 1.19% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $194,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
550 Samantha Cir	0.35mi	3/2.0	1,455 (+3%)	1mo	$215,000	$148	77
2212 Shirley Dr	0.18mi	3/2.0	1,518 (+8%)	5mo	$199,900	$132	74
1149 Westridge Cir	0.56mi	3/2.0	1,365 (-3%)	1mo	$238,000	$174	68
2080 Willow Glenn Dr	0.15mi	2/2.0 (-1)	1,276 (-9%)	11mo	$175,500	$138	63
4269 Fieldstone Way	0.30mi	2/2.0 (-1)	1,276 (-9%)	4mo	$184,900	$145	62
613 25th Ave NE	0.70mi	3/2.0	1,400 (-1%)	8mo	$93,000	$66	60
1736 Reed Rd NE	0.68mi	3/2.0	1,469 (+4%)	1mo	$190,000	$129	60
2105 5th St NE	0.30mi	3/2.0	1,232 (-12%)	7mo	$183,500	$149	59
516 20th Ct NE	0.21mi	4/2.0 (+1)	1,224 (-13%)	10mo	$173,500	$142	56
2276 4th Place Cir NE	0.59mi	3/1.5	1,334 (-5%)	9mo	$170,000	$127	54
912 Windover Rd	0.52mi	3/2.0	1,247 (-11%)	9mo	$105,000	$84	50
2347 Spencer Ln	0.71mi	4/2.0 (+1)	1,368 (-3%)	11mo	$169,000	$124	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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,744
• Equity at exit: $17,147

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $18,357
• Equity at exit: $9,943

Cash invested: $32,200 (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 35215

• Home prices YoY: -34.4%
• Rents YoY: 3.0%
• Active inventory: 333
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,373 high
• Mortgage (P&I): −$603
• Tax from tax record: −$130 /mo · $1,560/yr
• Insurance: −$48
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $248

Break-even live

Break-even rent $1,059

Max offer price $115,000

Occupancy floor 77%

Sensitivity live

Price	-10% $313	-5% $280	+0% $248	+5% $215	+10% $183
Rent	-10% $139	-5% $194	+0% $248	+5% $302	+10% $356
Rate	-1.0pp $306	-0.5pp $277	base $248	+0.5pp $218	+1.0pp $188

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
856 Parkbrook Trl Birmingham, AL	1.0–3.0	1.0–2.0	925	$1,180	$1.28	3d	10	0.08mi
509 20th Ave NE Center Point, AL	3.0	1.5	1008	$1,200	$1.19	24d	1	0.22mi
1935 Springlake Ct Unit 1 Birmingham, AL	2.0	1.5	1152	$1,095	$0.95	44d	1	0.33mi
413 20th Ct NE Center Point, AL	3.0	1.5	1540	$1,375	$0.89	44d	1	0.34mi
2232 6th St NE Center Point, AL	3.0	1.0	1550	$1,150	$0.74	44d	1	0.35mi
1845 Stonehenge Dr Birmingham, AL	3.0	2.0	1358	$1,323	$0.97	15d	1	0.42mi
2249 4th Place Cir NE Center Point, AL	3.0	1.5	1400	$1,400	$1.00	44d	1	0.48mi
1814 Valley Run Cir Birmingham, AL	3.0	1.0	1025	$1,350	$1.32	44d	1	0.63mi
1819 Valley Run Cir Birmingham, AL	4.0	2.5	1694	$1,761	$1.04	44d	1	0.64mi
332 23rd Ave NE Center Point, AL	3.0	1.0	1100	$1,350	$1.23	4d	1	0.68mi
1761 Big Mountain Dr Birmingham, AL	4.0	2.0	1632	$1,575	$0.97	45d	1	0.72mi
1817 Lyle Dr Birmingham, AL	4.0	2.0	1361	$1,605	$1.18	24d	1	0.73mi
2229 3rd St NE Center Point, AL	3.0	1.0	1215	$1,125	$0.93	24d	1	0.73mi
2415 Ormond Dr Center Point, AL	3.0	1.5	1194	$1,295	$1.08	44d	1	0.76mi
2245 3rd St NE Center Point, AL	3.0	1.0	1150	$1,100	$0.96	24d	1	0.78mi
1830 Christian St Birmingham, AL	3.0	2.0	1468	$1,375	$0.94	4d	1	0.89mi
1700 Serene Dr Birmingham, AL	4.0	1.5	1543	$1,630	$1.06	3d	1	0.89mi
2324 3rd St NE Center Point, AL	3.0	2.0	1329	$1,300	$0.98	24d	1	0.90mi
2025 Brewster Rd Birmingham, AL	3.0	2.0	1369	$1,450	$1.06	24d	1	0.96mi
1720 2nd St NE Center Point, AL	3.0	2.0	1100	$1,400	$1.27	44d	1	1.00mi
2708 7th St NE Center Point, AL	3.0	1.0	1451	$1,150	$0.79	44d	1	1.00mi
1748 Sonia Dr Birmingham, AL	4.0	2.0	1401	$1,395	$1.00	44d	1	1.06mi
1808 Brewster Rd Birmingham, AL	4.0	2.0	1548	$1,515	$0.98	44d	1	1.08mi
1760 Sonia Dr Birmingham, AL	3.0	2.0	1550	$1,635	$1.05	2d	1	1.10mi
341 Argonne Dr NE Center Point, AL	3.0	1.0	1040	$1,300	$1.25	4d	1	1.11mi
2537 3rd St NE Center Point, AL	3.0	2.0	1040	$1,350	$1.30	24d	1	1.14mi
213 Meadwood Dr NE Center Point, AL	3.0	1.0	1194	$995	$0.83	44d	1	1.16mi
607 Country View Dr Birmingham, AL	4.0	2.0	1568	$1,550	$0.99	24d	1	1.21mi
107 Sterling Ct NW Center Point, AL	2.0	1.5–2.0	1026	$1,062	$1.04	4d	4	1.21mi
605 Country View Dr Birmingham, AL	3.0	2.0	1698	$1,560	$0.92	44d	1	1.21mi
2655 6th St NE Center Point, AL	3.0	2.0	1600	$1,390	$0.87	4d	1	1.22mi
1628 1st St NE Center Point, AL	3.0	1.0	1027	$1,165	$1.13	44d	1	1.24mi
1868 Carraway St Birmingham, AL	3.0	2.0	1819	$1,500	$0.82	24d	1	1.25mi
2318 Raintree Ct Center Point, AL	2.0	1.0	975	$1,100	$1.13	3d	2	1.25mi
113 19th Ave NW Center Point, AL	3.0	2.0	1407	$1,250	$0.89	12d	1	1.25mi
1733 Molly Dr Birmingham, AL	4.0	1.5	1570	$1,460	$0.93	11d	1	1.25mi
2629 Wood Dr NE Center Point, AL	3.0	1.0	1203	$1,250	$1.04	44d	1	1.25mi
5240 Jean Dr Pinson, AL	4.0	2.0	1714	$1,695	$0.99	44d	1	1.29mi
1905 2nd St NW Center Point, AL	3.0	1.0	1258	$1,395	$1.11	44d	1	1.30mi
109 24th Ave NW Center Point, AL	3.0	1.5	1023	$1,215	$1.19	44d	1	1.32mi

Listing history 4 events

1. 2026-06-18
   days on market $115,000 Active 3 DOM
2. 2026-06-17
   days on market $115,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $115,000 Active 1 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: $1,560 · $130/mo
• Projected year-2 tax: $1,560 · $130/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,473
• − Mortgage interest: −$6,442
• − Property taxes: −$1,560
• − Insurance: −$1,242
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$3,345
• Taxable income: $1,248
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $2,675/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 — Center Point

• Score: 63/100
• State rank: #193
• US rank: #15671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 527,445 people
• City population: 43,903
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 43,903
• Household income: $52,793
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 1729.0

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 (75%)
• Race & ethnicity: Black 75% White 15% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -112.97%
• Current HPI: 215.0607
• Rent YoY: ▲ 3.04%
• 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

+243.3% since first listed

9 events — show timeline

• 2026-06-15 Listed $115,000 Greater Alabama MLS
• 2018-09-11 Sold (Public Records) $29,559,000 Public Records
• 2018-02-07 Sold (Public Records) $4,714,000 Public Records
• 2014-02-19 Sold (MLS) $32,333 Greater Alabama MLS
• 2013-11-14 Listed $32,000 Greater Alabama MLS
• 2005-08-02 Sold (Public Records) $109,900 Public Records
• 2000-11-29 Sold (Public Records) $82,000 Public Records
• 1988-03-30 Sold (Public Records) $53,900 Public Records
• 1975-10-01 Sold (Public Records) $33,500 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,560 · +6.9% YoY. Source: county tax records.