621 Pine Hill Rd · Tarrant, AL 35217

$45,000

1 bd · 1.0 ba · 846 sqft · SingleFamily public records · 20 Days on market

Built 1930 827 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Great Home minutes from Birmingham. This 2 bed 1 bath home has a lot of potential with a brand new HVAC uint, new wooden fence and fresh paint!

Key facts

• Covered front porch
• Good natural light
• Built 1930

Tags

• COVERED FRONT PORCH
• GOOD NATURAL LIGHT

Property features AI

Finance

• Other: Lot size approximately 0.019 acres; Located in the Springdale subdivision

Exterior

• Parking: Driveway parking
• Security: No security features listed
• Utilities: Public water; Septic sewer; Electric water heater; Internet service available
• Home design: Existing construction; Wood siding
• Construction: Pillar/support foundation; Siding (wood) exterior
• Exterior features: Front porch; No pool, patio, decks, or garden listed; Not waterfront

Interior

• Kitchen: Laminate countertops
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom with tub/shower combo
• Heating & cooling: No heat; No air conditioning
• Interior features: Smooth ceilings; No additional interior features listed
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($955 rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 11.0% in Tarrant — 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 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 Elementary School (310 students, 85% FRL); Tarrant High School (math 3% / reading 16%, grade F, #258 of 305 statewide, top 85%, 559 students, 84% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 94 active listings in the ZIP; lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 1930 — 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 $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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 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?
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: 2.12% ✓
• Cap rate: 18.87%
• Cash-on-cash: 44.92%
• DSCR: 3.00
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.58% rent growth · sell at horizon

5-year hold

• IRR: 42.6%
• Equity multiple: 2.85×
• Total profit: $23,305
• Equity at exit: $6,710

10-year hold

• IRR: 49.0%
• Equity multiple: 5.86×
• Total profit: $61,290
• Equity at exit: $3,891

Cash invested: $12,600 (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 35217

• Rents YoY: 3.6%
• Active inventory: 94
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $955 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $472

Break-even live

Break-even rent $358

Max offer price $45,000

Occupancy floor 46%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $45,000 Active 20 DOM
2. 2026-06-17
   days on market $45,000 Active 19 DOM
3. 2026-06-16
   days on market $45,000 Active 18 DOM
4. 2026-06-15
   days on market $45,000 Active 17 DOM
5. 2026-06-13
   days on market $45,000 Active 15 DOM
6. 2026-06-10
   days on market $45,000 Active 12 DOM
7. 2026-06-09
   days on market $45,000 Active 11 DOM
8. 2026-06-08
   days on market $45,000 Active 10 DOM
9. 2026-06-07
   days on market $45,000 Active 9 DOM
10. 2026-06-05
    days on market $45,000 Active 6 DOM
11. 2026-06-03
    days on market $45,000 Active 5 DOM
12. 2026-06-02
    days on market $45,000 Active 4 DOM
13. 2026-06-01
    days on market $45,000 Active 3 DOM
14. 2026-05-31
    days on market $45,000 Active 2 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: $337 · $28/mo
• Projected year-2 tax: $337 · $28/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 ≥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 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,461
• − Mortgage interest: −$2,521
• − Property taxes: −$337
• − Insurance: −$225
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$1,309
• Taxable income: $5,235
• Est. tax owed @ 24.0%: −$1,256
• After-tax cash flow: $4,403/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

+28.6% since first listed

6 events — show timeline

• 2026-05-29 Listed $45,000 Greater Alabama MLS
• 2022-02-25 Sold (MLS) $45,000 Greater Alabama MLS
• 2022-01-22 Price Changed $60,000 Greater Alabama MLS
• 2021-12-10 Listed $65,000 Greater Alabama MLS
• 2021-07-15 Sold (MLS) $25,000 Greater Alabama MLS
• 2021-03-07 Listed $35,000 Greater Alabama MLS

Property tax history

+6.7%/yr

Latest (2025): $337 · +0.0% YoY. Source: county tax records.