6712 Holland Ave · Edgewater, AL 35224

$120,000

2 bd · 1.0 ba · 946 sqft · SingleFamily public records · 23 Days on market

Built 1915 0.26 ac lot

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 6712 Holland Ave! Your new home has so much to give you from the new paint, new floors and new appliances! I can give you an amazing description but your eyes will be better! Come take a look

Key facts

• 0.26 acre lot
• Built 1915
• Listed 23 days

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet service available
• Home design: Existing construction; Siding (other) exterior; Crawl space foundation
• Construction: Siding exterior material; Crawl space foundation
• Exterior features: Interior, irregular lot; No pool, no patio, no deck, no garden/patio; Not waterfront

Interior

• Kitchen: Dishwasher (built-in), microwave (built-in), some stainless appliances; Solid surface countertops
• Bedrooms: Four bedrooms on main level
• Flooring: Hardwood laminate
• Bathrooms: Two full bathrooms with tub/shower combos
• Heating & cooling: Central heating; Central cooling
• Interior features: Solid surface kitchen countertops; Built-in dishwasher, built-in microwave, some stainless appliances; Window treatments remain; Attic present; Ceilings: other (see remarks); Hardwood laminate flooring
• Laundry & utility: Laundry in basement; Washer hookup; Electric dryer hookup; Has laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (3.3% below list).
• Recommended offer: $116k (3.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#108 in AL) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+; Watch: housing D+, commute D, amenities 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: Minor Community School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 409 students, 84% FRL); Pleasant Grove High School (math 0% / reading 18%, grade F, #260 of 305 statewide, top 85%, 729 students, 57% FRL) — zoned schools average 70% FRL vs 49% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 42 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $830 of loan paydown is wiped out by about $4k 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 23 days — a 2% lower offer ($118k) 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,051 (3.3% below list)

Questions for the listing agent

1. Built in 1915 — 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: 0.97% ✗
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-6,358
• Equity at exit: $17,892

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $11,162
• Equity at exit: $10,375

Cash invested: $33,600 (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 35224

• Home prices YoY: -16.2%
• Active inventory: 42
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$31 /mo · $374/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $206

Break-even live

Break-even rent $899

Max offer price $120,000

Occupancy floor 77%

Sensitivity live

Price	-10% $274	-5% $240	+0% $206	+5% $172	+10% $138
Rent	-10% $115	-5% $161	+0% $206	+5% $252	+10% $298
Rate	-1.0pp $267	-0.5pp $237	base $206	+0.5pp $175	+1.0pp $144

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 Yukon St Birmingham, AL	3.0	2.0	1038	$1,125	$1.08	44d	1	0.42mi
229 Oregon St Birmingham, AL	3.0	1.0	1044	$1,200	$1.15	16d	1	1.33mi
229 Oregon St Birmingham, AL	3.0	1.0	1044	$1,200	$1.15	15d	1	1.33mi
4800 Norway Ave Birmingham, AL	3.0	1.0	1080	$1,200	$1.11	2d	1	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $120,000 Active 23 DOM
2. 2026-06-17
   days on market $120,000 Active 22 DOM
3. 2026-06-16
   days on market $120,000 Active 21 DOM
4. 2026-06-15
   days on market $120,000 Active 20 DOM
5. 2026-06-13
   days on market $120,000 Active 18 DOM
6. 2026-06-10
   days on market $120,000 Active 15 DOM
7. 2026-06-09
   days on market $120,000 Active 14 DOM
8. 2026-06-08
   days on market $120,000 Active 13 DOM
9. 2026-06-07
   days on market $120,000 Active 12 DOM
10. 2026-06-03
    days on market $120,000 Active 8 DOM
11. 2026-06-02
    days on market $120,000 Active 7 DOM
12. 2026-06-01
    days on market $120,000 Active 6 DOM
13. 2026-05-31
    days on market $120,000 Active 5 DOM
14. 2026-05-26
    listed $120,000 Active
15. 2022-11-14
    soldstatus $121,300
16. 2022-11-11
    soldstatus $121,300 Sold 202-char remark

    Show marketing remark (202 chars)

    Welcome to 6712 Holland Ave! Your new home has so much to give you from the new paint, new floors and new appliances! I can give you an amazing description but your eyes will be better! Come take a look

17. 2022-10-18
    historical Contingent 202-char remark

    Show marketing remark (202 chars)

    Welcome to 6712 Holland Ave! Your new home has so much to give you from the new paint, new floors and new appliances! I can give you an amazing description but your eyes will be better! Come take a look

18. 2022-10-08
    listed $129,900 Active 202-char remark

    Show marketing remark (202 chars)

    Welcome to 6712 Holland Ave! Your new home has so much to give you from the new paint, new floors and new appliances! I can give you an amazing description but your eyes will be better! Come take a look

19. 2022-05-27
    soldstatus $57,800
20. 1988-05-04
    soldstatus $32,900

ⓘ 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: $374 · $31/mo
• Projected year-2 tax: $492 · $41/mo
• Expected delta: +$118/yr (+$10/mo · 31.6%)

ⓘ 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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,926
• − Mortgage interest: −$6,722
• − Property taxes: −$374
• − Insurance: −$600
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$3,491
• Taxable income: $511
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $2,354/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 — Edgewater

• Score: 66/100
• State rank: #108
• US rank: #11927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgewater, AL
• Population (ZIP): 5,409

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 (69%)
• Race & ethnicity: Black 69% White 22% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 0%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -24.47%
• Current HPI: 126.3423
• Rent YoY: —
• Metro: —
• 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

+264.7% since first listed

7 events — show timeline

• 2026-05-26 Listed $120,000 Greater Alabama MLS
• 2022-11-14 Sold (Public Records) $121,300 Public Records
• 2022-11-11 Sold (MLS) $121,300 Greater Alabama MLS
• 2022-10-18 Contingent — Greater Alabama MLS
• 2022-10-08 Listed $129,900 Greater Alabama MLS
• 2022-05-27 Sold (Public Records) $57,800 Public Records
• 1988-05-04 Sold (Public Records) $32,900 Public Records

Property tax history

+5.7%/yr

Latest (2025): $374 · +0.0% YoY. Source: county tax records.