1649 Riderwood Trl · Forestdale, AL 35214

$74,500

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 89 Days on market

Built 1950 7,405 sqft lot $107/sqft · at area comps Est $73k · 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 +8.4/10.0
• ARV discount +6.4/15.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner occupant or Investor! Pull up to this 2 bedroom, 1 bath home with hardwood floors throughout! The interior has been freshly painted. Walk into the living room. It has nice built-in wood bookcase on one wall. Living room is open to the kitchen. Kitchen has stone countertops, electric stove and refrigerator. All appliances remain. There is a den or 3rd bedroom. The laundry is off of the den. Could be a rented room out because it has its own entrance. The kitchen and bath would be shared. Fenced in nice size backyard. There is a garage that looks like it has been used as living quarters at one point of time. Nice deck on the back. This cold be you investment opportunity or a nice home to being up to your its full potential. No FHA financing. Cash or conventional only! Sold as-is!! Look for 1647 on the house. Not 1649.

Key facts

• Stone countertops
• Fenced in backyard
• Own entrance

Tags

• HARDWOOD FLOORS
• BUILT-IN WOOD BOOKCASE
• STONE COUNTERTOPS
• FENCED IN BACKYARD
• OWN ENTRANCE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 6.5% in Forestdale — 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 58/100 on livability (#367 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, schools 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.
• Market conditions: Rents flat; 115 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $515 of loan paydown is wiped out by about $2k 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 + 0.7% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $70,030 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 D-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: 1.34% ✓
• Cap rate: 11.33%
• Cash-on-cash: 17.99%
• DSCR: 1.80
• GRM: 6.2

CMA / ARV

• ARV (median comp): $72,765
• List price: $74,500
• Delta: 2.38%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.74% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.27×
• Total profit: $5,615
• Equity at exit: $11,108

10-year hold

• IRR: 14.4%
• Equity multiple: 2.04×
• Total profit: $21,785
• Equity at exit: $6,441

Cash invested: $20,860 (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 35214

• Home prices YoY: -20.0%
• Rents YoY: 0.7%
• Active inventory: 115
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$391
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $313

Break-even live

Break-even rent $604

Max offer price $74,500

Occupancy floor 64%

Sensitivity live

Price	-10% $355	-5% $334	+0% $313	+5% $292	+10% $271
Rent	-10% $234	-5% $273	+0% $313	+5% $352	+10% $392
Rate	-1.0pp $350	-0.5pp $332	base $313	+0.5pp $293	+1.0pp $274

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Crabapple Ln Birmingham, AL	1.0–3.0	1.0–2.0	906	$855	$0.94	12d	19	1.15mi
200 Crabapple Ln Birmingham, AL	1.0	1.0	518	$658	$1.27	2d	1	1.15mi

Listing history 21 events

1. 2026-06-18
   days on market $74,500 Active 89 DOM
2. 2026-06-17
   days on market $74,500 Active 88 DOM
3. 2026-06-16
   days on market $74,500 Active 87 DOM
4. 2026-06-15
   days on market $74,500 Active 86 DOM
5. 2026-06-13
   days on market $74,500 Active 84 DOM
6. 2026-06-10
   days on market $74,500 Active 81 DOM
7. 2026-06-09
   days on market $74,500 Active 80 DOM
8. 2026-06-08
   days on market $74,500 Active 79 DOM
9. 2026-06-07
   days on market $74,500 Active 78 DOM
10. 2026-06-03
    days on market $74,500 Active 74 DOM
11. 2026-06-02
    days on market $74,500 Active 73 DOM
12. 2026-06-02
    price $74,500 Active 72 DOM
13. 2026-06-01
    days on market $81,900 Active 72 DOM
14. 2026-05-31
    days on market $81,900 Active 71 DOM
15. 2026-05-13
    historical Contingent 832-char remark

    Show marketing remark (832 chars)

    Owner occupant or Investor! Pull up to this 2 bedroom, 1 bath home with hardwood floors throughout! The interior has been freshly painted. Walk into the living room. It has nice built-in wood bookcase on one wall. Living room is open to the kitchen. Kitchen has stone countertops, electric stove and refrigerator. All appliances remain. There is a den or 3rd bedroom. The laundry is off of the den. Could be a rented room out because it has its own entrance. The kitchen and bath would be shared. Fenced in nice size backyard. There is a garage that looks like it has been used as living quarters at one point of time. Nice deck on the back. This cold be you investment opportunity or a nice home to being up to your its full potential. No FHA financing. Cash or conventional only! Sold as-is!! Look for 1647 on the house. Not 1649.

16. 2026-04-22
    price $81,900 832-char remark

    Show marketing remark (832 chars)

    Owner occupant or Investor! Pull up to this 2 bedroom, 1 bath home with hardwood floors throughout! The interior has been freshly painted. Walk into the living room. It has nice built-in wood bookcase on one wall. Living room is open to the kitchen. Kitchen has stone countertops, electric stove and refrigerator. All appliances remain. There is a den or 3rd bedroom. The laundry is off of the den. Could be a rented room out because it has its own entrance. The kitchen and bath would be shared. Fenced in nice size backyard. There is a garage that looks like it has been used as living quarters at one point of time. Nice deck on the back. This cold be you investment opportunity or a nice home to being up to your its full potential. No FHA financing. Cash or conventional only! Sold as-is!! Look for 1647 on the house. Not 1649.

17. 2026-04-07
    price $89,900 832-char remark

    Show marketing remark (832 chars)

    Owner occupant or Investor! Pull up to this 2 bedroom, 1 bath home with hardwood floors throughout! The interior has been freshly painted. Walk into the living room. It has nice built-in wood bookcase on one wall. Living room is open to the kitchen. Kitchen has stone countertops, electric stove and refrigerator. All appliances remain. There is a den or 3rd bedroom. The laundry is off of the den. Could be a rented room out because it has its own entrance. The kitchen and bath would be shared. Fenced in nice size backyard. There is a garage that looks like it has been used as living quarters at one point of time. Nice deck on the back. This cold be you investment opportunity or a nice home to being up to your its full potential. No FHA financing. Cash or conventional only! Sold as-is!! Look for 1647 on the house. Not 1649.

18. 2026-03-21
    listed $96,500 Active 832-char remark

    Show marketing remark (832 chars)

    Owner occupant or Investor! Pull up to this 2 bedroom, 1 bath home with hardwood floors throughout! The interior has been freshly painted. Walk into the living room. It has nice built-in wood bookcase on one wall. Living room is open to the kitchen. Kitchen has stone countertops, electric stove and refrigerator. All appliances remain. There is a den or 3rd bedroom. The laundry is off of the den. Could be a rented room out because it has its own entrance. The kitchen and bath would be shared. Fenced in nice size backyard. There is a garage that looks like it has been used as living quarters at one point of time. Nice deck on the back. This cold be you investment opportunity or a nice home to being up to your its full potential. No FHA financing. Cash or conventional only! Sold as-is!! Look for 1647 on the house. Not 1649.

19. 2019-02-22
    soldstatus $89,500
20. 1995-04-13
    soldstatus $32,100
21. 1991-07-29
    soldstatus $30,000

ⓘ 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: $665 · $55/mo
• Projected year-2 tax: $665 · $55/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 3/10 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 4/10 Moderate 4 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,999
• − Mortgage interest: −$4,173
• − Property taxes: −$665
• − Insurance: −$372
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,167
• Taxable income: $2,701
• Est. tax owed @ 24.0%: −$648
• After-tax cash flow: $3,105/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 — Forestdale

• Score: 58/100
• State rank: #367
• US rank: #21236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forestdale, AL
• County: Jefferson County · 527,445 people
• City population: 17,027
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 17,027
• Household income: $56,383
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 578.0

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 (77%)
• Race & ethnicity: Black 77% White 18% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -54.48%
• Current HPI: 218.5233
• Rent YoY: ▲ 0.74%
• 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

+173.0% since first listed

7 events — show timeline

• 2026-05-13 Contingent — Greater Alabama MLS
• 2026-04-22 Price Changed $81,900 Greater Alabama MLS
• 2026-04-07 Price Changed $89,900 Greater Alabama MLS
• 2026-03-21 Listed $96,500 Greater Alabama MLS
• 2019-02-22 Sold (Public Records) $89,500 Public Records
• 1995-04-13 Sold (Public Records) $32,100 Public Records
• 1991-07-29 Sold (Public Records) $30,000 Public Records

Property tax history

+11.7%/yr

Latest (2025): $665 · +0.0% YoY. Source: county tax records.