1015 Palmer Ave · Brighton, AL 35020

$110,000

3 bd · 1.0 ba · 792 sqft · SingleFamily public records · 175 Days on market

Built 1960 6,534 sqft lot $139/sqft · 147% above area

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Totally Renovated 3 BR 1 BA, 1 Level Home!! All is updated with beautiful finishes and all updated mechanicals - HVAC, WATER HEATER. ROOF, WINDOWS, FLOORS. Nice Flat Lot. 100% Financing & Down Payment Assistance Available to Qualified Applicants. Property was used as a long time rental, tenant recently moved out.

Key facts

• Renovated
• Flat lot
• Updated mechanicals

Tags

• RENOVATED
• UPDATED MECHANICALS
• FLAT LOT

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 $186 ($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 $109k (1.3% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#459 in AL) — a working-class tenant base; expect higher turnover. Strengths: commute A+, cost of living A+, housing B; Watch: crime F, 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: Brighton School (math 5% / reading 15%, grade F, #566 of 627 statewide, top 90%, 365 students, 89% FRL); Pleasant Grove High School (math 0% / reading 18%, grade F, #260 of 305 statewide, top 85%, 729 students, 57% FRL) — zoned schools average 73% FRL vs 49% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-3.1%/yr); 117 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 37% of the median local income ($35k/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 $761 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 175 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $19k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $110k implies a 753% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (median comp): $50,252
• List price: $110,000
• Delta: 118.90%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1013 Herring St	0.39mi	2/1.0 (-1)	808 (+2%)	3mo	$77,500	$96	71
16 Wilkes Cir	0.24mi	2/1.0 (-1)	720 (-9%)	13mo	$11,500	$16	58
1521 Watts St	0.49mi	3/1.0	903 (+14%)	2mo	$10,000	$11	52
207 4th Ave	0.69mi	2/1.0 (-1)	768 (-3%)	22mo	$25,000	$33	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.70×
• Total profit: $-9,214
• Equity at exit: $16,401

10-year hold

• IRR: -2.9%
• Equity multiple: 0.83×
• Total profit: $-5,240
• Equity at exit: $9,511

Cash invested: $30,800 (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 35020

• Home prices YoY: -24.2%
• Rents YoY: -3.1%
• Active inventory: 117
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,086 high
• Mortgage (P&I): −$577
• Tax from tax record: −$49 /mo · $592/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $186

Break-even live

Break-even rent $851

Max offer price $110,000

Occupancy floor 78%

Sensitivity live

Price	-10% $248	-5% $217	+0% $186	+5% $155	+10% $123
Rent	-10% $100	-5% $143	+0% $186	+5% $229	+10% $272
Rate	-1.0pp $241	-0.5pp $214	base $186	+0.5pp $157	+1.0pp $128

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Wilkes Cir Birmingham, AL	4.0	2.0	1078	$1,200	$1.11	17d	1	0.16mi
36 Wilkes Cir Birmingham, AL	2.0	1.0	762	$875	$1.15	46d	1	0.17mi
605 10th Ave Birmingham, AL	3.0	1.0	1060	$850	$0.80	46d	1	0.69mi
925 Woodward Rd Birmingham, AL	2.0	2.0	1104	$950	$0.86	46d	1	0.71mi
520 Brewer Dr Bessemer, AL	3.0	1.0	1040	$1,100	$1.06	5d	1	0.87mi
6001 Ivy St Birmingham, AL	3.0	1.0	906	$950	$1.05	46d	1	0.89mi
546 Selma Rd Bessemer, AL	3.0	1.0	888	$900	$1.01	46d	1	1.05mi
4506 Letson St Brighton, AL	3.0	2.0	1032	$1,200	$1.16	26d	1	1.11mi
5704 14th St S Bessemer, AL	2.0	2.0	1024	$850	$0.83	18d	1	1.15mi
412 Fairfax Dr Unit 400-1 Fairfield, AL	2.0	1.5	935	$1,175	$1.26	5d	1	1.15mi
412 Fairfax Dr Unit 416-11 Fairfield, AL	2.0	1.5	935	$975	$1.04	5d	1	1.15mi
412 Fairfax Dr Unit 400-12 Fairfield, AL	2.0	1.0	888	$915	$1.03	12d	1	1.15mi
412 Fairfax Dr Unit 424-3 Fairfield, AL	3.0	1.5	1035	$1,200	$1.16	12d	1	1.15mi
412 Fairfax Dr Unit 436-11 Fairfield, AL	2.0	1.5	935	$910	$0.97	12d	1	1.15mi
412 Fairfax Dr Unit 436-10 Fairfield, AL	2.0	1.0	888	$890	$1.00	12d	1	1.15mi
412 Fairfax Dr Unit 424-10 Fairfield, AL	3.0	1.5	1035	$1,275	$1.23	14d	1	1.15mi
412 Fairfax Dr Unit 444-12 Fairfield, AL	2.0	1.0	888	$910	$1.02	12d	1	1.15mi
5709 13th St S Bessemer, AL	3.0	1.0	1120	$1,200	$1.07	46d	1	1.25mi
5107 5th St N Bessemer, AL	2.0	1.0	775	$950	$1.23	46d	1	1.30mi
517 Grant St Birmingham, AL	3.0	1.0	912	$850	$0.93	26d	1	1.37mi
1721 Collier Dr Birmingham, AL	2.0	1.0	925	$800	$0.86	46d	1	1.39mi

Listing history 23 events

1. 2026-06-22
   days on market $110,000 Active 175 DOM
2. 2026-06-22
   days on market $110,000 Active 174 DOM
3. 2026-06-18
   days on market $110,000 Active 171 DOM
4. 2026-06-17
   days on market $110,000 Active 170 DOM
5. 2026-06-16
   days on market $110,000 Active 169 DOM
6. 2026-06-15
   days on market $110,000 Active 168 DOM
7. 2026-06-13
   days on market $110,000 Active 166 DOM
8. 2026-06-10
   days on market $110,000 Active 163 DOM
9. 2026-06-09
   days on market $110,000 Active 162 DOM
10. 2026-06-08
    days on market $110,000 Active 161 DOM
11. 2026-06-07
    days on market $110,000 Active 160 DOM
12. 2026-06-03
    days on market $110,000 Active 156 DOM
13. 2026-06-02
    days on market $110,000 Active 155 DOM
14. 2026-06-01
    days on market $110,000 Active 154 DOM
15. 2026-05-31
    days on market $110,000 Active 153 DOM
16. 2026-03-30
    price $110,000 320-char remark

    Show marketing remark (320 chars)

    Totally Renovated 3 BR 1 BA, 1 Level Home!! All is updated with beautiful finishes and all updated mechanicals - HVAC, WATER HEATER. ROOF, WINDOWS, FLOORS. Nice Flat Lot. 100% Financing & Down Payment Assistance Available to Qualified Applicants. Property was used as a long time rental, tenant recently moved out.

17. 2026-03-29
    status Active 320-char remark

    Show marketing remark (320 chars)

    Totally Renovated 3 BR 1 BA, 1 Level Home!! All is updated with beautiful finishes and all updated mechanicals - HVAC, WATER HEATER. ROOF, WINDOWS, FLOORS. Nice Flat Lot. 100% Financing & Down Payment Assistance Available to Qualified Applicants. Property was used as a long time rental, tenant recently moved out.

18. 2026-03-28
    historical 320-char remark

    Show marketing remark (320 chars)

    Totally Renovated 3 BR 1 BA, 1 Level Home!! All is updated with beautiful finishes and all updated mechanicals - HVAC, WATER HEATER. ROOF, WINDOWS, FLOORS. Nice Flat Lot. 100% Financing & Down Payment Assistance Available to Qualified Applicants. Property was used as a long time rental, tenant recently moved out.

19. 2026-02-03
    status Active 320-char remark

    Show marketing remark (320 chars)

    Totally Renovated 3 BR 1 BA, 1 Level Home!! All is updated with beautiful finishes and all updated mechanicals - HVAC, WATER HEATER. ROOF, WINDOWS, FLOORS. Nice Flat Lot. 100% Financing & Down Payment Assistance Available to Qualified Applicants. Property was used as a long time rental, tenant recently moved out.

20. 2026-01-30
    historical Contingent 320-char remark

    Show marketing remark (320 chars)

    Totally Renovated 3 BR 1 BA, 1 Level Home!! All is updated with beautiful finishes and all updated mechanicals - HVAC, WATER HEATER. ROOF, WINDOWS, FLOORS. Nice Flat Lot. 100% Financing & Down Payment Assistance Available to Qualified Applicants. Property was used as a long time rental, tenant recently moved out.

21. 2025-12-27
    listed $128,999 Active 320-char remark

    Show marketing remark (320 chars)

    Totally Renovated 3 BR 1 BA, 1 Level Home!! All is updated with beautiful finishes and all updated mechanicals - HVAC, WATER HEATER. ROOF, WINDOWS, FLOORS. Nice Flat Lot. 100% Financing & Down Payment Assistance Available to Qualified Applicants. Property was used as a long time rental, tenant recently moved out.

22. 2008-10-06
    soldstatus $12,900
23. 2004-03-23
    soldstatus $54,900

ⓘ 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: $592 · $49/mo
• Projected year-2 tax: $592 · $49/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,030
• − Mortgage interest: −$6,162
• − Property taxes: −$592
• − Insurance: −$550
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$3,200
• Taxable income: $441
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $2,123/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 — Brighton

• Score: 54/100
• State rank: #459
• US rank: #23847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brighton, AL
• County: Jefferson County · 527,445 people
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 24,892
• Household income: $35,362
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1001.0

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 (74%)
• Race & ethnicity: Black 74% Hispanic / Latino 13% White 11% Two or more races 6%
• Hispanic origin (detail): Mexican 10%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

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: ▼ -57.54%
• Current HPI: 179.7702
• Rent YoY: ▼ -3.12%
• 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

+100.4% since first listed

8 events — show timeline

• 2026-03-30 Price Changed $110,000 Greater Alabama MLS
• 2026-03-29 Relisted — Greater Alabama MLS
• 2026-03-28 Delisted — Greater Alabama MLS
• 2026-02-03 Relisted — Greater Alabama MLS
• 2026-01-30 Contingent — Greater Alabama MLS
• 2025-12-27 Listed $128,999 Greater Alabama MLS
• 2008-10-06 Sold (Public Records) $12,900 Public Records
• 2004-03-23 Sold (Public Records) $54,900 Public Records

Property tax history

+1.1%/yr

Latest (2025): $592 · +6.9% YoY. Source: county tax records.