6117 Patton Ave · Birmingham, AL 35228

$65,000

3 bd · 1.0 ba · 1,353 sqft · SingleFamily public records · 27 Days on market

Built 1963 435 sqft lot Est $76k · 14% 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 +30.0/30.0
• ARV discount +13.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +0.9/10.0

Listing remarks MLS

Great family home with plenty of living area. Quick access to the highway this is a must as a starter home and great for investors.

Key facts

• Built 1963
• Listed 27 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 6.2% in Birmingham — 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 67/100 on livability (#78 in AL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime F, employment F.
• Birmingham City (urban): math 4% / reading 20% proficiency, ranked #116 of 129 in AL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wenonah High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 656 students, 85% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: Rents soft (-1.5%/yr); 87 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 + 0.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask is 5809% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — 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. 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?
5. 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.
6. 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.
7. 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: 1.84% ✓
• Cap rate: 16.19%
• Cash-on-cash: 35.33%
• DSCR: 2.57
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $75,768
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6012 Martin Luther Ave	0.19mi	3/1.0	1,380 (+2%)	1mo	$105,000	$76	87
6112 Blocton Ave	0.16mi	3/1.0	1,460 (+8%)	3mo	$64,900	$44	77
930 Palmer Ave	0.26mi	3/2.0	1,290 (-5%)	11mo	$145,000	$112	67
442 Oakmont St	0.30mi	3/2.0	1,250 (-8%)	14mo	$106,000	$85	58
1131 Oak St	0.59mi	3/2.0	1,323 (-2%)	11mo	$175,000	$132	56
5824 Underwood Ave	0.34mi	3/2.0	1,512 (+12%)	6mo	$60,000	$40	56
4600 Huntsville Ave	0.60mi	3/1.5	1,474 (+9%)	2mo	$35,000	$24	53
1106 Ontario St	0.73mi	3/1.0	1,384 (+2%)	22mo	$33,000	$24	43
1223 Woodfall Dr	0.59mi	4/1.0 (+1)	1,450 (+7%)	18mo	$114,500	$79	40
63 Wilkes Cir	0.47mi	3/1.0	1,164 (-14%)	22mo	$65,000	$56	37
5409 Huntsville Ave	0.57mi	4/2.0 (+1)	1,488 (+10%)	17mo	$55,000	$37	34

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: 27.6%
• Equity multiple: 2.10×
• Total profit: $20,084
• Equity at exit: $9,692

10-year hold

• IRR: 33.4%
• Equity multiple: 3.63×
• Total profit: $47,858
• Equity at exit: $5,620

Cash invested: $18,200 (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 35228

• Home prices YoY: -3.5%
• Rents YoY: -1.5%
• Active inventory: 87
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,197 high
• Mortgage (P&I): −$341
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $536

Break-even live

Break-even rent $519

Max offer price $65,000

Occupancy floor 50%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
63 Wilkes Cir Unit 1 Birmingham, AL	4.0	1.0	1164	$1,250	$1.07	43d	1	0.50mi
63 Wilkes Cir Birmingham, AL	4.0	1.0	1164	$1,200	$1.03	43d	1	0.50mi
80 Wilkes Cir Birmingham, AL	4.0	2.0	1078	$1,200	$1.11	14d	1	0.50mi
520 Brewer Dr Bessemer, AL	3.0	1.0	1040	$1,100	$1.06	3d	1	0.53mi
6001 Ivy St Birmingham, AL	3.0	1.0	906	$950	$1.05	43d	1	0.55mi
6025 Ivy St Birmingham, AL	4.0	2.0	1232	$1,300	$1.06	43d	1	0.61mi
6029 Ivy St Birmingham, AL	4.0	2.0	1234	$1,200	$0.97	43d	1	0.62mi
546 Selma Rd Bessemer, AL	3.0	1.0	888	$900	$1.01	43d	1	0.71mi
832 Alden Ave Birmingham, AL	4.0	2.0	1231	$1,150	$0.93	23d	1	0.77mi
5912 Owen St Bessemer, AL	3.0	1.5	1192	$1,300	$1.09	43d	1	0.87mi
1254 Lewis St Brighton, AL	3.0	1.0	1200	$850	$0.71	43d	1	0.90mi
5704 14th St S Bessemer, AL	2.0	2.0	1024	$850	$0.83	16d	1	0.90mi
603 11th Ave Birmingham, AL	3.0	1.0	1289	$1,100	$0.85	43d	1	0.91mi
5624 Cairo Ave Birmingham, AL	4.0	2.0	1386	$1,200	$0.87	43d	1	0.93mi
806 12th Ave Birmingham, AL	3.0	1.0	1262	$1,075	$0.85	43d	1	0.96mi
605 10th Ave Birmingham, AL	3.0	1.0	1060	$850	$0.80	43d	1	0.97mi
5709 13th St S Bessemer, AL	3.0	1.0	1120	$1,200	$1.07	43d	1	1.01mi
4506 Letson St Brighton, AL	3.0	2.0	1032	$1,200	$1.16	23d	1	1.01mi
925 Woodward Rd Birmingham, AL	2.0	2.0	1104	$950	$0.86	43d	1	1.03mi
923 Woodward Rd Birmingham, AL	3.0	1.0	1273	$1,200	$0.94	23d	1	1.04mi
222 4th Ave Birmingham, AL	3.0	1.0	1300	$1,050	$0.81	43d	1	1.06mi
1109 12th Ave Birmingham, AL	4.0	2.0	1217	$1,475	$1.21	3d	1	1.07mi
617 8th Ave Birmingham, AL	4.0	2.0	1436	$1,350	$0.94	1d	1	1.09mi
226 3rd Ave Birmingham, AL	4.0	2.0	1248	$1,300	$1.04	43d	1	1.10mi
616 Rutledge Dr Birmingham, AL	3.0	1.0	1416	$1,095	$0.77	21d	1	1.16mi
800 Fairfax Dr Fairfield, AL	4.0	2.0	1200	$1,650	$1.38	1d	1	1.21mi
5906 5th St S Bessemer, AL	2.0	1.0	916	$900	$0.98	23d	1	1.25mi
608 5th Ave Midfield, AL	3.0	1.0	1241	$795	$0.64	21d	1	1.26mi
733 Glen Ridge Dr Fairfield, AL	3.0	1.0	1225	$1,378	$1.12	1d	1	1.29mi
1401 9th Ave Birmingham, AL	3.0	2.0	1222	$1,200	$0.98	43d	1	1.34mi
1206 15th St Birmingham, AL	3.0	1.0	1600	$950	$0.59	43d	1	1.35mi
801 Rutledge Dr Birmingham, AL	4.0	2.0	1808	$1,600	$0.88	1d	1	1.36mi
5703 Avenue O Unit O Bessemer, AL	2.0	1.0	936	$800	$0.85	43d	1	1.39mi
412 Fairfax Dr Unit 416-11 Fairfield, AL	2.0	1.5	935	$975	$1.04	3d	1	1.50mi
412 Fairfax Dr Unit 436-10 Fairfield, AL	2.0	1.0	888	$890	$1.00	10d	1	1.50mi
412 Fairfax Dr Unit 400-12 Fairfield, AL	2.0	1.0	888	$915	$1.03	10d	1	1.50mi
412 Fairfax Dr Unit 424-3 Fairfield, AL	3.0	1.5	1035	$1,200	$1.16	10d	1	1.50mi
412 Fairfax Dr Unit 424-10 Fairfield, AL	3.0	1.5	1035	$1,275	$1.23	11d	1	1.50mi
412 Fairfax Dr Unit 436-11 Fairfield, AL	2.0	1.5	935	$910	$0.97	10d	1	1.50mi
412 Fairfax Dr Unit 444-12 Fairfield, AL	2.0	1.0	888	$910	$1.02	10d	1	1.50mi

Listing history 15 events

1. 2026-04-09
   listed $1,100
2. 2026-03-20
   historical $1,100
3. 2026-03-10
   listed $1,100
4. 2024-11-05
   soldstatus $100,000
5. 2023-11-22
   status Pending
6. 2023-11-15
   status Active
7. 2023-08-30
   status Pending
8. 2023-08-23
   status Active
9. 2023-08-16
   status Pending
10. 2023-08-11
    status Active
11. 2023-08-08
    status Pending
12. 2023-07-31
    listed $65,000 Active
13. 2020-06-19
    soldstatus $28,000 Sold 131-char remark

    Show marketing remark (131 chars)

    Great family home with plenty of living area. Quick access to the highway this is a must as a starter home and great for investors.

14. 2020-06-10
    historical Contingent 131-char remark

    Show marketing remark (131 chars)

    Great family home with plenty of living area. Quick access to the highway this is a must as a starter home and great for investors.

15. 2020-05-02
    listed $43,000 Active 131-char remark

    Show marketing remark (131 chars)

    Great family home with plenty of living area. Quick access to the highway this is a must as a starter home and great for investors.

ⓘ 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: $500 · $42/mo
• Projected year-2 tax: $500 · $42/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 7/10 Severe 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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,362
• − Mortgage interest: −$3,641
• − Property taxes: −$500
• − Insurance: −$325
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$1,891
• Taxable income: $5,707
• Est. tax owed @ 24.0%: −$1,370
• After-tax cash flow: $5,061/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: Birmingham City
• NCES district ID: 0100390
• Math proficiency: 4% ▼ -17.00%
• Reading proficiency: 20% ▼ -4.00%
• Median HH income: $31,988
• Composite: 9.49/100
• National rank: #9850
• State rank: #116 of 129 in AL

Livability — Birmingham

• Score: 67/100
• State rank: #78
• US rank: #10412

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Birmingham, AL
• County: Jefferson County · 527,445 people
• City population: 210,422
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 10,216
• Household income: $50,815
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 456.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 5% White 5%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▼ -4.84%
• Current HPI: 134.8633
• Rent YoY: ▼ -1.47%
• 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

-97.4% since first listed

15 events — show timeline

• 2026-04-09 Listed for Rent $1,100 BUILDIUM
• 2026-03-20 Rental Removed $1,100 BUILDIUM
• 2026-03-10 Listed for Rent $1,100 BUILDIUM
• 2024-11-05 Sold (Public Records) $100,000 Public Records
• 2023-11-22 Pending — Greater Alabama MLS
• 2023-11-15 Relisted — Greater Alabama MLS
• 2023-08-30 Pending — Greater Alabama MLS
• 2023-08-23 Relisted — Greater Alabama MLS
• 2023-08-16 Pending — Greater Alabama MLS
• 2023-08-11 Relisted — Greater Alabama MLS
• 2023-08-08 Pending — Greater Alabama MLS
• 2023-07-31 Listed $65,000 Greater Alabama MLS
• 2020-06-19 Sold (MLS) $28,000 Greater Alabama MLS
• 2020-06-10 Contingent — Greater Alabama MLS
• 2020-05-02 Listed $43,000 Greater Alabama MLS

Property tax history

-1.4%/yr

Latest (2025): $500 · +0.0% YoY. Source: county tax records.