4636 9th Ter N · Birmingham, AL 35212

$8,500

2 bd · 1.0 ba · 820 sqft · SingleFamily public records · 337 Days on market

Built 1941 6,969 sqft lot $10/sqft · 81% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Court approval required. Home has been damaged by fire. Seller has never lived in home. Home needs to be completely gutted. AS IS sale.

Key facts

• 6,969 sq ft lot
• Built 1941
• Listed 337 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $8k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $8k).
• Recommended offer: $7k (12.0% below list) — sets the bar for market timing.
• Cap rate 111.7% 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-, schools F, crime 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.
• Market conditions: 81 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 34% of the median local income ($37k/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 $59 of loan paydown is wiped out by about $255 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 + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (66%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $7,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 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 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 12.06% ✓
• Cap rate: 111.71%
• Cash-on-cash: 376.49%
• DSCR: 17.75
• GRM: 0.7

CMA / ARV

• ARV (median comp): $44,802
• List price: $8,500
• Delta: -81.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4513 13th Ave	0.29mi	2/1.0	778 (-5%)	3mo	$40,000	$51	75
913 47th St N	0.17mi	2/1.0	838 (+2%)	22mo	$35,000	$42	70
4301 13th Ave	0.45mi	2/1.0	846 (+3%)	21mo	$23,000	$27	56
208 52nd Pl N	0.57mi	2/1.0	926 (+13%)	3mo	$62,500	$67	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 18.65×
• Total profit: $42,007
• Equity at exit: $1,267

10-year hold

• IRR: —
• Equity multiple: 39.91×
• Total profit: $92,607
• Equity at exit: $735

Cash invested: $2,380 (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 35212

• Active inventory: 81
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,026 high
• Mortgage (P&I): −$45
• Tax from tax record: −$15 /mo · $184/yr
• Insurance: −$4
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $680

Break-even live

Break-even rent $164

Max offer price $8,500

Occupancy floor 29%

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: $2,125
• Closing costs: $255
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 47th St N Birmingham, AL	3.0	1.0	972	$1,000	$1.03	24d	1	0.14mi
941 47th Pl N Birmingham, AL	3.0	1.0	879	$950	$1.08	24d	1	0.16mi
4513 13th Ave N Birmingham, AL	2.0	2.0	778	$1,175	$1.51	24d	1	0.29mi
737 47th St N Unit B Birmingham, AL	2.0	1.0	706	$750	$1.06	24d	1	0.33mi
1217 43rd St N Birmingham, AL	2.0	1.0	750	$850	$1.13	44d	1	0.43mi
1117 42nd Pl N Birmingham, AL	3.0	1.0	1026	$900	$0.88	44d	1	0.48mi
972 53rd St N Birmingham, AL	2.0	1.0	841	$900	$1.07	44d	1	0.54mi
1017 Cahaba St Birmingham, AL	2.0	2.0	1035	$1,350	$1.30	3d	1	0.80mi
4108 7th Ave N Birmingham, AL	3.0	1.0	1100	$1,350	$1.23	24d	1	0.86mi
5811 2nd Ave N Birmingham, AL	2.0	1.0	1000	$1,200	$1.20	3d	1	0.91mi
137 59th St N Unit 3 Birmingham, AL	2.0	1.0	800	$725	$0.91	24d	1	0.98mi
137 59th St N Apt 6 Birmingham, AL	2.0	1.0	800	$725	$0.91	44d	1	0.98mi
4345 2nd Ave S Birmingham, AL	3.0	2.0	988	$1,800	$1.82	24d	1	1.08mi
4420 5th Ave S Birmingham, AL	2.0	1.0	667	$1,126	$1.69	15d	2	1.18mi
4416 5th Ave S Unit 4420-8 Birmingham, AL	2.0	1.0	667	$1,032	$1.55	21d	1	1.19mi
4416 5th Ave S Unit 4420-5 Birmingham, AL	2.0	1.0	667	$1,062	$1.59	10d	1	1.19mi
4332 5th Ave S Unit 201 Birmingham, AL	2.0	1.0	691	$754	$1.09	10d	1	1.24mi
4332 5th Ave S Apt 106 Birmingham, AL	2.0	1.0	691	$1,069	$1.55	44d	1	1.24mi
712 47th Way S Birmingham, AL	2.0	1.0	1042	$1,725	$1.66	19d	1	1.24mi
4262 4th Ave S Birmingham, AL	1.0	1.0	676	$1,095	$1.62	44d	1	1.24mi
4236 39th Ave N Birmingham, AL	3.0	2.0	1000	$1,195	$1.20	24d	1	1.25mi
724 47th Way S Unit 1019289P Birmingham, AL	2.0	1.0	1044	$8,438	$8.08	44d	1	1.26mi
4264 4th Ave S Birmingham, AL	1.0	1.0	676	$1,095	$1.62	44d	1	1.27mi
4233 3rd Ave S Birmingham, AL	2.0	1.0	750	$1,150	$1.53	44d	1	1.30mi
4243 4th Ave S Birmingham, AL	2.0	1.0	805	$1,150	$1.43	44d	1	1.32mi
4220 40th Ct N Birmingham, AL	3.0	1.0	948	$1,200	$1.27	44d	1	1.38mi
4237 5th Ave S Unit 4241-H Birmingham, AL	2.0	1.0	725	$1,115	$1.54	44d	1	1.39mi
4237 5th Ave S Unit 4241-F Birmingham, AL	2.0	1.0	725	$1,098	$1.51	44d	1	1.39mi
4237 5th Ave S Unit 4237-E Birmingham, AL	2.0	1.0	725	$1,135	$1.57	3d	1	1.39mi
4317 41st Ave N Birmingham, AL	3.0	1.0	864	$1,000	$1.16	44d	1	1.39mi
573 61st St S Birmingham, AL	2.0	1.0	800	$850	$1.06	44d	1	1.42mi
559 63rd St S Birmingham, AL	3.0	1.0	930	$1,000	$1.08	3d	1	1.49mi
3944 40th St N Unit A Birmingham, AL	2.0	1.0	625	$699	$1.12	2d	1	1.49mi
3944 40th St N Unit A Birmingham, AL	2.0	1.0	625	$675	$1.08	44d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $8,500 Active 337 DOM
2. 2026-06-17
   days on market $8,500 Active 336 DOM
3. 2026-06-16
   days on market $8,500 Active 335 DOM
4. 2026-06-15
   days on market $8,500 Active 334 DOM
5. 2026-06-13
   days on market $8,500 Active 332 DOM
6. 2026-06-10
   days on market $8,500 Active 329 DOM
7. 2026-06-09
   days on market $8,500 Active 328 DOM
8. 2026-06-08
   days on market $8,500 Active 327 DOM
9. 2026-06-07
   days on market $8,500 Active 326 DOM
10. 2026-06-03
    days on market $8,500 Active 322 DOM
11. 2026-06-02
    days on market $8,500 Active 321 DOM
12. 2026-06-01
    days on market $8,500 Active 320 DOM
13. 2026-05-31
    days on market $8,500 Active 319 DOM
14. 2026-05-07
    status Active 135-char remark

    Show marketing remark (135 chars)

    Court approval required. Home has been damaged by fire. Seller has never lived in home. Home needs to be completely gutted. AS IS sale.

15. 2026-02-16
    historical Contingent 135-char remark

    Show marketing remark (135 chars)

    Court approval required. Home has been damaged by fire. Seller has never lived in home. Home needs to be completely gutted. AS IS sale.

16. 2026-01-14
    price $8,500 135-char remark

    Show marketing remark (135 chars)

    Court approval required. Home has been damaged by fire. Seller has never lived in home. Home needs to be completely gutted. AS IS sale.

17. 2025-11-08
    price $12,500 135-char remark

    Show marketing remark (135 chars)

    Court approval required. Home has been damaged by fire. Seller has never lived in home. Home needs to be completely gutted. AS IS sale.

18. 2025-07-16
    listed $25,000 Active 135-char remark

    Show marketing remark (135 chars)

    Court approval required. Home has been damaged by fire. Seller has never lived in home. Home needs to be completely gutted. AS IS sale.

ⓘ 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: $184 · $15/mo
• Projected year-2 tax: $184 · $15/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,306
• − Mortgage interest: −$476
• − Property taxes: −$184
• − Insurance: −$840
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$247
• Taxable income: $8,590
• Est. tax owed @ 24.0%: −$2,062
• After-tax cash flow: $6,101/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): 10,160
• Household income: $36,633
• Rent vs Own: 55.4% rent · 44.6% own
• Severe rent burden: 798.0

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 (68%)
• Race & ethnicity: Black 68% White 24% Hispanic / Latino 6% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Slovak 2% Hispanic 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1%

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: ▼ -190.24%
• Current HPI: 120.1264
• Rent YoY: —
• 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

-66.0% since first listed

5 events — show timeline

• 2026-05-07 Relisted — Greater Alabama MLS
• 2026-02-16 Contingent — Greater Alabama MLS
• 2026-01-14 Price Changed $8,500 Greater Alabama MLS
• 2025-11-08 Price Changed $12,500 Greater Alabama MLS
• 2025-07-16 Listed $25,000 Greater Alabama MLS

Property tax history

-4.4%/yr

Latest (2025): $184 · +0.0% YoY. Source: county tax records.