400 Dalton Dr · Birmingham, AL 35215

$120,000

3 bd · 1.0 ba · 1,011 sqft · SingleFamily public records · 94 Days on market

Built 1955 0.29 ac lot $119/sqft · at area comps Est $115k · at est.

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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 +20.5/30.0
• DSCR +6.5/10.0
• ARV discount +5.4/15.0
• 1% rule +5.1/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent 3 bedroom 1 bath investment property ready for a new owner! This property has been well taken care of with little work needed. New HVAC unit (2022), resurface hardwood floors, fresh interior paint, and fully renovated kitchen all in 2022. Tenant Occupied - please do not bother them. Leased through July 2026. Showings to be scheduled after an accepted contract.

Key facts

• New hvac unit
• 0.29 acre lot
• Parking

Tags

• NEW HVAC UNIT
• RESURFACE HARDWOOD FLOORS
• FULLY RENOVATED KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 6.2% in Birmingham — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents rising (+3.0%/yr); 336 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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 $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 94 days — a 9% lower offer ($109k) 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: flood insurance adds $66/mo; built in 1955 — 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 $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.01% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (median comp): $114,722
• List price: $120,000
• Delta: 4.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
437 Dalton Dr	0.14mi	3/2.0	1,002 (-1%)	4mo	$103,000	$103	85
744 Rose Dr NE	0.50mi	3/1.0	1,008 (-0%)	5mo	$135,000	$134	72
201 Carol Dr	0.28mi	3/1.0	1,096 (+8%)	2mo	$154,000	$141	71
153 Rose Dr	0.37mi	3/1.0	984 (-3%)	12mo	$119,000	$121	68
808 Meadowbrook Dr	0.40mi	3/1.0	1,112 (+10%)	1mo	$149,900	$135	64
604 Annie Laura Dr	0.14mi	3/1.0	1,142 (+13%)	12mo	$88,000	$77	61
936 Parkway Dr	0.57mi	2/1.0 (-1)	1,062 (+5%)	3mo	$104,500	$98	58
912 Shelton St	0.56mi	3/1.0	1,078 (+7%)	16mo	$95,000	$88	50
829 Meadowbrook Dr	0.47mi	3/1.0	1,147 (+14%)	16mo	$70,000	$61	42
940 Meadowbrook Dr	0.64mi	4/1.0 (+1)	1,149 (+14%)	6mo	$108,000	$94	37
827 Hillcrest Rd	0.61mi	3/2.0	1,151 (+14%)	9mo	$157,500	$137	37
9833 Greenlee Rd	0.66mi	3/2.0	1,110 (+10%)	16mo	$154,900	$140	36

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-13,563
• Equity at exit: $17,892

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-3,978
• 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 35215

• Home prices YoY: -34.4%
• Rents YoY: 3.0%
• Active inventory: 336
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,216 high
• Mortgage (P&I): −$629
• Tax from tax record: −$124 /mo · $1,491/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $91

Break-even live

Break-even rent $1,101

Max offer price $120,000

Occupancy floor 88%

Sensitivity live

Price	-10% $159	-5% $125	+0% $91	+5% $57	+10% $23
Rent	-10% $-5	-5% $43	+0% $91	+5% $139	+10% $187
Rate	-1.0pp $151	-0.5pp $121	base $91	+0.5pp $60	+1.0pp $28

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 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
529 Robison Dr Birmingham, AL	2.0	1.0	960	$960	$1.00	23d	1	0.05mi
628 Annie Laura Dr Birmingham, AL	3.0	1.0	844	$1,195	$1.42	45d	1	0.19mi
216 Sanford Dr Birmingham, AL	3.0	1.5	1134	$1,200	$1.06	45d	1	0.22mi
603 Camp Ct Birmingham, AL	3.0	1.0	936	$1,300	$1.39	45d	1	0.28mi
201 Rose Dr Birmingham, AL	3.0	1.0	972	$1,100	$1.13	18d	1	0.31mi
818 Sunset Dr Birmingham, AL	3.0	1.0	992	$1,000	$1.01	45d	1	0.42mi
832 Meadowbrook Dr Birmingham, AL	3.0	2.0	1228	$1,225	$1.00	25d	1	0.44mi
726 Orchard Rd Birmingham, AL	3.0	1.0	1120	$1,095	$0.98	45d	1	0.45mi
912 Meadowbrook Dr Birmingham, AL	3.0	1.0	1178	$1,100	$0.93	45d	1	0.52mi
932 Five Mile Rd Birmingham, AL	3.0	1.5	1200	$1,175	$0.98	21d	1	0.55mi
9228 Brookhurst Dr Birmingham, AL	3.0	1.0	1146	$999	$0.87	45d	1	0.55mi
945 Elizabeth Dr Birmingham, AL	3.0	1.0	1227	$1,125	$0.92	5d	1	0.56mi
940 Meadowbrook Dr Birmingham, AL	4.0	1.0	1149	$1,300	$1.13	45d	1	0.61mi
736 Gene Reed Rd Birmingham, AL	3.0	2.0	1353	$1,220	$0.90	45d	1	0.65mi
9844 Greenlee Rd Birmingham, AL	3.0	1.0	1046	$950	$0.91	45d	1	0.69mi
221 Lawson Rd Birmingham, AL	3.0	1.5	1102	$1,325	$1.20	25d	1	0.79mi
600 Sundale Dr Birmingham, AL	2.0	1.0	950	$800	$0.84	45d	1	0.84mi
204 McCormick Ave Birmingham, AL	3.0	1.0	880	$980	$1.11	5d	1	0.84mi
252 Westwood Dr Birmingham, AL	3.0	1.5	1124	$1,400	$1.25	3d	1	0.85mi
957 Hickory Cir Birmingham, AL	3.0	2.0	1364	$1,195	$0.88	5d	1	0.88mi
209 Tucker Ave Birmingham, AL	3.0	1.0	1044	$1,100	$1.05	45d	1	0.94mi
316 Pine St Birmingham, AL	3.0	1.0	1232	$1,100	$0.89	45d	1	0.95mi
208 Sam Pate Dr Birmingham, AL	3.0	2.0	988	$1,385	$1.40	4d	1	0.95mi
252 Meadowdale Ave Birmingham, AL	3.0	1.0	920	$995	$1.08	45d	1	0.95mi
520 Camellia Rd Birmingham, AL	3.0	1.0	1053	$1,100	$1.04	5d	1	0.95mi
426 Buckingham Cir Birmingham, AL	2.0	1.5	1080	$1,013	$0.94	45d	1	0.98mi
1112 Violet Dr Birmingham, AL	3.0	2.0	1414	$1,600	$1.13	13d	1	1.10mi
8917 Roebuck Blvd Apt 11 Birmingham, AL	2.0	1.0	880	$725	$0.82	18d	1	1.13mi
848 Old Trail Rd Birmingham, AL	2.0	1.5	930	$925	$0.99	25d	1	1.17mi
241 Mamie Ln Birmingham, AL	3.0	2.0	1242	$1,495	$1.20	5d	1	1.18mi
837 Wear Dr Birmingham, AL	3.0	2.0	936	$1,295	$1.38	4d	1	1.26mi
433 Orchid Rd Birmingham, AL	3.0	1.0	1162	$1,255	$1.08	18d	1	1.29mi
1108 Sherwood Forest Dr Birmingham, AL	3.0	1.5	1118	$1,370	$1.23	45d	1	1.29mi
217 Killough Dr Birmingham, AL	3.0	2.0	1212	$1,200	$0.99	16d	1	1.33mi
630 Lisa Ln Birmingham, AL	3.0	1.5	1201	$1,095	$0.91	45d	1	1.42mi
120 Shawnee Ln NW Birmingham, AL	3.0	1.0	1120	$1,075	$0.96	45d	1	1.42mi
1028 Broadmoor Dr Birmingham, AL	3.0	1.0	1079	$1,085	$1.01	5d	1	1.47mi

Listing history 25 events

1. 2026-06-21
   days on market $120,000 Active 94 DOM
2. 2026-06-18
   days on market $120,000 Active 91 DOM
3. 2026-06-17
   days on market $120,000 Active 90 DOM
4. 2026-06-16
   days on market $120,000 Active 89 DOM
5. 2026-06-15
   days on market $120,000 Active 88 DOM
6. 2026-06-13
   days on market $120,000 Active 86 DOM
7. 2026-06-10
   days on market $120,000 Active 83 DOM
8. 2026-06-09
   days on market $120,000 Active 82 DOM
9. 2026-06-08
   days on market $120,000 Active 81 DOM
10. 2026-06-07
    days on market $120,000 Active 80 DOM
11. 2026-06-03
    days on market $120,000 Active 76 DOM
12. 2026-06-02
    days on market $120,000 Active 75 DOM
13. 2026-06-01
    days on market $120,000 Active 74 DOM
14. 2026-05-31
    days on market $120,000 Active 73 DOM
15. 2026-03-19
    listed $120,000 Active 372-char remark

    Show marketing remark (372 chars)

    Excellent 3 bedroom 1 bath investment property ready for a new owner! This property has been well taken care of with little work needed. New HVAC unit (2022), resurface hardwood floors, fresh interior paint, and fully renovated kitchen all in 2022. Tenant Occupied - please do not bother them. Leased through July 2026. Showings to be scheduled after an accepted contract.

16. 2025-03-06
    price $120,000
17. 2024-12-15
    price $125,000
18. 2022-03-25
    soldstatus $122,000
19. 2022-03-03
    soldstatus $122,000 Sold
20. 2022-02-04
    historical Contingent
21. 2022-02-03
    listed $119,000 Active
22. 2022-01-28
    historical $119,000
23. 2001-08-08
    soldstatus $62,000
24. 1993-12-30
    soldstatus $38,900
25. 1983-07-22
    soldstatus $41,424

ⓘ 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: $1,491 · $124/mo
• Projected year-2 tax: $1,491 · $124/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) · 95% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,595
• − Mortgage interest: −$6,722
• − Property taxes: −$1,491
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$3,491
• Taxable loss: −$841
• Est. tax savings @ 24.0%: +$202
• After-tax cash flow: $1,293/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): 43,903
• Household income: $52,793
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 1729.0

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 (75%)
• Race & ethnicity: Black 75% White 15% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -112.97%
• Current HPI: 215.0607
• Rent YoY: ▲ 3.04%
• 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

+189.7% since first listed

11 events — show timeline

• 2026-03-19 Listed $120,000 Greater Alabama MLS
• 2025-03-06 Price Changed $120,000 Greater Alabama MLS
• 2024-12-15 Price Changed $125,000 Greater Alabama MLS
• 2022-03-25 Sold (Public Records) $122,000 Public Records
• 2022-03-03 Sold (MLS) $122,000 Greater Alabama MLS
• 2022-02-04 Contingent — Greater Alabama MLS
• 2022-02-03 Listed $119,000 Greater Alabama MLS
• 2022-01-28 Coming Soon $119,000 Greater Alabama MLS
• 2001-08-08 Sold (Public Records) $62,000 Public Records
• 1993-12-30 Sold (Public Records) $38,900 Public Records
• 1983-07-22 Sold (Public Records) $41,424 Public Records

Property tax history

+19.3%/yr

Latest (2025): $1,491 · +4.2% YoY. Source: county tax records.