2709 9th St NE · Center Point, AL 35215

$125,000

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 219 Days on market

Built 1958 0.35 ac lot $112/sqft · 20% below area Est $156k · 20% under

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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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.6/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New 40 gallon Rheem water heater. Updated at $1250/mo. This property is 1 of 3 offered in a portfolio of other properties. Seller willing to sell individually or all 3 together. Other properties in portfolio are 3716 Fir Ave SW, $99K and 704 Falmouth St, $81,900K. Please see Rent Rolls in documents section. Seller will not entertain subject 2 or owner financing options. Property is tenant occupied - Please DO NOT DISTURB TENANT. Only AFTER property is under contract are showings scheduled 48HRS in advance.

Key facts

• 0.35 acre lot
• Parking
• Built 1958

Tags

• 40 GALLON RHEEM WATER HEATER

🏷️ Possibly a rental listed for sale. The $125,000 price doesn't fit this home's estimated sale value (~$156,311) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#193 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, commute A, housing A; Watch: crime D, schools F, 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 rising (+3.0%/yr); 334 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 30% of the median local income ($53k/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 $864 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 219 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: built in 1958 — 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 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 1958 — 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 D 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: 1.06% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.08%
• DSCR: 1.36
• GRM: 7.9

CMA / ARV

• ARV (median comp): $156,311
• List price: $125,000
• Delta: -20.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2835 Creek Ln NE	0.32mi	3/1.0	1,080 (-3%)	4mo	$104,900	$97	76
2617 NE 6th St	0.22mi	3/2.0	1,172 (+5%)	3mo	$180,000	$154	74
2701 8th St NE	0.06mi	3/1.0	1,170 (+5%)	18mo	$100,000	$85	74
601 23rd Ave NE	0.43mi	3/1.0	1,186 (+6%)	1mo	$79,500	$67	68
904 29th Ave NE	0.15mi	3/1.5	1,234 (+11%)	12mo	$137,000	$111	63
2352 3rd Way NE	0.67mi	3/1.5	1,167 (+5%)	4mo	$103,000	$88	56
2537 3rd St NE	0.55mi	3/1.0	1,040 (-7%)	13mo	$85,000	$82	52
912 Windover Rd	0.51mi	3/2.0	1,247 (+12%)	9mo	$105,000	$84	45
2232 7th St NE	0.72mi	3/1.0	1,199 (+7%)	15mo	$133,900	$112	41
2426 Ormond Dr	0.48mi	3/2.0	1,266 (+13%)	14mo	$205,000	$162	40
2261 4th Place Cir	0.67mi	3/2.0	1,200 (+8%)	18mo	$122,000	$102	38
5222 Sterling Glen Dr	0.70mi	2/2.0 (-1)	1,224 (+10%)	14mo	$188,000	$154	31

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-5,199
• Equity at exit: $18,638

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $14,975
• Equity at exit: $10,808

Cash invested: $35,000 (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: 334
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$656
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $236

Break-even live

Break-even rent $1,026

Max offer price $125,000

Occupancy floor 77%

Sensitivity live

Price	-10% $307	-5% $271	+0% $236	+5% $200	+10% $165
Rent	-10% $131	-5% $183	+0% $236	+5% $288	+10% $340
Rate	-1.0pp $299	-0.5pp $268	base $236	+0.5pp $203	+1.0pp $170

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2708 7th St NE Center Point, AL	3.0	1.0	1451	$1,150	$0.79	44d	1	0.14mi
2537 3rd St NE Center Point, AL	3.0	2.0	1040	$1,350	$1.30	24d	1	0.53mi
2415 Ormond Dr Center Point, AL	3.0	1.5	1194	$1,295	$1.08	44d	1	0.55mi
2629 Wood Dr NE Center Point, AL	3.0	1.0	1203	$1,250	$1.04	44d	1	0.65mi
2249 4th Place Cir NE Center Point, AL	3.0	1.5	1400	$1,400	$1.00	44d	1	0.67mi
332 23rd Ave NE Center Point, AL	3.0	1.0	1100	$1,350	$1.23	3d	1	0.69mi
2324 3rd St NE Center Point, AL	3.0	2.0	1329	$1,300	$0.98	24d	1	0.75mi
4464 Winchester Hills Way Birmingham, AL	3.0	2.0	1178	$1,750	$1.49	44d	1	0.78mi
3309 Chase Ln Unit 3309 Birmingham, AL	2.0	2.0	1068	$1,000	$0.94	44d	1	0.78mi
4464 Winchester Hills Ln Pinson, AL	3.0	2.0	1500	$1,750	$1.17	12d	1	0.78mi
1104 Oak Creek Trl NE Birmingham, AL	3.0	2.0	1233	$1,543	$1.25	2d	1	0.85mi
2245 3rd St NE Center Point, AL	3.0	1.0	1150	$1,100	$0.96	24d	1	0.85mi
856 Parkbrook Trl Birmingham, AL	1.0–3.0	1.0–2.0	925	$1,180	$1.28	2d	10	0.91mi
2229 3rd St NE Center Point, AL	3.0	1.0	1215	$1,125	$0.93	24d	1	0.92mi
3073 Panorama E Birmingham, AL	1.0–3.0	1.0–2.0	975	$1,275	$1.31	2d	20	0.93mi
401 22nd Ave NE Center Point, AL	2.0	1.5	850	$745	$0.88	16d	1	0.94mi
2109 Whetstone Ct Center Point, AL	2.0	1.5	800	$675	$0.84	3d	1	0.96mi
509 20th Ave NE Center Point, AL	3.0	1.5	1008	$1,200	$1.19	24d	1	0.98mi
127 Fox Hill Ct Center Point, AL	3.0	2.0	1418	$1,545	$1.09	44d	1	1.02mi
109 24th Ave NW Center Point, AL	3.0	1.5	1023	$1,215	$1.19	44d	1	1.09mi
124 21st Ave NE Unit 202 Center Point, AL	2.0	1.0	830	$750	$0.90	16d	1	1.19mi
2318 Raintree Ct Center Point, AL	2.0	1.0	975	$1,100	$1.13	3d	2	1.19mi
123 21st Ave NE Center Point, AL	2.0	1.0	850	$800	$0.94	44d	1	1.24mi
1935 Springlake Ct Unit 1 Birmingham, AL	2.0	1.5	1152	$1,095	$0.95	44d	1	1.27mi
1814 Valley Run Cir Birmingham, AL	3.0	1.0	1025	$1,350	$1.32	44d	1	1.27mi
2504 Beechwood Trl Pinson, AL	3.0	2.0	1359	$1,435	$1.06	22d	1	1.33mi
1817 Lyle Dr Birmingham, AL	4.0	2.0	1361	$1,605	$1.18	24d	1	1.33mi
202 Westchester Dr Birmingham, AL	4.0	2.0	1374	$1,300	$0.95	24d	1	1.34mi
2025 Brewster Rd Birmingham, AL	3.0	2.0	1369	$1,450	$1.06	24d	1	1.36mi
1845 Stonehenge Dr Birmingham, AL	3.0	2.0	1358	$1,323	$0.97	15d	1	1.38mi
149 Martin Dr Birmingham, AL	3.0	2.0	1164	$1,485	$1.28	24d	1	1.39mi
232 Glenvalley Ln NW Birmingham, AL	4.0	2.0	954	$1,610	$1.69	3d	1	1.41mi
2245 3rd St NW Center Point, AL	3.0	1.0	1156	$1,100	$0.95	24d	1	1.48mi
408 Sunhill Rd NW Center Point, AL	3.0	1.5	1290	$1,355	$1.05	44d	1	1.49mi
5764 Desoto Dr Pinson, AL	3.0	1.5	1104	$1,225	$1.11	2d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $125,000 Active 219 DOM
2. 2026-06-17
   days on market $125,000 Active 218 DOM
3. 2026-06-16
   days on market $125,000 Active 217 DOM
4. 2026-06-15
   days on market $125,000 Active 216 DOM
5. 2026-06-13
   days on market $125,000 Active 214 DOM
6. 2026-06-10
   days on market $125,000 Active 211 DOM
7. 2026-06-09
   days on market $125,000 Active 210 DOM
8. 2026-06-08
   days on market $125,000 Active 209 DOM
9. 2026-06-07
   days on market $125,000 Active 208 DOM
10. 2026-06-03
    days on market $125,000 Active 204 DOM
11. 2026-06-02
    days on market $125,000 Active 203 DOM
12. 2026-06-01
    days on market $125,000 Active 202 DOM
13. 2026-05-31
    days on market $125,000 Active 201 DOM
14. 2025-11-11
    listed $125,000 Active 511-char remark

    Show marketing remark (511 chars)

    New 40 gallon Rheem water heater. Updated at $1250/mo. This property is 1 of 3 offered in a portfolio of other properties. Seller willing to sell individually or all 3 together. Other properties in portfolio are 3716 Fir Ave SW, $99K and 704 Falmouth St, $81,900K. Please see Rent Rolls in documents section. Seller will not entertain subject 2 or owner financing options. Property is tenant occupied - Please DO NOT DISTURB TENANT. Only AFTER property is under contract are showings scheduled 48HRS in advance.

15. 2025-10-17
    historical $1,250
16. 2025-09-03
    listed $1,250
17. 2025-03-11
    historical $1,150
18. 2024-11-20
    listed $1,150
19. 2023-11-30
    soldstatus $154,137
20. 2023-10-31
    soldstatus $154,137
21. 2022-07-10
    price $95,500

ⓘ 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: $1,236 · $103/mo
• Projected year-2 tax: $1,236 · $103/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 ≥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 6 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,895
• − Mortgage interest: −$7,002
• − Property taxes: −$1,236
• − Insurance: −$625
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$3,636
• Taxable income: $852
• Est. tax owed @ 24.0%: −$204
• After-tax cash flow: $2,625/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 — Center Point

• Score: 63/100
• State rank: #193
• US rank: #15671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Center Point, AL
• County: Jefferson County · 527,445 people
• City population: 22,599
• 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

+30.9% since first listed

8 events — show timeline

• 2025-11-11 Listed $125,000 Greater Alabama MLS
• 2025-10-17 Rental Removed $1,250 APPFOLIO
• 2025-09-03 Listed for Rent $1,250 APPFOLIO
• 2025-03-11 Rental Removed $1,150 APPFOLIO
• 2024-11-20 Listed for Rent $1,150 APPFOLIO
• 2023-11-30 Sold (Public Records) $154,137 Public Records
• 2023-10-31 Sold (Public Records) $154,137 Public Records
• 2022-07-10 Price Changed $95,500 Greater Alabama MLS

Property tax history

+7.7%/yr

Latest (2025): $1,236 · +17.0% YoY. Source: county tax records.