532 81st St S · Birmingham, AL 35206

$94,900

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 16 Days on market

Built 1958 7,840 sqft lot Est $80k · 18% over

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Nice starter home or a great investment property. This all brick 3 bedroom 1 bath home has been updated with newer paint, flooring and HVAC. Home is currently rented through 12/31/2026

Key facts

• 7,840 sq ft lot
• Built 1958
• Listed 16 days

Property features AI

Finance

• Other: Parcel ID: 23-00-11-4-034-004.000; Lot size about 0.18 acre; Subdivision: South Highlands
• Financial info: No financial details provided
• HOA & community: No association fees

Exterior

• Parking: On-street parking
• Security: No security features listed
• Utilities: Public water; Sewer connected; Electric water heater; Internet service availability (provider TBD)
• Home design: Existing property; Four-sided brick construction
• Construction: Basement foundation; Full unfinished concrete block basement
• Exterior features: No pool, patio, deck, or garden/patio; Not waterfront; Flood plain: no; Lot view: no

Interior

• Kitchen: Laminate countertops; Kitchen on main level
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood and hardwood laminate floors
• Bathrooms: One full bathroom with tub/shower combo on the main level
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceilings: other (see remarks); No additional interior features listed
• Laundry & utility: Main-level laundry in a closet; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: Barrett Elementary School (math 2% / reading 8%, grade F, #618 of 627 statewide, top 100%, 405 students, 88% FRL); Woodlawn High Schoolmagnet (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 738 students, 91% FRL).
• Market conditions: Rents rising (+1.8%/yr); 128 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $67k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $93,476 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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: 1.24% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.85%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $80,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7915 7th Ave S	0.19mi	3/1.0	1,162 (+6%)	1mo	$85,000	$73	81
740 81st Pl S	0.14mi	2/2.0 (-1)	1,137 (+3%)	1mo	$40,000	$35	78
7830 5th Ave S	0.28mi	3/1.0	1,151 (+5%)	1mo	$142,500	$124	78
816 Vanderbilt St	0.53mi	3/1.0	1,096 (-0%)	3mo	$81,500	$74	72
758 Vanderbilt St	0.48mi	3/2.0	1,096 (-0%)	3mo	$175,000	$160	70
8020 4th Ave S	0.20mi	3/1.0	1,211 (+10%)	5mo	$84,500	$70	70
8313 3rd Ave S	0.42mi	3/1.0	1,195 (+9%)	2mo	$90,000	$75	65
1009 S 82nd St	0.53mi	2/1.0 (-1)	1,094 (-0%)	6mo	$55,000	$50	65
7709 S 1st Ave	0.63mi	3/1.0	1,064 (-3%)	3mo	$60,000	$56	63
7432 Queenstown Ave	0.64mi	3/2.0	1,127 (+2%)	5mo	$179,000	$159	58
518 84th St S	0.40mi	2/1.0 (-1)	993 (-10%)	4mo	$45,500	$46	57
429 86th Pl S	0.68mi	2/1.0 (-1)	936 (-15%)	2mo	$45,000	$48	37

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.16×
• Total profit: $4,169
• Equity at exit: $14,150

10-year hold

• IRR: 12.5%
• Equity multiple: 1.94×
• Total profit: $24,994
• Equity at exit: $8,205

Cash invested: $26,572 (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 35206

• Home prices YoY: -32.0%
• Rents YoY: 1.8%
• Active inventory: 128
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,180 high
• Mortgage (P&I): −$498
• Tax from tax record: −$66 /mo · $793/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $329

Break-even live

Break-even rent $764

Max offer price $94,900

Occupancy floor 67%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 81st St S Birmingham, AL	4.0	2.0	1174	$1,295	$1.10	44d	1	0.06mi
512 81st St S Birmingham, AL	3.0	1.0	1156	$1,150	$0.99	44d	1	0.07mi
731 81st St S Birmingham, AL	3.0	1.0	1221	$995	$0.81	10d	1	0.11mi
735 81st St S Birmingham, AL	3.0	2.0	1224	$1,400	$1.14	23d	1	0.13mi
8122 Rugby Ave Unit B Birmingham, AL	2.0	1.0	900	$795	$0.88	44d	1	0.15mi
7931 7th Ave S Birmingham, AL	3.0	1.0	1320	$1,450	$1.10	44d	1	0.18mi
8035 4th Ave S Birmingham, AL	3.0	2.0	1096	$1,050	$0.96	44d	1	0.18mi
8242 Vassar Ave Birmingham, AL	4.0	1.0	1212	$1,100	$0.91	44d	1	0.19mi
8108 4th Ave S Birmingham, AL	3.0	2.0	1384	$1,200	$0.87	44d	1	0.20mi
8211 Rugby Ave Birmingham, AL	4.0	1.0	966	$1,250	$1.29	44d	1	0.21mi
8013 Rugby Ave Birmingham, AL	3.0	2.0	1460	$1,150	$0.79	23d	1	0.21mi
730 82nd Pl S Birmingham, AL	3.0	1.0	896	$1,023	$1.14	3d	1	0.21mi
764 81st St S Unit B Birmingham, AL	2.0	1.0	800	$800	$1.00	44d	1	0.22mi
8202 4th Ave S Birmingham, AL	3.0	1.0	1178	$1,075	$0.91	44d	1	0.25mi
745 82nd Pl S Birmingham, AL	3.0	2.0	1200	$1,168	$0.97	2d	1	0.26mi
775 81st Pl S Birmingham, AL	3.0	1.0	1232	$1,095	$0.89	23d	1	0.26mi
768 80th Pl S Unit 1 Birmingham, AL	3.0	2.0	1134	$1,200	$1.06	44d	1	0.27mi
624 83rd Pl S Birmingham, AL	2.0	1.0	780	$975	$1.25	44d	1	0.31mi
8129 2nd Ave S Unit B Birmingham, AL	2.0	1.0	900	$800	$0.89	44d	1	0.31mi
636 83rd Pl S Birmingham, AL	2.0	2.0	1062	$1,175	$1.11	44d	1	0.31mi
7827 Rugby Ave Birmingham, AL	3.0	1.0	1365	$850	$0.62	3d	1	0.33mi
7823 Rugby Ave Birmingham, AL	3.0	1.0	1023	$1,175	$1.15	44d	1	0.34mi
8128 2nd Ave S Birmingham, AL	4.0	1.0	1390	$1,150	$0.83	23d	1	0.35mi
7815 4th Ave S Birmingham, AL	3.0	2.0	1496	$1,650	$1.10	1d	1	0.37mi
7829 3rd Ave S Birmingham, AL	3.0	1.5	1005	$1,025	$1.02	44d	1	0.38mi
7825 Rugby Ct Birmingham, AL	2.0	1.0	929	$875	$0.94	21d	1	0.39mi
8021 1st Ave S Unit A Birmingham, AL	3.0	1.0	980	$950	$0.97	23d	1	0.40mi
8149 1st Ave S Birmingham, AL	3.0	2.0	1300	$1,200	$0.92	44d	1	0.41mi
8408 5th Ave S Birmingham, AL	3.0	1.0	1100	$1,528	$1.39	44d	1	0.42mi
8408 5th Ave S Birmingham, AL	3.0	1.0	890	$1,295	$1.46	10d	1	0.42mi
8240 2nd Ave S Birmingham, AL	2.0	1.0	990	$875	$0.88	23d	1	0.42mi
7801 3rd Ave S Unit B Birmingham, AL	2.0	1.5	1100	$1,000	$0.91	44d	1	0.43mi
8229 9th Ave S Birmingham, AL	2.0	1.0	997	$1,195	$1.20	3d	1	0.44mi
832 79th Pl S Birmingham, AL	3.0	1.0	960	$1,250	$1.30	23d	1	0.44mi
7740 Rugby Ave Unit 2 Birmingham, AL	2.0	1.0	800	$1,000	$1.25	44d	1	0.50mi
7740 Rugby Ave Unit b Birmingham, AL	2.0	1.0	800	$1,100	$1.38	44d	1	0.50mi
7701 7th Ave S Birmingham, AL	2.0	1.0	800	$850	$1.06	23d	1	0.51mi
756 Vanderbilt St Birmingham, AL	3.0	2.0	1096	$1,000	$0.91	44d	1	0.51mi
7728 Rugby Ave Birmingham, AL	2.0	1.0	700	$850	$1.21	44d	1	0.52mi
7808 Vienna Ave Birmingham, AL	2.0	1.0	904	$850	$0.94	44d	1	0.53mi

Listing history 11 events

1. 2026-06-18
   days on market $94,900 Active 16 DOM
2. 2026-06-17
   days on market $94,900 Active 15 DOM
3. 2026-06-16
   days on market $94,900 Active 14 DOM
4. 2026-06-15
   days on market $94,900 Active 13 DOM
5. 2026-06-13
   days on market $94,900 Active 11 DOM
6. 2026-06-10
   days on market $94,900 Active 8 DOM
7. 2026-06-09
   days on market $94,900 Active 7 DOM
8. 2026-06-08
   days on market $94,900 Active 6 DOM
9. 2026-06-07
   days on market $94,900 Active 5 DOM
10. 2026-06-03
    remarks 184-char remark
11. 2026-06-03
    listed $94,900 Active 1 DOM

ⓘ 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: $793 · $66/mo
• Projected year-2 tax: $793 · $66/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 2/10 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 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,160
• − Mortgage interest: −$5,316
• − Property taxes: −$793
• − Insurance: −$474
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$2,761
• Taxable income: $2,550
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $3,335/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): 15,621
• Household income: $42,549
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 1169.0

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 (73%)
• Race & ethnicity: Black 73% White 22% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 0%

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: ▼ -68.70%
• Current HPI: 146.2168
• Rent YoY: ▲ 1.82%
• 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

+41.9% since first listed

7 events — show timeline

• 2026-06-02 Listed $94,900 Greater Alabama MLS
• 2025-12-18 Rental Removed $995 APPFOLIO
• 2025-11-26 Listed for Rent $995 APPFOLIO
• 2025-10-20 Rental Removed $995 APPFOLIO
• 2025-07-11 Price Changed $995 APPFOLIO
• 2025-06-20 Listed for Rent $1,100 APPFOLIO
• 2019-11-18 Sold (Public Records) $66,900 Public Records

Property tax history

+6.9%/yr

Latest (2025): $793 · +2.2% YoY. Source: county tax records.